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Black Swan Lakeside Boutique Hotel

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Property grounds
A residential property with a swimming pool, garden, and a view of a lake at sunset.
A hotel room with a large bed, a teddy bear, and a view of the sea.
A lakeside view with a sandy beach, clear water, and distant mountains.
A house with a swimming pool, a stone pathway, and a view of the lake.

Reviews

9.6 out of 10
Exceptional

Popular amenities

  • Pool
  • Hot tub
  • Parking included
  • Free Wi-Fi
  • Restaurant

Explore the area

View in a map
171 Kawaha Point Road, Kawaha Point, Rotorua, 3010
  • Place, Lake Rotorua
    ‪2 min walk‬
  • Place, Skyline Rotorua
    ‪3 min drive‬
  • Place, Mitai Maori Village
    ‪3 min drive‬
  • Airport, Rotorua (ROT-Rotorua Regional)
    ‪23 min drive‬

Room options

View all photos for Lake Front

A hotel room with a large bed, a teddy bear, and a view of the sea.

Lake Front

10.0 out of 10
Exceptional
(6 reviews)
  • Lake view
  • 32 sq m
  • 1 bedroom
  • Sleeps 2
  • 1 King Bed
  • Free Wi-Fi

View all photos for Swan King

A bedroom with a large bed, a chair, a small table, and a view of the outdoors.

Swan King

  • Sleeps 2
  • 1 King Bed
  • Free Wi-Fi

View all photos for Lakefront Suites

Egyptian cotton sheets, premium bedding, down duvets

Lakefront Suites

  • Sleeps 2
  • 2 Single Beds OR 1 King Bed
  • Free Wi-Fi

View all photos for Swan King

A modern hotel room with a large bed, a seating area with two chairs, a small table, and a view of greenery outside.

Swan King

9.0 out of 10
Wonderful
(6 reviews)
  • Garden view
  • 1 bedroom
  • Sleeps 2
  • 1 King Bed
  • Free Wi-Fi

View all photos for Swan Family

A hotel room with a bed, two bedside tables, a chair, a TV, a wardrobe, and a patterned wall.

Swan Family

10.0 out of 10
Exceptional
(3 reviews)
  • Garden view
  • 1 bedroom
  • Sleeps 4
  • 1 King Bed and 2 Single Beds
  • Free Wi-Fi

View all photos for Swan Family Suite

Egyptian cotton sheets, premium bedding, down duvets

Swan Family Suite

  • Sleeps 4
  • 2 Single Beds and 1 King Bed
  • Free Wi-Fi

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About this property

Black Swan Lakeside Boutique Hotel

At Black Swan Lakeside Boutique Hotel, hit the nearby beach, relax by an outdoor pool, or spend the day at a marina.
Black Swan Lakeside Boutique Hotel offers 9 accommodations with fireplaces and free minibar items. Each accommodation is individually furnished and decorated. Select Comfort beds feature Egyptian cotton sheets, down duvets and premium bedding. 32-inch LCD televisions come with digital channels. Bathrooms include a separate bath and shower with a deep soaking bath and a rainfall showerhead. Bathrooms are also outfitted with bathrobes, slippers and designer toiletries.

Guests can surf the web using complimentary wireless Internet access. Business-friendly amenities include desks and desk chairs, as well as telephones; free local calls are provided (restrictions may apply). Additionally, rooms include espresso makers and a safe. Housekeeping is offered on a daily basis and hypo-allergenic bedding can be requested.

2 hot tubs are on site along with an outdoor pool.

The recreational activities listed below are available either on-site or nearby; fees may apply.

Our customers tell us that they can't get enough of the helpful staff at Black Swan Lakeside Boutique Hotel. During your stay, you're just a quick walk from Lake Rotorua. Features include free breakfast, free WiFi in public areas and free self-parking.
  • Free cooked-to-order breakfast served daily
  • Free WiFi
  • Free self-parking
  • Enjoy a bite to eat at Black Swan, a fine-dining restaurant with ocean views
  • Take a swim in the outdoor pool or soak in the 2 hot tubs
  • Services include a concierge, tour or ticket assistance and a porter
  • On-site recreation includes helicopter/aeroplane tours
  • Steps from Lake Rotorua and a 3-minute drive from Rainbow Springs Kiwi Wildlife Park
  • Airport shuttle service available for a fee
Black Swan Lakeside Boutique Hotel offers its guests 2 hot tubs and an outdoor pool. There's a restaurant on site, as well as a snack bar/deli. Free breakfast is available daily. Public spaces have free WiFi.

Event space at this lodge measures 215 square feet (20 square metres) and includes conference space. A library, a terrace, and multilingual staff are also featured at the luxury Black Swan Lakeside Boutique Hotel. An airport shuttle (available 24 hours) is available for a fee. Free self parking is available.

Smoking is allowed in designated areas at this Colonial Rotorua lodge.

Guests are served a free cooked-to-order breakfast daily from 8:00 AM to 10 AM.
Black Swan – Overlooking the ocean, this fine-dining restaurant serves breakfast and dinner. Reservations are required. Open select days.
Room service (during limited hours) is available.

Property amenities

Internet

  • Available in all rooms: Free WiFi
  • Available in some public areas: Free WiFi

Parking and transport

  • Electric car charging station on site
  • 24-hour return airport shuttle on request for a surcharge
  • Free self parking on site
  • Limited on-site self parking

Food and drink

  • Free cooked-to-order breakfast available daily 8:00 AM to 10 AM
  • A restaurant
  • Couples/private dining
  • Snack bar/deli

Restaurants on site

  • Black Swan

Things to do

  • 2 hot tubs
  • Bicycle storage
  • Books
  • Helicopter/aeroplane tours
  • Library
  • Outdoor pool

Family friendly

  • Fenced pool
  • Outdoor pool
  • Pool gate
  • Rollaway/extra bed (surcharge)
  • Snack bar/deli

Conveniences

  • Limited-hour front desk
  • Luggage storage
  • Safe at front desk
  • Water dispenser

Guest services

  • Concierge services
  • Housekeeping (daily)
  • Multilingual staff
  • Porter/bellhop
  • Proposal/romance packages
  • Tour and ticket assistance
  • Wedding services

Business services

  • 215 square feet of conference space

Outdoors

  • Garden
  • Marina
  • On a lake
  • Outdoor furniture
  • Picnic area
  • Pool loungers
  • Pool umbrellas
  • Terrace

Accessibility

  • If you have requests for specific accessibility needs, please contact the property using the information on the reservation confirmation received after booking.
  • Grab bar near toilet
  • High-pile carpet in room
  • Low-height counter and sink
  • No lift
  • Raised toilet seat
  • Thin carpet in public areas
  • Wheelchair accessibility
  • Wheelchair accessible (may have limitations)

More

  • 1 building
  • 2 floors
  • Banquet hall
  • Colonial architecture
  • Designated smoking areas (fines apply)
  • Eco-friendly cleaning products used
  • Electric bike charging
  • Fireplace in lobby
  • Locally sourced food prioritised
  • Locally-owned and organised tours and activities
  • No plastic drinking straws
  • Non-plastic drinking straws available
  • Reusable cups
  • Some LED lighting used
  • Vegetarian dining options
  • Water dispenser usage encouraged

Room amenities

Bedroom

  • Blackout drapes
  • Down comforter
  • Egyptian cotton sheets
  • Hypo-allergenic bedding
  • Rollaway/extra bed (surcharge)
  • Select Comfort mattress

Bathroom

  • Deep soaking bathtub
  • Designer toiletries
  • Dressing gowns
  • Hair dryer
  • Private bathroom
  • Rainfall showerhead
  • Separate bathtub and shower
  • Shampoo
  • Slippers
  • Soap
  • Toilet paper
  • Toothbrush and toothpaste (on request)
  • Towels provided

Entertainment

  • 32-inch LCD TV with digital channels

Food and drink

  • Coffee/tea maker
  • Electric kettle
  • Espresso maker
  • Free bottled water
  • Free stocked minibar
  • Limited room service
  • Meal delivery service

More

  • Air conditioning (climate-controlled)
  • Bulk dispensers for toiletries
  • Cleaning products are eco-friendly
  • Connecting rooms available
  • Desk
  • Desk chair
  • Eco-friendly toiletries
  • Fireplace
  • Free local calls
  • Heating
  • Individual decor
  • Individual furnishings
  • Iron/ironing board
  • Laptop workspace
  • LED lighting
  • Phone
  • Recycling
  • Safe

Policies

Check-in

Check-in start time: 3 PM; check-in end time: 9:30 PM
Early check-in subject to availability
Late check-in subject to availability
Minimum check-in age - 18

Check-out

Check-out before 11 AM
Express check-out available

Special check-in instructions

This property offers transfers from the airport (surcharges may apply); guests must contact the property with arrival details before travel, using the contact information on the booking confirmation
The property charges NZD 2.5 for credit card payments
The front desk is open daily from 7:00 AM - 8:00 PM
Front desk staffed during limited hours
If you are planning to arrive after 8:00 PM please contact the property in advance using the information on the booking confirmation
Information provided by the property may be translated using automated translation tools

Access methods

Front desk (limited hours)

Pets

  • No pets allowed

Children and extra beds

  • Children are welcome.
  • Rollaway/extra beds are available for NZD 80.0 per night.
  • Cots (infant beds) are not available.

Payment types at the property

Important information

Optional extras

The fees and deposits listed below will be charged at the time of service, check-in, or check-out.

  • Airport shuttle fee: NZD 100 per vehicle (one-way)
  • Rollaway bed fee: NZD 80.0 per night
  • Credit card charges are subject to a surcharge of NZD 2.5

This may not be a comprehensive list. Fees and deposits are subject to change and might not include tax.

You need to know

This property is managed by a professional host. The provision of housing is linked to their trade, business or profession.
Extra-person charges may apply and vary depending on property policy
Government-issued photo identification and a credit card may be required at check-in for incidental charges
Special requests are subject to availability upon check-in and may incur additional charges; special requests cannot be guaranteed
This property accepts credit cards; cash is not accepted
Noise-free guestrooms cannot be guaranteed
Safety features at this property include a carbon monoxide detector, a fire extinguisher, a smoke detector, a security system, a first aid kit, window guards and outdoor lighting
This property has outdoor spaces, such as balconies, patios and terraces, which may not be suitable for children; if you have any concerns, we recommend contacting the property prior to your arrival to confirm that they can accommodate you in a suitable room
Black Swan Lakeside Boutique Hotel offers transfers from the airport (fees may apply). Please contact the property on the number on the booking confirmation with your arrival details prior to travel. The front desk at this property is open daily from 7:00 AM - 8:00 PM.
Guests arriving after 8:00 PM must make advance arrangements by contacting the property using the information on the booking confirmation. Front desk staff will greet guests on arrival at the property.
If you cancel your booking, you'll be subject to the host's cancellation policy. In accordance with EU regulations about consumer rights, property booking services are not subject to the right of withdrawal.

We should mention

  • Registered guests are the only ones allowed to be in guestrooms.
  • Connecting/adjoining rooms are subject to availability and can be requested by contacting the property at the number on your booking confirmation.
  • This property welcomes guests of all sexual orientations and gender identities (LGBTQ+ friendly).

Property class

Rating provided by Qualmark®, source of official star ratings for accommodation in New Zealand.

Property is also known as

Black Swan Boutique
Black Swan Lakeside Boutique
Black Swan Lakeside Boutique Rotorua
Black Swan Lakeside Lodge Boutique Hotel
Black Swan Lakeside Lodge Boutique Hotel Rotorua
Black Swan Lakeside Boutique Hotel Rotorua
Black Swan Lakeside Boutique Hotel
Black Swan Lakeside Rotorua
Black Swan Lakeside Boutique Hotel Lodge
Black Swan Lakeside Boutique Hotel Rotorua
Black Swan Lakeside Boutique Hotel Lodge Rotorua

Black Swan Lakeside Boutique Hotel Reviews

Reviews

9.6

Exceptional

Rating 10 - Excellent. 112 out of 136 reviews
Rating 8 - Good. 16 out of 136 reviews
Rating 6 - Okay. 5 out of 136 reviews
Rating 4 - Poor. 1 out of 136 reviews
Rating 2 - Terrible. 2 out of 136 reviews

9.8/10

Cleanliness

9.8/10

Staff & service

9.2/10

Amenities

9.6/10

Property conditions & facilities

Reviews

Verified

10/10 Excellent

Michael

Liked: Cleanliness, staff & service, amenities, property conditions & facilities
Charming boutique hotel with friendly, helpful staff.Only there for one night but thoroughly enjoyed our time there
Stayed 1 night in Mar 2026
Verified

10/10 Excellent

Jeremy

Liked: Cleanliness, staff & service, amenities, property conditions & facilities
Great facility. Beautiful location. Nice room. Lots of amenities. Friendly courteous staffs.
Stayed 2 nights in Apr 2026
Verified

10/10 Excellent

Umashanker

Liked: Cleanliness, amenities, property conditions & facilities
Courteous staff and great location
Stayed 6 nights in Dec 2025
Verified

10/10 Excellent

Todd

Liked: Cleanliness, amenities, property conditions & facilities
Star was exceptional, location was great, room looking out on lake was excellent
Stayed 1 night in Dec 2025
Verified

8/10 Good

susan

Liked: Cleanliness, amenities, property conditions & facilities
Aesthetically everything was beautiful The setting was very scenic And the staff were very attentive The food was very good and everything we expected for a boutique hotel
Stayed 2 nights in Jan 2026
Verified

10/10 Excellent

Jonathan

Liked: Cleanliness, staff & service, amenities, property conditions & facilities
The staff were most welcoming, helpful, and cheerful. Dinner and breakfast excellent. Beautiful grounds overlooking the lake. Comfortable room with outside table and chairs. (We did not use the gas freplace in the room.)
Stayed 2 nights in Mar 2026
Verified

4/10 Poor

Swee

Liked: Cleanliness, staff & service, amenities, property conditions & facilities
Lovely property, friendly and attentive staff, free mini bar. Private drive was narrow and will not handle two cars going in opposite direction.
Stayed 2 nights in Mar 2026
Verified

10/10 Excellent

Scott

Liked: Cleanliness, amenities, property conditions & facilities
Fabulous experience! Service was better than outstanding and room was terrific! Peaceful grounds with awesome lake and black swan views.
Stayed 1 night in Feb 2026
Verified

8/10 Good

James

Liked: Cleanliness, amenities, property conditions & facilities
Rooms were great. Only 1 of the 2 hot tubs were heated and landscaping in back needed tending. Staff was outstanding.
Stayed 3 nights in Jan 2026
Verified

8/10 Good

Johnny

Liked: Cleanliness, staff & service, amenities, property conditions & facilities
Great place to stay and the breakfast was amazing!
Stayed 1 night in May 2024
Verified

8/10 Good

robert

Liked: Cleanliness, staff & service
Great staff
Stayed 2 nights in Oct 2025
Verified

10/10 Excellent

James

Liked: Cleanliness, amenities, property conditions & facilities
This hotel is such a gem. The views on the lake from the property are great. The hotel staff is great-Michelle was so helpful and friendly. There are nice spas on the property. We would recommend this property.
Stayed 2 nights in Oct 2025
Verified

8/10 Good

Bobby

Liked: Cleanliness, staff & service, property conditions & facilities
We had a room with a king bed facing the lake. The property was quiet and the breakfast was excellent.
Stayed 3 nights in Aug 2025
Verified

10/10 Excellent

Marcus

Liked: Cleanliness, staff & service, amenities, property conditions & facilities
The Black Swan Lakeside Boutique Hotel is a slightly secluded gem, but it is absolutely worth booking a room there. Its location right by the lake is stunning, complemented by a beautifully maintained and inviting garden that creates a peaceful and relaxing atmosphere. With only eight rooms, the hotel offers an intimate and exclusive experience that makes your stay feel even more special. From the moment we arrived, we were warmly welcomed by two lovely ladies who made us feel at home throughout our entire stay. Their kindness and attentiveness truly added a personal touch to the experience. The hotel itself has a very special charm and unique flair that sets it apart from typical accommodations. Everything feels thoughtfully designed and full of character. Overall, this hotel is strongly recommended, and we would gladly recommend it to anyone at any time.
Stayed 2 nights in Apr 2026
Verified

10/10 Excellent

Susan

Liked: Cleanliness, staff & service, amenities, property conditions & facilities
This was a wonderful accommodation. My husband and I stayed here 3 nights. The views were incredible. Sadly it rained a lot so we didn’t get to enjoy the beautiful grounds. Star the manager could not be any nicer. Anything we wanted she was there to get it for us. Our rooms were cleaned daily and amazing snack drawer was filled. Refrigerator was filled with drinks and replenished daily. Breakfast was made to order and was delicious. Much better than standard continental breakfasts normally served. Star even called us after we left because she wasn’t able to tell us by. I am very picky and don’t give 5 star ratings unless it’s exceptional.
Stayed 3 nights in Apr 2026
Verified

10/10 Excellent

Raymond

Liked: Cleanliness, staff & service
Very nice property. Amazing breakfasts!
Stayed 3 nights in Jun 2025
Verified

10/10 Excellent

Janet

Liked: Cleanliness, staff & service, property conditions & facilities
Perfect Stay
Stayed 3 nights in Sep 2024
Verified

10/10 Excellent

Bridget

Liked: Cleanliness, staff & service, amenities, property conditions & facilities
Beautiful lakeside property with a lovely restaurant and exceptional staff!
Stayed 1 night in Aug 2023
Verified

10/10 Excellent

Ann

Liked: Cleanliness, staff & service, property conditions & facilities
Beautiful setting and top notch staff - the house manager in particular was great.
Stayed 1 night in Feb 2023
Verified

8/10 Good

Eliezer

Liked: Amenities
Modern charming boutique hotel
Stayed 1 night in Sep 2023
Verified

10/10 Excellent

gordon

Liked: Cleanliness, staff & service, amenities, property conditions & facilities
Excellent well located facility with friendly staff
Stayed 2 nights in Feb 2023
Verified

10/10 Excellent

Tim

Liked: Cleanliness, staff & service, amenities, property conditions & facilities
Beautiful location, modern rooms and friendly and attentive staff. Would highly recommend.
Stayed 1 night in Oct 2023
Verified

10/10 Excellent

MEREDITH

Liked: Cleanliness, staff & service, amenities, property conditions & facilities
Gorgeous property & accomodation. Situated right on the lake it is just so quiet & peaceful. The staff are lovely & very accommodating. Would definitely stay there again.
Stayed 2 nights in Aug 2023
Verified

10/10 Excellent

Kåre

Liked: Cleanliness, staff & service, property conditions & facilities, room comfort

Perfect retreat

Beautiful hotel and private park. Close to the great Polynesian spa that is one of the best in the world
Verified

10/10 Excellent

Wolfgang

Liked: Cleanliness, staff & service, property conditions & facilities
Lovely stay. Very posh place to relax. Thank you Rowena (Manager) for taking good care of us!
Stayed 1 night in Oct 2023