Villa in Belize District
16 guests · 6 bedrooms · 5 baths
Reasons to book
Guests love it hereGuests give this property a top rating
Top-tier experienceA high end property in this area
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About this villa rental
Your private Caribbean escape for families, friends and groups.
Villa Incommunicada is a spacious 6-bedroom, 5-bath oceanfront villa for up to 16 guests, just 3.5 miles south of San Pedro on Ambergris Caye. With three separate living areas and three kitchens, the villa gives larger groups plenty of room to vacation together while still having space to spread out.
Spend your days around the private pool, relax with Caribbean views, enjoy sunset drinks from the rooftop deck or head down the private dock for morning coffee and convenient boat pickups for island adventures.
The villa is designed for groups who want more than simply a place to sleep. Cora can help coordinate the details of your stay, including island transportation, golf carts, groceries, restaurant reservations, excursions, massages and private chef services. Johnny, an island native, licensed tour guide and PADI-certified dive instructor, can help arrange snorkeling, diving, fishing and unforgettable days on the water.
Back at the villa, multiple gathering spaces make it easy for everyone to spend time together without feeling crowded. Whether you're planning a family vacation, milestone celebration, friends' getaway or simply want an incredible home base for exploring Belize, Villa Incommunicada gives you space, privacy and local support throughout your stay.
Good to know: Villa Incommunicada sits directly on the Caribbean with a seawall, natural mangroves and private dock rather than a traditional sandy swimming beach. Like coastal areas throughout Belize and the Caribbean, the shoreline can occasionally be affected by seasonal sargassum. During heavier events, it may collect around the mangroves until changing winds, tides and waves naturally move it out. Guests do not have direct access to the washer and dryer; convenient wash, dry and fold service is available through Jorge for $25 per load.
Villa Incommunicada is a spacious 6-bedroom, 5-bath oceanfront villa for up to 16 guests, just 3.5 miles south of San Pedro on Ambergris Caye. With three separate living areas and three kitchens, the villa gives larger groups plenty of room to vacation together while still having space to spread out.
Spend your days around the private pool, relax with Caribbean views, enjoy sunset drinks from the rooftop deck or head down the private dock for morning coffee and convenient boat pickups for island adventures.
The villa is designed for groups who want more than simply a place to sleep. Cora can help coordinate the details of your stay, including island transportation, golf carts, groceries, restaurant reservations, excursions, massages and private chef services. Johnny, an island native, licensed tour guide and PADI-certified dive instructor, can help arrange snorkeling, diving, fishing and unforgettable days on the water.
Back at the villa, multiple gathering spaces make it easy for everyone to spend time together without feeling crowded. Whether you're planning a family vacation, milestone celebration, friends' getaway or simply want an incredible home base for exploring Belize, Villa Incommunicada gives you space, privacy and local support throughout your stay.
Good to know: Villa Incommunicada sits directly on the Caribbean with a seawall, natural mangroves and private dock rather than a traditional sandy swimming beach. Like coastal areas throughout Belize and the Caribbean, the shoreline can occasionally be affected by seasonal sargassum. During heavier events, it may collect around the mangroves until changing winds, tides and waves naturally move it out. Guests do not have direct access to the washer and dryer; convenient wash, dry and fold service is available through Jorge for $25 per load.
Amenities at Oceanfront Villa | Private Pool & Dock
Non-smoking
No pets allowed
Family friendly
Map of Belize District
Ratings and reviews
8 / 10Excellent·Apr 2026
The villa is perfect for an extended family, with three separate living areas, all connected. Clean, roomy and comfortable, although the kitchen equipment could be more evenly distributed. It is quiet, the pool is sparkling, and a quick golf cart ride takes you to groceries. We enjoyed playing volleyball on our own sandy beachfront and found the pool area and expansive penthouse portico to be favourite gathering areas.Cora couldn't possibly be more accessible and knowledgeable, and Jorge is simply amazing--everywhere all the time, quietly maintaining the property, with immediate response to any requests.The one thing that firmly holds the property from a 5-star rating is the problem with the sea grass. This is not unique to the Villa, it is an issue common to Ambergris; however, some effort to clean up the accumulation on the beach, along with the garbage it collects, would improve the atmosphere completely. The lovely long dock, ending in a peaceful sitting area, would be infinitely more appealing if one did not have to walk past the odoriferous beach.Access to snorkelling is perfect and, for sea bird lovers, this location is a joy.Our family of 14 genuinely loved our time here and the happy memories it provided.
10 / 10Outstanding·Jan 2026
Cora, our house manager was great and helped us navigate the ferry, taxis to and from the airport, and a fishing adventure.
10 / 10Outstanding·Jan 2026
Overall nice property
6 / 10Average·Mar 2024
This was our first visit to Belize and San Pedro on Ambergris Caye. We stayed at Villa Incommunicado from March 16, 2024, through March 23, 2024. The house was as advertised. We had a group of 13 and the house was comfortable with the right bed and bath configuration for our 3-family group. The pool was a little small, but still was a nice place to relax. The volleyball court was awesome, but we had to buy our own volleyball. The paddleboard was unusable, and the kayaks were worn.
There are a number of items I think people should be aware of with Villa Incommunicado. First, there was no washer and dryer on property. Having the onsite caretaker do the wash periodically was not a great solution.
Next, the dishes and kitchenware that were provided were below average at best. You may find it difficult if you are planning to cook most of your meals. The other thing to be aware of is the effort needed to find and buy many food items. We were unaware of how difficult it would be to get basic items like bread, milk, vegetables, etc...
Our group did a snorkeling and sunset beach/cruise excursion through Johnny, (one of the caretakers of Villa Incommunicado). These excursions were very good, and I would highly recommend utilizing Johnny Boy Tours for your excursions.
The final item worth mentioning is the poor attention to detail and communication from the caretakers of Villa Incommunicado. We are still working through double billing issues with Tropic Air.
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Top rated by guests
9.4Outstanding
(40 Ratings)
"Cora, our house manager was great and helped us navigate the ferry, taxis to and from the airport, and a fishing adventure. "
Claire N.Don't miss out! Price and availability may change
