This B&B is well situated, just a short drive from the Waitomo caves. The B&B is a real working farm and the room was part of the house. We were really looking forward to staying here given all the good reviews, sadly our experience was not the best. It could have been a cultural difference but we felt that Ann was strangely passive-aggressive towards us and we didn't feel so welcomed. The room was also very musky and dusty which irritated our sinuses, and one of the towels smelled like manure. We chose not to raise this issues to Ann (said passive-aggressive issue) and decided to stay at YHA at Rotorua on our second night instead which was much cleaner and more comfortable. If you are booking, please take note that this is a working farm stay and adjust your expectations as such.