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It is the responsibility of the guest to include all transfer fees and charges to ensure that the property receives the full booking amount. Please follow the instructions on your email confirmation to complete the transfer.

Payment can be made into the following account:
Westpac            BSB:032376     
ACC:                  302812   
Name:               Guestlands

Property Information

Guestlands Italia B&B                                 


Guestlands was inspired from our travels throughout Italy, France and Spain and we have tried to capture the essence of the wonderful medieval villages and hamlets scattered throughout the various countrysides. 

We are a private gated residence offering boutique B&B accommodation.

Each villa suite has its own character and appeal and is accessed via the central cobblestone street to form part of a village setting.
There is a central bar with kitchenette ‘La Trattoria’ for self serve breakfasts and light meals and meeting place for happy hour or after dinner drinks.

Alfresco dining is encouraged on the café chairs and tables just outside. There is also a guest lounge/ media room with en-suite next to the Trattoria that is also shared by village guests, great for chilling out or watching sport or a movie on the super screen.

Our La Cabana has a full kitchen and wood fired pizza oven, lounge and dining area if you like to cook (we supply the ingredient complimentary so you can roll your own dough and make your own pizzas on a designated night) or you can book a private chef to cook and serve you a romantic candlelit dinner.

We have a sunset bar which is accessed from the bell tower stairs which is great for catching the last of the afternoon rays and looking back over the village main street. Another chill out place is the north facing alfresco lounge area accessed just past the La Trattoria in the North facing front gardens. There are many other nooks and crannies throughout the gardens to relax, swim, read a book or just sit and sip some wine and watch the bird life on the lake.

Our gardens have an overall Tuscan feel with many paths and hidden rooms such as a traditional Parterre garden and an oriental garden to be discovered.  A column walk and paths lead to bridges that cross over a cascading creek that connects numerous ponds and eventually runs down into the lake. 


A special feature is the Ngatiawa chair named after Peter’s Nan who used to sit in the chair on weekends and watch the gardens slowly being built around her.  If you sit in the chair you can see many different aspects of the garden from this vantage point and in the background hear the sound of the creek and waterfalls. Pete says , whilst it may not be the geographical centre of the garden it feels like the spiritual centre. Whilst  everyone called Nan ‘Awa’ her full name ‘Ngatiawa’ is a New Zealand Maori word meaning ‘running water’ and most befitting of the location of her favourite chair. 

Another novelty feature of the property is the Chess Garden with oversized pieces and playing field, often attracting players of all ages and onlookers. Take a stroll around to the other side of the lake and there are more gardens and a Silver Birch tree grove. On cooler nights you can soak up the warmth in the sunken Mexican fire pit on the top of the hill looking back over the estate with village and gardens in the background. A perfect place for a sundowner. 

The area of Arcadia has many great cafes, restaurants, nurseries and art galleries. Berowra Waters is only 15 minutes drive from us, great for boat hire and fishing and fabulous cafes and restaurants at the Marina. Take a stroll or have a picnic at nearby Fagans Park with 55 acres of international gardens and waterways. We also have sports cars for hire if you fancy a little drive in the surrounding countryside in a convertible or you can just kick back and relax on the estate at Guestands. Plenty to do or not to do, escape from the city and unwind, get back to basics and transport yourself to another world.

We'd love to see you soon.

Jenny & Peter Guest


Property ID ( PID-STRA-34197)

Property Name: Guestlands

Street Address: 10 Blacks Road

City : Arcadia - New South Wales

Postal Code : 2159

Contact Name: Jenny & Peter Guest

Phone: +61 2 9653 2699


  • Lounge
  • Swimming pool
  • Welcome drink
  • Bar
  • Guest parking
  • Happy hour

Check-in/Check-out Policies

This property has the following check-in and check-out times and policies:

Check-In: 2:30 PM

Check-Out: 10:30 AM

Late Check-out Hour: 12:00 PM

Late Check-out Fees: $150.00

Late check-out (after 10:30 AM and before 12:00 PM) may result in a fee.

Property and Cancelation Policies :
  • There is no charge for cancellation if you notify us at least 21 days prior, a 25% cancellation fee applies thereafter, and 50% cancellation fee applies if less than 72 hrs notice, 100% cancellation fee applies within 24hrs notice or no show.
  • Booking changes or request to reschedule must be made at least 21 days prior to arrival. A full credit will be applied towards your new booking date if made at least 21 days prior to arrival, thereafter a 25% reschedule fee applies and 50% reschedule fee applies if less than 72 hrs notice of request. Only one booking change request is permitted, thereafter a 50% reschedule fee applies.
  • All notices, changes or cancellation requests must be in writing via our email address and confirmed by us to acknowledge and validate for the avoidance of doubt.
  •  Reservations made through a booking agency will upon cancellation attract said booking agency’s administration fee in addition to our Guestlands B&B fees & charges.
  • Guestlands reserves the right to cancel a booking at any stage. All payments will be fully refunded in such unlikely event or if possible we will endeavour to find you accommodation of equivalent or better standards.
  • We strongly recommend that guests take out travel/cancellation insurance.

Terms and Conditions

The following Terms and Conditions should be read and understood before making a booking and are intended for your safety and ease of use of our property and services. Please appreciate that Guestlands is a self catering B&B style accommodation attached to a private home and gardens.  We are not a hotel or guesthouse although we do try to provide a boutique resort style experience.  Your respect for our private property would be appreciated whilst staying as our guest.

  • To secure your reservation a fifty percent (50%) deposit is required with the balance payable at least  21 days prior to arrival.
  • Sorry, we have a No Children and Pets policy as a courtesy to other guests.
  • Your accommodation includes a private villa room and en-suite facilities, use of the guest media/ lounge room and the private dedicated breakfast/ café wine bar “ La Trattoria’ and outodoor kitchen, lounge dining area in Our La Cabana.  Access to the gardens, pool and spa areas is also included and we have parking available on the premises.
  • Free Wi Fi access is available but not guaranteed.
  • Late check out or early check-in may be available however is dependant on other guest bookings or by prior agreement. Non- approved late check outs will incur a $100 per hour fee. We are a small B&B with limited rooms so please respect the time taken to prepare the villa for you and incoming guests. 
  • Please keep us informed as to your arrival time, especially if arriving late.
  • Your host will welcome you and your guests and demonstrate the facilities how to use the equipment. Guests must follow the instructions for using the TV’s, DVD, coffee machine, kitchenette facilities and Spa. Failure to do so may leave you  liable for any damage they cause.
  • When you or your guests leave you must ensure all doors and windows are locked and the keys are returned. Please check that you take all your property with you as we cannot guarantee the security after you depart. We will try to contact you if you have left something behind and can
    arrange for their return if required.

New laws have come into effect from 18th December 2020 which we are required to inform you of. You may read the Code at

In short the Code requires Guests to not at any time:
  • make noise that is unreasonably disruptive or interferes with the peace and comfort of neighbours and other occupants
  • act in a violent or threatening manner
  • act in a manner that could reasonably cause alarm or distress to neighbours and other occupants
  • use or enjoy the premises in a manner that unreasonably interferes with the use or enjoyment of common or association property in a strata or community land scheme by neighbours or other occupants
  • intentionally, recklessly or negligently damage the personal property of neighbours or other occupants.
  • A guest must not copy, or knowingly retain, any keys or security passes at the end of the occupancy.
The Penalties are now in place and are quite harsh. 

Guests who breach the above Code will be put on an Exclusion Register for five(5) years and will lead to them being banned from being able to book any Short Term Rental in NSW. We are required to enforce the Code of Conduct.  
Guests/Visitors exceeding those approved : EVEN MORE IMPORTANT : No more than the number of guests agreed and paid for in writing, maybe on the property at any point in time without prior written permission. This means actually ON THE PROPERTY AT ANY POINT IN TIME. This includes visitors andday trippers. This is very important and now a requirement of the NSW Govt Codeof Conduct which has financial penalties. Our property has video surveillance sothat we are able to monitor numbers. If extra guests /visitors are detected then we may either:
  1. ask the extra guests to leave OR
  2. evict you and or the entire group at our discretion.  

Damage, Soiled  or Missing Property:
  • The person booking the room or the cardholder is deemed to be responsible for their actions and those of any of their party. Guestlands reserves the right to repair or replace, with new, any missing, damaged or soiled items. Any additional cleaning will be charged appropriately and may include any cost for loss of business. Losses include lost income, specialist expenses and the sourcing of alternative accommodation as necessary. You acknowledge and authorise  that the charge may be debited from the credit card or charge facility used for the security bond of the booking
  • For the comfort and benefit of our guests, Guestlands is a STRICTLY NON SMOKING accommodation. Should you choose to ignore this policy, you will be asked to leave and charged in full for your entire stay plus an additional $300-$500 for specialist cleaning to your room. Payment will be debited from the credit card or charge facility used for the security bond of the booking.Smoking maybe permitted in some of the open garden areas however we ask you respect and not offend others that may be nearby.  You will be charged for any additional cleaning or collection of cigarette butts that are not properly disposed of.
Guest Property:
  • Guestlands and its staff does not accept liability in respect of any loss or damage to articles brought onto our property. We also cannot accept responsibility for your cars while parked on our premises. Your car is parked at your own risk.
Lost Property:
  • Lost property is held for a period of one (1) month. Although we will do our best to contact you and advise of any property found it is the responsibility of you or your guest to contact us to claim lost property. On request, lost property will be returned via a pre-paid and addressed Australia Post envelope or courier at cost.
Interruption of Essential Services:
  • Guestlands does not accept any responsibility for failure or interruption of utilities or essential services such as water, gas,  electricity  or telecommunications but shall make every effort to provide temporary or alternative services where possible and contact the authorities to report and remedy such incidences. Furthermore, in the event that a faulty appliance is reported, Guestlands does not accept any responsibility for subsequent loss of amenity by the guest.
Privacy Policy:
  • All personal details retained by Guestlands will be maintained in accordance  to Australian Law and will not be released to any third parties for any purpose whatsoever. At Guestlands  we are committed to protecting the privacy and security of any personally identifiable information (PII) you provide us with. PII includes information that can be linked to a specific individual, such as name, address, phone number, or email address.This privacy policy explains how Guestlands handles and protects your PII in accordance with commonly accepted privacy principles.
Changes to these Terms and Conditions:
  • Guestlands has the authority and the right at any time it sees fit or reasonable to change or modify all or any part of these terms and conditions. A copy of our terms and conditions is published on our website
 The above terms and conditions are deemed to have been accepted when the booking is made.

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