Terms & Conditions

Our Pricing Policy

All prices are quoted per apartment including the requested number of guests and include VAT at current government levels at time of booking.  
Quoted rates are subject to availability and alteration. All quoted special offers are limited and subject to availability. 

Proof of Identity

Ultra Urban reserves the right to request photo ID corresponding to the credit card used to make the reservation. We may cancel the reservation if a guest does not fulfil this requirement.

These conditions govern all bookings reserved with Ultra Urban Ltd. 

When accepting these conditions, you accept full responsibility for yourself and on behalf of all members of your party. 



Ultra Urban/us/we/our ~ Ultra Urban Ltd / Ultra Urban Apartments.

The Booker/you/your/guest ~ The person using services provided by Ultra Urban.

The Group/Group Bookings ~ A booking of two or more apartments in the same property or a number of properties made as one booking.

The Supplier: The operator of property/properties/accommodation not operated by Ultra Urban.

Ultra Urban Operated Property/Properties/Apartments ~ The accommodation provided by and operated by Ultra Urban indicated in the title/name of the property for example “Belfast Penthouse & Apartments by Ultra Urban”.

Booking Conditions ~The payment and cancellation terms applicable when booking Ultra Urban Apartments or supplier operated property/properties.

Offline ~ A booking/enquiry made with Ultra Urban, via telephone, email or third party intermediary.

Online ~ A booking/enquiry made with Ultra Urban via www.ultraurbanbelfast.com

Property ~ The physical building being provided for your accommodation.

Apartment ~ The specific apartment provided within a property for your accommodation.

Visitors ~ Persons visiting the person/persons staying as pre booked guests within apartments provided by Ultra Urban. 

Your Booking

  1. Any booking made will only be confirmed once payment has been made in full and your confirmation has been sent by us (unless otherwise specified). Upon completing your booking and receiving your confirmation you enter into a contract with Ultra Urban Ltd per our stated terms and conditions.


  2. Restrictions may apply in certain locations including, but not limited to, minimum night stay, age restrictions, security deposit etc. You will be advised of these at the time of booking. We reserve the right to refuse any booking at any time.


  3. All guest names, contact telephone numbers and ID are required at the time of booking including confirmation of adults or minors.


  4. Once confirmation and invoice are received, please check the details carefully. If anything is not correct you should tell us immediately. However, we regret we cannot accept any liability if we are not notified of any inaccuracy in the documentation. If there is an error in the confirmation or invoice, we reserve the right to correct it as soon as we become aware of it and will do so within 5 working days of issue of the confirmation or invoice or, if your arrival date is within 5 working days of booking, no later than 24 hours before your arrival date. 

Your Online Booking

If you make an instant online booking, you will be transferred to our booking engine confirmation screen with a summary of your booking, including your booking reference number and the booking conditions including  payment terms, cancellation policy and check-in procedures. 

  1. Special Requests:

    Ultra Urban Apartments will endeavour to meet any special requests or requirements of our guests. We will strive to meet all reasonable requests, however no guarantees can be given that all requests can be met. Conditional bookings cannot be confirmed i.e. any booking which is specified to be conditional on the fulfilment of a particular request, event or circumstances.

  2. Group Bookings: Special conditions may be required and will be advised during the booking process. Cancellation charges and notice periods may vary with group bookings and will be advised.

  3. Payment: Our online payment policy is clearly displayed on our website at the time of booking on the confirmation page and may also be provided on your confirmation email. Secure payment to be made using credit card via  www.ultraurbanbelfast.com

    All payments made using local currency GBP / Pounds Sterling. Rates displayed in an alternative currency will be converted automatically into GBP at the exchange rate at time of booking. We cannot be held responsible for rate changes between time of booking and time of cancellation.

    Corporate reservations with agreed credit terms may also make payment via bank transfer.

    Delayed payments may result in cancellation of a reservation.  

  4. Security Deposit:  A fully refundable security deposit of £150.00 – £250.00 is required to protect against breakages, damages, extra cleaning and further accommodation charges that may be incurred during your stay. The security deposit will be pre-authorised prior to check in. This security deposit amount will be released in full within 5 working days of departure if no additional charges are required.

  5. Payment of Additional Charges:  Valid credit card details must be supplied at the time of booking. Charges may be deducted from the security deposit to cover addition valid costs incurred. Confirmation of any additional charges will be advised. In the event that payment using the registered card is declined or no card details are provided, we reserve the right to invoice the booker or guest directly for all incurred charges.

Changes, Extensions & Cancellations

All requests for changes, extensions and cancellations should be made via email to info@ultraurbanbelfast.com

Should you wish to extend your stay, we will be delighted to accommodate, please provide as much notice as possible in order to facilitate your request. All extensions are subject to availability and rate change. Ultra Urban reserves the right to treat an early departure or reduction in the number of nights or apartments booked as a cancellation and apartments may be re-let and cancellation charges may apply.

No shows may be treated as a cancellation and refunds may not be given. Transaction fees are not refundable in the event of a cancellation.                                             

Our online cancellation policy is clearly displayed on our website, if in doubt, the cancellation policy should be requested at the time of booking.   

Booking conditions relate to the payment and cancellation terms displayed online when booking. These may differ between apartment type and rate booked.

Cancellation charges relate to the date prior to arrival when we are notified of the cancellation and will determine the cancellation charges incurred according to apartment type and rate booked online.

Notice periods may also apply to early departure or reduction in the number of minimum nights stay. 

Changes made by Ultra Urban

We do not expect to make any changes to your booking, however, occasionally bookings have to be changed or cancelled or errors in information or other details corrected and we reserve the right to do so. In these extremely rare circumstances, we will contact you by telephone or email. If a modification or cancellation is required, we will were possible, offer you alternative accommodation of similar type and standard in a similar location. If you do not wish to accept a change or any alternative accommodation offered or we cannot offer you suitable alternative accommodation, you may be entitled to cancel and receive a full refund, except were the change is the result of an event beyond our reasonable control. Please advise us as soon as reasonably possible if you wish to accept changes, alternative accommodation or prefer a refund.                               

Events beyond our reasonable control include but are not limited to the following: outbreak of hostilities, riot, civil disturbance, acts of terrorism, epidemic, pandemic, revolution, the act of any government or authority (including but not limited to refusal or revocation of any licence or consent), fire, flood, lightning, explosion, fog or bad weather, epidemic, interruption or failure of a utility service (including but not limited to electricity, gas, water or telecommunications), urgent renovations and building work undertaken at the property or in the local area, strikes, lockouts or boycotts, embargo, blockade.


We cannot be held responsible for the theft and/or damage of your personal belongings during your stay at our accommodations including car parking areas. Therefore you are advised to ensure you have appropriate insurances in place. Please ensure that your apartment door is locked and valuables within your vehicle are out of sight. In addition you are advised to ensure that you have in place appropriate travel insurance to cover any cancellations and medical expenses.

Our Website

Great care and due dilligence has been taken to ensure that the content of our website (and/or other means of promotion or advertising) is correct but may be subject to amendment at any time without notice. All content on our website (and/or other means of promotion or advertising) is published in good faith. Given the above factors, we cannot warrant that all of the content on our website (and/or other means of promotion or advertising) accurately or completely describes all of our accommodations.


All warranties, conditions and other terms implied by statute or common law or otherwise are to the fullest extent permitted by the laws of Northern Ireland, excluded from any contract with us and these conditions shall apply in their place. However, nothing in these terms and conditions will affect your statutory rights as the consumer. Nothing in these terms and conditions limits or excludes our liability for death or personal injury resulting from negligence or for any damage or liability incurred by you as a result of fraud or fraudulent misrepresentation by us or any liability that cannot by law be excluded.

Subject to the limitations set out in these terms and conditions and to the extent permitted by law, we shall only be liable for direct damages actually suffered, paid or incurred by you due to an attributable shortcoming of our obligations in respect to our services, up to an aggregate amount of the aggregate cost of your reservation as set out in the confirmation email (whether for one event or series of connected events).                   

To the extent permitted by law, neither we nor any of our officers, directors, employees, representatives, subsidiaries, affiliated companies, distributors, affiliate (distribution) partners, licensees, agents or others involved in creating, sponsoring, promoting, or otherwise making available the site and its contents shall be liable for (i) any punitive, special, indirect or consequential loss or damages, any loss of production, loss of profit, loss of revenue, loss of contract, loss of or damage to goodwill or reputation, loss of claim, (ii) any inaccuracy relating to the (descriptive) information (including rates, availability and ratings) of the accommodation as made available on our website, (iii) the services rendered or the products offered by the supplier or other business partners, (iv) any (direct, indirect, consequential or punitive) damages, losses or costs suffered, incurred or paid by you, pursuant to, arising out of or in connection with the use, inability to use or delay of our website, or (v) any (personal) injury, death, property damage, or other (direct, indirect, special, consequential or punitive) damages, losses or costs suffered, incurred or paid by you, whether due to (legal) acts, errors, breaches, (gross) negligence, wilful misconduct, omissions, non-performance, misrepresentations, tort or strict liability by or (wholly or partly) attributable to the accommodation or any of our other business partners (including any of their employees, directors, officers, agents, representatives or affiliated companies) whose products or service are (directly or indirectly) made available, offered or promoted on or through the website, including any (partial) cancellation, overbooking, strike, force majeure or any other event beyond our control.

If you are booking for, as or on behalf of a business or business employee, that business shall indemnify us against all liabilities, costs, expenses, damages and losses (including any direct or indirect consequential losses, loss of profit, loss of reputation and all interest, penalties and legal and other reasonable professional costs and expenses) suffered or incurred by us arising out of or in connection with your, or your business’s, breach or negligent performance or non-performance of these terms and conditions.

If you are booking for, as or on behalf of a business or business employee, our total liability in contract (including negligence or breach of statutory duty), misrepresentation, restitution or otherwise arising in connection with the performance or contemplated performance of your booking shall be limited to the fees paid to us under your booking.

  1. Your Accommodation

    All apartments are occupied as serviced apartments and are only to be used as temporary or holiday accommodation for you or your organisation. They are not for use as the principal, additional home or residence of guests. You will not be entitled to a tenancy or an assured shorthold or assured tenancy. No relationship of landlord and tenant is created and no statutory security of tenure exists now or when the period of occupation ends. If you or any member of your party fails to vacate at the end of the period you will be charged the appropriate accommodation charges for the continued period of occupation including all additional costs incurred by us in relation to your unplanned extended stay. No persons other than the guests have the right to use the apartment.                                     

    These conditions constitute an excluded agreement under S(3A)(7)(a)of the Protection from Eviction Act 1977 and cannot be construed as an assured tenancy under the Housing Act 1988. We cannot guarantee an exact apartment number prior to arrival.                                             

    The maximum number of guests per apartment is clearly stated when booking. If the maximum number is exceeded, we may refuse access to the accommodation and/or reserve the right to charge for additional guest accommodation.
  2. Arriving and Departing

    All Ultra Urban Apartments offer check in from 3:00pm local time. All guests are required to depart the apartment no later than 11:00pm. Early arrival or late departure may be available and may be arranged for an additional fee but cannot be guaranteed until the day of arrival or departure. If you fail to arrive on the first day of your stay and do not advise us of a late arrival, we may treat the booking as being cancelled by you.

  3. Access to Your Apartment

    Many apartments do not have reception desks and you will be given a code to enter the building and details of key collection once your booking is confirmed. It is essential that you have this information with you on arrival and, where notified, contact us in advance to confirm the arrival procedure. Alternatively, we can arrange a precise time to meet you at the entrance to the building and provide you with an electronic key fob and/or code

Facilities and Services ~

  1. Cleaning: Your apartment may be cleaned or serviced weekly or every two weeks by arrangement. The day your service/clean will be scheduled in advance. Service/clean includes linen/towel change and general cleaning of the apartment. Service/clean is dependent on length of stay. Additional service/clean may be arranged for an additional fee.

  2. Maintenance: Routine maintenance may sometimes be required, occasionally we may need access to your apartment to carry out essential maintenance. We will normally give you 24 hours notice except in the event of an emergency when we require immediate access.

  3. Televisions: Where smart televisions are provided, guests are responsible for the attachment and removal of their own smart devices. 

  4. Internet Access: All information regarding internet access will be provided at time of booking or upon arrival. Access is subject to Ultra Urban acceptable use policy. At peak times the bandwidth available for connection to the internet may be reduced. Guests must not interfere, move or disconnect any equipment relating to the provision of the internet services and must not use the connection for any illegal or immoral purpose (including but not limited to file sharing). Ultra Urban reserves the right to pass on any record to the authorities should we be made aware of any such use. We reserve the right to disconnect any guest at any time without notice, if, in our reasonable opinion there is a breach any of the above terms and conditions.

  5. Security: Guests will be provided with a set of keys/fobs/access card to access the property and the apartment. Additional sets may be provided upon request. It is the guests sole responsibility to ensure they are in possession of these at all times and that they are returned at the end of your stay. An additional charge will be made for replacements and/or if we are required to provide access due to lost or forgotten keys

  6. Interruption to services: We will make every effort to ensure that guests enjoy a peaceful stay, however, cannot guarantee or be held responsible for any failure or interruption of services to the apartment or the building, including electricity, air conditioning, water or any damage to telephone, broadband/ internet and other communications, including disruption or noise caused as a result of repair works being carried out in another part of the property. Were we are made aware of such failure or interruption we will endeavour to rectify such services within a reasonable period of time.

Guest Responsibilities

All guests are required to comply with all regulations for use of Ultra Urban accommodations. These regulations are available online, upon arrival (usually on the Your Welcome electronic tablet used to Check In at the apartment). In the event of a breach of the conditions regulations, we reserve the right to request that the guest vacate their apartment immediately without refund.

  1. Smoking: Smoking, including e-cigarettes and similar is not permitted within any apartment or communal areas of an apartment building.  

  2. Anyone found using or under the influence of illegal drugs or substances classified under the Misuse of Drugs Act (1971) will be reported to the police and asked to leave the premises. Any evidence or suspicion of drug use on our premises will also be reported immediately to the police.

  3. Pets: Some pets may be considered. Please contact us at point of booking to discuss. Additional pet fees may be required.

  4. Nuisance: Guests are required to behave in a responsible manner, respect the apartment and their fellow guests and keep noise to a minimum between the hours of 10:00 pm and 10:00 am. This includes causing any sort of nuisance or disruption to fellow guests or using threatening or abusive behaviour towards a member of staff on the phone, in writing or in person. Guests are not permitted to use the apartment for any illegal or immoral purposes. An additional charge may be applied if we are required to attend in response to a valid nuisance complaint.

  5. Age Restrictions: Non-corporate bookings may not be accepted if guests are under the age of 25. Proof of identification and date of birth may be requested on arrival and if not presented on request, we reserve the right to cancel the booking. Please advise us at time of booking if you require further clarification regarding our age limit policies.

  6. Visitors: Guests are wholly responsible for any visitors. Non-residents will not be allowed access to the apartments after 10:00 pm. Total number of guests and visitors should never exceed the maximum occupancy number for each apartment. We operate a strict no party policy, any breach of this policy will result in immediate termination of contract and loss of security deposit.

  7. Damage: Guests are required to keep the apartment, furniture, fittings and effects in the same condition as upon arrival. Towels and bed linens should not be removed nor soiled beyond the capabilities of normal washing. Inventories and condition reports can be provided at the start and end of the stay, if required, at an additional cost. You are required to notify us of any damage, loss or broken items or matters requiring general maintenance. Any damage to Ultra Urban property will be charged in full including any associated labour or admin costs. In the event that said damages are discovered after departure, we will notify you or the booker of all details and costs within 7 days of departure.

  8. Cleanliness: Please remove any rubbish and recycling to the bins provided at car park level. We expect the apartments to be left in a reasonable state of cleanliness and order upon departure. An additional charge may be made for extra cleaning or specialist cleaning to return the apartment to a fit state of occupation. Additional charges may include compensation for loss of revenue in addition to cleaning and repairs. 

  9. Lost Property: All guest possessions should be removed from the property upon check out. We will use reasonable endeavours to retain any lost items for up to 3 months after your departure date.

  10. Storage: Where facilities are available and at the owners risk storage of luggage may be provided at an additional cost.     

  11. All keys and fobs to be deposited in the Red Drop Box. Keys and/or fobs not left in this location will be assumed lost. 

  12. Comply fully with our Good Neighbour Policy.


Ultra Urban Apartments Good Neighbour Policy

It is a condition of this agreement that all guests comply with our Good Neighbour Policy. 

1. Upon arrival, be aware of the noise you make entering the property especially between hours of 22:00 and 10:00. You are expected to be mindful of the harmony of all other guests at all times during your stay, particularly within the communal areas of the building.

2. There should be no extra guests during your stay without our prior consent.   

3. Smoking, including e-cigarettes will not be permitted inside the property or indoor the communal areas. 

4. Please ensure the front door of your apartment is locked after entering and leaving.   

5. Please do not tamper with any CCTV in communal areas.  This is constituted as criminal damage and the PSNI will immediately be informed and you will be asked to leave.  You will be liable to pay any repair and or replacement and associated costs.   

6. Please refrain from socialising in the communal areas as this could upset the harmony of the other guests or residents within the building   

7. Please ensure children are not left unattended in the communal areas.   

Additional Charges

As a guide additional charges include, but is not limited to the following:

  1. Breakages, loss or damage to the apartment or any of its contents: £ Cost of like for like replacement. 

  2. Cleaning, specialist treatment charges where more than routine cleaning is required or smoking has occurred: £100 – £500.

  3. Inventory and condition reports: £50.

  4. Lost keys, fobs or access cards: £25 (key) £75 (fob) per item.

  5. Call out charge for locked out Guests: £50.

  6. Extra fold out bed: £10-£25 per night.

  7. Additional car parking space : £5 per night were available. 

Health & Safety

We take the health and safety of all guests extremely seriously. Upon arrival, please familiarise yourself with the layout of the apartment and building and the health and safety procedures as detailed in your apartment. These are important for both your personal health and safety and for that all other persons within the building.                                     

Any guest using their own electrical appliances (hairdryers, curlers, tongs, shavers, personal computers, personal stereos, etc.) must use the appropriate adaptor. Electrical plugs used without appropriate adaptor/transformer are a serious fire risk. Please ensure that all heated appliances are switched off and stored safely before leaving the apartment. Electrical irons should not be left unattended, nor placed on surfaces other than the supplied ironing board.

Quality & Feedback 

We are committed to providing quality accommodation and associated services.  We conduct regular audits to ensure that high standards are maintained within all apartments and services and welcome your comments and suggestions at any time before, during or after your stay.                                                                                                                                                                                                                                              Complaints: In the event that you are dissatisfied with any aspect of your accommodation, please notify the apartment manager or our reservations team as soon as possible. This will allow us to to resolve the issue to your satisfaction during your stay. We strive to deliver the very best possible customer service, however, in the unlikely event that we are unable to resolve an issue fully, please contact us via info@ultraurbanbelfast.com were a senior manager will take personal care of the matter for you.



Please refer to our full Privacy Policy.