KS Property Solutions LTD Reviews 44

Booked this for a girls weekend and it was honestly one of the best stays we’ve had. The setting is beautiful and feels really private which is ideal for group events. The glamping element is such a cool touch as well. Everything was clean, organised and exactly as described.

We booked this for a birthday celebration and it exceeded expectations. The house is huge, super clean and really well set up for group dining and socialising. The outdoor space is what makes it though – so much room for games, drinks and chilling. Hosts were great and really helpful throughout. Perfect for events.

Absolutely incredible stay for our hen weekend! The space was perfect for a big group, loads of room for everyone and the outdoor area was unreal. The hot tub was a highlight and we loved sitting around the fire pit in the evenings. Such a unique place with the glamping setup too – made it feel really special. Would 100% book again!

100% a Scam. They have done this to sooooo many people.

I was initially contacted outside of Airbnb and encouraged to book directly for a “discount,” allegedly due to calendar syncing issues. This should have been a red flag.

Approximately two weeks before my booking, I was told there was a “leak” and that workers needed access to the property. I had to push for this to be resolved before my arrival. They seemed accommodating. Later, to find out that this happens to so many people with all the leaks before their stay. This is a way for them to move you to a new property, but then it's double-booked, and you're left with nowhere to stay and out of the money.

When we arrived, the property had multiple unresolved issues and was not in an acceptable condition.

More seriously, despite paying in full (over $6,000) in advance, I later discovered that the landlord had not been paid for months. I am now in a situation where I am at risk of losing access to the property, despite having paid through June 11.

This company appears to operate under multiple names, including Stay in Kent and Gem House Ltd, which is deeply concerning.

I have reported this situation to Airbnb, filed a case with my bank, and am pursuing further action through local authorities.

I strongly advise others to exercise extreme caution and avoid booking through this company.

Poor!
Booked this for my sisters hen do weekend, and it got cancelled two days before due to ‘leak’
As I’m now struggling to get a refund and now see that this isn’t the first time others have been put it the same situation.
It’s frustrating and wrong.
Definitely wouldn’t not recommend

The Gem House/Stay in Kent (or whatever name they’re operating under) cancelled on our large family group just 10 days before Christmas, blaming an alleged “leak.” Conveniently, I noticed multiple reviews describing the exact same excuse from previous months. Unsure if they still own the property in Canterbury as it was later listed under a completely different company on Airbnb, so unsure if they sold the property or are operating under a 3rd name.

They persuaded me to book directly through their own website instead of Airbnb by offering a discount — a costly lesson learned. After cancelling, they didn’t refund although I was told it would be 3-5 days, forcing me to raise a dispute with my bank as they had said their accounts were “temporarily frozen”. It took over a month to get my funds back and that’s with me pressing them to accept the dispute.

Absolute scammers - if this was a legit company they wouldn’t have sooo many negative reviews expressing the same issues. Avoid!!

Stayed here with a group of friends and honestly it was spot on. Loads of space so no one felt on top of each other. The dining area was massive which was great for eating together and playing games. Rooms were really nice and felt a bit boutique which we loved. Hot tub was defo a highlight. Would stay again no question.

We booked this for a weekend away and it didn’t disappoint. The house is right in the city centre which made everything easy, no taxis needed. Rooms were spacious and nicely decorated, not your usual boring rental. Garden and hot tub were used every night 😂 Really good value for what you get.

Came here as a group of 10 and it worked perfectly. Plenty of bedrooms and space to chill without feeling cramped. The dining area was ideal for big meals together. Loved the vibe of the rooms, very stylish but still comfy. Hot tub was clean and ready to use which was a big plus.

This house had everything we needed and more. Super spacious, really nice rooms and the hot tub just topped it off. Even though it’s central it didn’t feel noisy at all. We were surprised how big the place actually is compared to photos. Everyone in our group said they’d book again.

Stayed here for a group getaway and it was ideal. Big comfy rooms, loads of space downstairs and the garden was great for relaxing. The hot tub was a nice bonus after long days out. Location is unreal, everything is walking distance. One of the better places we’ve stayed as a group.

SCAM
Do not book cancelled the night before when i messaged regarding check in details for surprise surprise a LEAK to the property been messaging for a refund and they respond with they’ll get to their supplier and then radio silence.

This place is used as a bait and switch. Had booked another Airbnb property in Canterbury and the day before we were to arrive we were switched to a property owned by this company. Whatever you do, don’t agree to the switch and find something else. This place is disgusting. Looks like a bad student rental in a 3rd world country. We were supposed to stay four nights and told them we couldn’t stay a minute more after 2. Asked for a refund and they only gave us a fraction of our money back because “they don’t give refunds because it doesn’t look like the provided photos”. It doesn’t look ANYTHING like their photos. DO NOT STAY HERE. It should be condemned.

Booked a stay in the pean Hill near whistable house with jacuzzi for a stag weekend
1 day before the stag and they cancelled the booking saying there was a leak in the property similar to another 1 star review I had read
waited a week and still no refund I'm having to do it through my bank now and still waiting

Do not touch anything this company sells got to be a scam

We found this property in Ramsgate on Airbnb and on the surface it looked perfect for our group of 5 friends. We especially liked the fact there was a hot tub and a double bedroom each - 5 single friends in our 60s. There wasn’t as much information as usual on the listing so we followed the link to their own website. Why haven’t Airbnb removed this listing)? They were quick enough to respond to our questions at this point so we decided to book ( 7 months prior to our holiday). BIG MISTAKE. I had a few queries 2 weeks before the booking date so emailed but got no response. The mobile number on our booking confirmation was unobtainable as was the landline we stumbled across in an attempt to reach them. Finally, 3 days before our holiday I was able to send a WhatsApp message which to my amazement they replied to . You’ll appreciate that by this time I was very concerned and stressed instead of feeling excitement at our much anticipated holiday.

They told me they had emailed me the previous week cancelling because there had been - wait for it - a leak! They must be the unluckiest people as other reviews on here tell the same story. They said they had refunded my money and I should receive a full refund in 3-5 days. They said they would resend email but instead sent me a WhatsApp message containing the email they supposedly emailed the previous week. They did send me copies of the supposed request to the bank to refund my money which was useful in my subsequent dealing with my bank in an attempt to recover my money.

Unexpectedly, I did receive half the money but then never heard from them again I have since recovered the balance through my bank but that has been a time consuming and laborious process that I could have done without.

We managed to find another house in nearby Margate, no hot tub and 2 of us having share a room but put the horrible experience of dealing with THE GEM HOUSE aka STAY IN KENT Ltd behind us. Lo and behold the day before we were due to leave we received an email hoping we’d enjoyed our stay in Canterbury and please make sure we vacated promptly by 10am etc. when I replied “are you joking” and outlined the above they asked for more information so they could look into it - never heard from them again.

I cannot figure out if they are completely incompetent or outright charletons but either way, do yourself a favour and steer well clear.

Absolutely brilliant house for a hen weekend! Ten bedrooms gave everyone their own space, and the themed rooms made it so much fun. The large dining table was perfect for group dinners and party games, while the hot tub and fire pit kept us entertained late into the night. Being right in Canterbury city centre was the cherry on top everything we needed was just a short walk away.

I booked a stay in Canterbury for April next year with free cancellation. I paid a deposit of £295. I unfortunately had to cancel due to a change of plans and they told me a refund would be issued with 3-5 working days. It has been a month now and no refund. I have messaged them by WhatsApp and email they are no longer answering me at all. I have had to raise a dispute through my credit card now as I cannot afford to lose this amount of money.

Do yourself a favour and don’t book!!!!

I wanted to share some honest feedback about our recent stay.

The original property became unavailable due to storm damage – and we do appreciate that an alternative was arranged – unfortunately, the replacement did not meet our expectations. Although advertised as a 10-bedroom house, it was actually two separate 5-bedroom houses. These were not connected or adjoining, which meant we had to split the group into two for sleeping arrangements and then squeeze everyone into one of the houses during the day and evening to spend time together. As you can imagine, this was far from ideal, especially given we were celebrating a hen weekend where shared space and group time were a priority.

The living areas, kitchens, and garden space were simply not large enough to accommodate 13 people comfortably, and this led to us having to change or cancel some of our planned activities. The replacement property didn’t reflect what we had booked or what we were led to expect, and it significantly impacted our experience.

Adding to this, we had an unpleasant encounter with a neighbour (Henry), who came to the door on the first day and spoke quite rudely to our guests. This made us feel uncomfortable and put a damper on the celebrations from the start, leaving us worried about making any noise for the rest of the weekend — even during daytime hours.

We also encountered several cleanliness issues: slugs were found in the kitchen sink and on the worktops, and some of the towels provided were stained and not suitable for use. For a professionally managed booking, we were disappointed with the overall cleanliness and presentation.

This weekend was meant to be a special and memorable celebration — and while we made the best of it, the experience fell short of what we were promised and what we were hoping for. We booked with your company expecting a high standard of care, cleanliness, and suitability for a group occasion, and sadly this wasn’t reflected in what we received.

Where to begin.
Booked Pean Farm, Pean Hill in Canterbury for a hen do of 13 people. Was told to book directly as airbnb don't allow large group bookings. Payment was a Stripe link. I had not received any communication between payment and 2 days prior to the booking so I contacted via email. The day before the booking, I had received a whatsapp message claiming that the house was flooded and had significant electrical damage meaning our only option was to cancel for a partial refund, or move to another location that they had available. As it was the day before we were due to attend, we agreed to the second location (would have been too short notice to book elsewhere). The new location was 16-17 Longport, Canterbury. After our stay, we contacted with the following issues:

Firstly, the hen received a parking notice the morning we left. As we submitted all vehicle registration details in advance, we assumed this was an administrative oversight, and the Gem House did pay the fine.

The alternative accommodation that was arranged unfortunately, did not meet our expectations. Although advertised as a 10-bedroom house, it was actually two separate 5-bedroom houses. These were not connected or adjoining, which meant we had to split the group into two for sleeping arrangements and then squeeze everyone into one of the houses during the day and evening to spend time together. As you can imagine, this was far from ideal, especially given we were celebrating a hen weekend where shared space and group time were a priority.

The living areas, kitchens, and garden space were simply not large enough to accommodate 13 people comfortably, and this led to us having to change or cancel some of our planned activities. The replacement property didn’t reflect what we had booked or what we were led to expect, and it significantly impacted our experience.

Adding to this, we had an unpleasant encounter with a neighbour (Henry), who came to the door on the first day and spoke quite rudely to our guests. This made us feel uncomfortable and put a damper on the celebrations from the start, leaving us worried about making any noise for the rest of the weekend — even during daytime hours. We purposefully booked Pean Hill as it was located away from nearby homes for this reason.

We also encountered several cleanliness issues: slugs were found in the kitchen sink and on the worktops, and some of the towels provided were stained and not suitable for use. For a professionally managed booking, we were disappointed with the overall cleanliness and presentation.

This weekend was meant to be a special and memorable celebration — and while we made the best of it, the experience fell short of what we were promised and what we were hoping for. We booked with the company expecting a high standard of care, cleanliness, and suitability for a group occasion, and sadly this wasn’t reflected in what we received.

We sent all of this the evening we got home and have received some very unapologetic responses from "Kyle Dawson". Since disagreeing with their offer of a £100 refund, they are no longer responding to our communications. We will be looking to solve this via any means necessary, including legal action.

AVOID AT ALL COSTS. SCAM!

Last minute booking due to our other airbnb falling through, initially contacted through airbnb for a property which was advertised. Told that this was unavailable due to "syncing" issues with Airbnb, we then found another property on booking.com which was also owned by Gem House. Again apparently had payment issues to offered a stripe link and provided an invoice which alleviated initial concerns. However upon payment we were then told the hot tub was unavailable due to a recent storm, however by this point we were unable to cancel or find an alternative location.

Upon arriving the outside was dirty and interior was very poorly finished, nothing like the photos and more like a poor student accommodation. Kitchen had no utensils or basic supplies as advertised whilst the taps and shower barely worked. Absolutely awful stay and they have not responded to any disputes via booking.com or directly.

DO NOT STAY HERE.