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Breakwater Inn

4.5 star property
Luxury hotel with a restaurant and a bar

Choose dates to view prices

Photo gallery for Breakwater Inn

Food and drink
1 bedroom, hypo-allergenic bedding, pillowtop beds
View from property
Aerial view
Property grounds
This tranquil oceanfront retreat offers a genuine Maine experience. Guests enjoy fresh seafood at Stripers Restaurant with water views, rejuvenating massages at the spa, free bicycles for exploring, and comfortable outdoor seating to take in the coastal scenery.

Reviews

8.6 out of 10
Excellent

Popular amenities

  • Bar
  • Housekeeping
  • Parking included
  • Air conditioning
  • Free WiFi
  • Restaurant

Room options

Available filters for rooms
Showing 14 of 14 rooms

View all photos for Inn Queen Courtyard View

Inn Queen Courtyard View | 1 bedroom, hypo-allergenic bedding, pillowtop beds

Inn Queen Courtyard View

9.2 out of 10
Wonderful
(5 reviews)

Highlights

Individually furnished
Air conditioning
LED TV
Hypo-allergenic bedding
Separate bedroom
Pillowtop bed
Hair dryer
Bathrobes
  • 301 sq ft
  • Sleeps 2
  • 1 Queen Bed

View all photos for Spa King, Water view

Spa King, Water view | 1 bedroom, hypo-allergenic bedding, pillowtop beds

Spa King, Water view

8.8 out of 10
Excellent
(12 reviews)

Highlights

Individually furnished
Air conditioning
LED TV
Hypo-allergenic bedding
Separate bedroom
Pillowtop bed
Hair dryer
Bathrobes
  • 377 sq ft
  • Harbor view
  • Sleeps 2
  • 1 King Bed

View all photos for River View, King, w/ Porch

River View, King, w/ Porch | 1 bedroom, hypo-allergenic bedding, pillowtop beds

River View, King, w/ Porch

8.6 out of 10
Excellent
(4 reviews)

Highlights

Porch/lanai
Individually furnished
Air conditioning
LED TV
Hypo-allergenic bedding
Separate bedroom
Pillowtop bed
Hair dryer
  • Water view
  • Sleeps 2
  • 1 King Bed

View all photos for Riverside, King, Water View

Riverside, King, Water View | 1 bedroom, hypo-allergenic bedding, pillowtop beds

Riverside, King, Water View

9.0 out of 10
Wonderful
(6 reviews)

Highlights

Individually furnished
Air conditioning
LED TV
Hypo-allergenic bedding
Separate bedroom
Pillowtop bed
Hair dryer
Bathrobes
  • Ocean view
  • Sleeps 2
  • 1 King Bed

View all photos for Inn King, Junior Suite, Partial Water View

Inn King, Junior Suite, Partial Water View | 1 bedroom, hypo-allergenic bedding, pillowtop beds

Inn King, Junior Suite, Partial Water View

8.0 out of 10
Very good
(1 review)

Highlights

Separate sitting area
Individually furnished
Air conditioning
LED TV
Hypo-allergenic bedding
Separate bedroom
Pillowtop bed
Hair dryer
  • 1 bedroom
  • Ocean view
  • Sleeps 3
  • 1 King Bed

View all photos for Inn King Courtyard View

1 bedroom, hypo-allergenic bedding, pillowtop beds

Inn King Courtyard View

10.0 out of 10
Exceptional
(2 reviews)

Highlights

Individually furnished
Air conditioning
LED TV
Hypo-allergenic bedding
Separate bedroom
Pillowtop bed
Hair dryer
Bathrobes
  • 301 sq ft
  • Sleeps 2
  • 1 King Bed

View all photos for Spa, King Suite

Spa, King Suite | 1 bedroom, hypo-allergenic bedding, pillowtop beds

Spa, King Suite

Highlights

Individually furnished
Air conditioning
LED TV
Hypo-allergenic bedding
Separate bedroom
Pillowtop bed
Hair dryer
Bathrobes
  • 1 bedroom
  • Partial ocean view
  • Sleeps 2
  • 1 King Bed

View all photos for Breakwater Exclusive Waterfront Cottage

Breakwater Exclusive Waterfront Cottage | 1 bedroom, hypo-allergenic bedding, pillowtop beds

Breakwater Exclusive Waterfront Cottage

Highlights

Separate sitting area
Individually furnished
Air conditioning
Kitchen
Full-sized refrigerator/freezer
LED TV
Hypo-allergenic bedding
Separate bedroom
  • 1000 sq ft
  • 1 bedroom
  • Sea view
  • Sleeps 2
  • 1 King Bed

View all photos for Spa Queen Partial Waterview

1 bedroom, hypo-allergenic bedding, pillowtop beds

Spa Queen Partial Waterview

8.0 out of 10
Very good
(1 review)

Highlights

Individually furnished
Air conditioning
LED TV
Hypo-allergenic bedding
Separate bedroom
Pillowtop bed
Hair dryer
Bathrobes
  • Partial ocean view
  • Sleeps 2
  • 1 Queen Bed

View all photos for Spa Queen Partial Waterview w/ Porch

1 bedroom, hypo-allergenic bedding, pillowtop beds

Spa Queen Partial Waterview w/ Porch

8.0 out of 10
Very good
(1 review)

Highlights

Balcony
Individually furnished
Air conditioning
LED TV
Hypo-allergenic bedding
Separate bedroom
Pillowtop bed
Hair dryer
  • Partial ocean view
  • Sleeps 2
  • 1 Queen Bed

View all photos for Inn Double Waterview

Inn Double Waterview | 1 bedroom, hypo-allergenic bedding, pillowtop beds

Inn Double Waterview

8.0 out of 10
Very good
(1 review)

Highlights

Individually furnished
Air conditioning
LED TV
Hypo-allergenic bedding
Separate bedroom
Pillowtop bed
Hair dryer
Bathrobes
  • Sea view
  • Sleeps 2
  • 1 Double Bed

View all photos for Riverside, King, Partial Water View

1 bedroom, hypo-allergenic bedding, pillowtop beds

Riverside, King, Partial Water View

10.0 out of 10
Exceptional
(3 reviews)

Highlights

Individually furnished
Air conditioning
LED TV
Hypo-allergenic bedding
Separate bedroom
Pillowtop bed
Hair dryer
Bathrobes
  • Partial ocean view
  • Sleeps 2
  • 1 King Bed

View all photos for Inn King, Water View

1 bedroom, hypo-allergenic bedding, pillowtop beds

Inn King, Water View

Highlights

Individually furnished
Air conditioning
LED TV
Hypo-allergenic bedding
Separate bedroom
Pillowtop bed
Hair dryer
Bathrobes
  • Partial ocean view
  • Sleeps 2
  • 1 King Bed

View all photos for Premium Room, 2 Queen Beds, Harbor View

1 bedroom, hypo-allergenic bedding, pillowtop beds

Premium Room, 2 Queen Beds, Harbor View

Highlights

Individually furnished
Air conditioning
LED TV
Hypo-allergenic bedding
Separate bedroom
Pillowtop bed
Hair dryer
Bathrobes
  • 377 sq ft
  • Harbor view
  • Sleeps 4
  • 2 Queen Beds
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About the neighborhood

Map
127 Ocean Avenue, Kennebunkport, ME, 04046

What's nearby

  • Colony Beach - 7 min walk - 0.4 miles
  • Kennebunkport Village Green - 13 min walk - 0.7 miles
  • Dock Square - 19 min walk - 1.0 mile
  • Walker's Point - 2 min drive - 0.7 miles
  • Gooch's Beach - 2 min drive - 0.7 miles

Getting around

  • Wells Regional Transportation Center - 17 min drive
  • Portland Intl. Jetport Airport (PWM) - 36 min drive

Restaurants

  • ‪Alisson's Restaurant - ‬19 min walk
  • ‪Federal Jack's - ‬3 min drive
  • ‪Pilot House - ‬2 min drive
  • ‪The Clam Shack - ‬20 min walk
  • ‪Mornings in Paris - ‬3 min drive

About this property

Breakwater Inn

Luxury hotel near Dock Square
At Breakwater Inn, you can look forward to an outdoor entertainment area, a bar, and a restaurant. Stay connected with free in-room WiFi.
Additional perks include:
  • Free self parking
  • Free bicycle rentals, express check-out, and outdoor furniture
  • A nature reserve, a water dispenser, and coffee/tea in the lobby
  • Guest reviews speak highly of the helpful staff
Room features
All guestrooms are individually furnished, and include comforts such as air conditioning and bathrobes, as well as thoughtful touches like free WiFi.
More conveniences in all rooms include:
  • Hypo-allergenic bedding and pillowtop mattresses
  • Bathrooms with showers and free toiletries
  • 32-inch LED TVs with cable channels
  • Wardrobes/closets, LED light bulbs, and heating

Similar properties

Front of property

The Colony Hotel

  • Pool
  • Pet friendly
  • Parking included
  • Free WiFi
8.8 out of 10, Excellent, 947 reviews
$149 nightly
The price is $162
Nov 2 - Nov 3
Total with taxes and fees
The Colony Hotel

Property amenities

Internet

  • Available in all rooms: Free WiFi
  • In-room WiFi speed: 50+ Mbps
  • Available in some public areas: Free WiFi

Parking and transportation

  • Free uncovered self parking on site
  • Limited onsite parking (max 1 space per unit)

Food and drink

  • A bar/lounge
  • A restaurant
  • Coffee and tea in common areas

Restaurants on site

  • Port Fish & Chophouse

Things to do

  • Free bicycle rentals

Conveniences

  • Water dispenser

Guest services

  • Change of bedsheets (on request)
  • Change of towels on request
  • Housekeeping (daily)
  • Wedding services

Outdoors

  • In a nature reserve
  • On a river
  • Outdoor entertainment area
  • Outdoor furniture

Accessibility

  • If you have requests for specific accessibility needs, please contact the property using the information on the reservation confirmation received after booking.
  • Area rugs in public areas
  • Hardwood flooring in public areas
  • No elevator
  • Stair-free path to entrance
  • Tile flooring in public areas

More

  • 4 floors
  • At least 80% lighting from LEDs
  • Locally-owned and organized tours and activities
  • Smoking not allowed
  • Water dispenser usage encouraged

Room amenities

Bedroom

  • Bedsheets provided
  • Hypo-allergenic bedding
  • Pillowtop mattress

Bathroom

  • Bathrobes
  • Free toiletries
  • Hair dryer
  • Private bathroom
  • Shampoo
  • Shower
  • Soap
  • Toilet paper
  • Toothbrush and toothpaste (on request)
  • Towels provided

Entertainment

  • 32-inch LED TV with cable channels

More

  • Air conditioning (climate-controlled)
  • Heating (climate-controlled)
  • Individual furnishings
  • Iron/ironing board on request
  • LED lighting

Policies

Check-in

Check-in start time: 3:00 PM; Check-in end time: anytime
Minimum check-in age: 21

Check-out

Check-out before 11:00 AM
Contactless check-out available
Express check-out available

Special check-in instructions

The front desk is open Sunday - Thursday (7:00 AM - 9:00 PM) and Friday - Saturday (7:00 AM - 11:00 PM)
The check-in location differs from the property location; go to: [Mabel's House, 126 Ocean Ave (across street from Breakwater Inn)]
Front desk staff will greet guests on arrival at the property

Access methods

Staffed front desk

Pets

Pets not allowed

Children and extra beds

Children are welcome
Rollaway/extra beds are not available
Cribs (infant beds) are not available

Property payment types

Important information

You need to know

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
The name on the credit card used at check-in to pay for incidentals must be the primary name on the guestroom reservation
This property accepts credit cards; cash is not accepted
Cashless transactions are available
Safety features at this property include a carbon monoxide detector and a smoke detector
This property has outdoor spaces, such as balconies, patios, terraces which may not be suitable for children; if you have concerns, we recommend contacting the property prior to your arrival to confirm they can accommodate you in a suitable room

We should mention

This property does not have elevators
This property welcomes guests of all sexual orientations and gender identities (LGBTQ+ friendly)

Property is also known as

Breakwater Inn
Breakwater Inn Kennebunkport
Breakwater Kennebunkport
The Breakwater Inn And Spa Kennebunkport, Maine
The Breakwater Hotel Kennebunkport
The Breakwater Inn And Spa Kennebunkport Maine
The Breakwater Inn Spa
Breakwater Inn Hotel
The Breakwater Inn Spa
Breakwater Inn Kennebunkport
Breakwater Inn Hotel Kennebunkport

Frequently asked questions

Is Breakwater Inn pet-friendly?

No, pets are not allowed at this property.

How much does it cost to stay at Breakwater Inn?

As of Oct 25, 2025, prices found for a 1-night stay for 2 adults at Breakwater Inn on Nov 5, 2025 start from $142.49, excluding taxes and fees. This price is based on the lowest nightly price found in the last 24 hours for stays in the next 30 days. Prices are subject to change. Choose your dates for more accurate prices.

How much is parking at Breakwater Inn?

Self parking is free at this property.

What time is check-in at Breakwater Inn?

Check-in start time: 3:00 PM; Check-in end time: anytime.

What time is check-out at Breakwater Inn?

Check-out is at 11:00 AM.

Where is Breakwater Inn located?

Situated on the waterfront, this luxury hotel is within 1 mi (2 km) of Colony Beach and Dock Square. St. Ann’s Episcopal Church and Cape Arundel are also within 15 minutes.

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Breakwater Inn Reviews

Reviews

8.6

Excellent

Rating 10 - Excellent. 22 out of 41 reviews
Rating 8 - Good. 9 out of 41 reviews
Rating 6 - Okay. 7 out of 41 reviews
Rating 4 - Poor. 3 out of 41 reviews
Rating 2 - Terrible. 0 out of 41 reviews

9.0/10

Cleanliness

8.6/10

Staff & service

8.6/10

Amenities

8.6/10

Property conditions & facilities

8.8/10

Eco-friendliness

Reviews

10/10 Excellent

Michele

Liked: Cleanliness, staff & service, amenities, property conditions & facilities
Best view in kennebunkport.
Stayed 3 nights in Oct 2025

8/10 Good

Margaret

Liked: Cleanliness, staff & service, amenities, property conditions & facilities
Lovely views of river and ocean.
Stayed 2 nights in Oct 2025

10/10 Excellent

MICHAEL

Liked: Cleanliness, staff & service, amenities, property conditions & facilities
We had a wonderful stay at this hotel. Our view from our room was of the harbor, with moored lobster boats and waves breaking in the distance. The staff were friendly, warm, and accommodating. If you are looking for a romantic, iconic Kennebunkport hotel, this is it.
Stayed 1 night in Oct 2025

10/10 Excellent

Spencer

Liked: Cleanliness, staff & service, amenities, property conditions & facilities
We had the best time, they provided everything you could want and the scenery was amazing
Stayed 4 nights in Jul 2025

10/10 Excellent

Raymond

Liked: Cleanliness, staff & service, amenities, property conditions & facilities
Had a wonderful few days celebrating our anniversary
Stayed 3 nights in Aug 2025

10/10 Excellent

Rosetta

Liked: Cleanliness, staff & service, amenities, property conditions & facilities
We loved the view of the bay, and the covered outside patio seating area.
Stayed 1 night in Jun 2025

10/10 Excellent

Derek

Liked: Cleanliness, staff & service, property conditions & facilities
Ice view of the tidel river and a sort walk to a beautiful beach
Stayed 1 night in Aug 2025

10/10 Excellent

Nondini

Liked: Cleanliness, staff & service, amenities, property conditions & facilities
We had a lovely stay here, the view was gorgeous and getting to sit outside with a cup of coffee looking out onto the water was special. It’s very kid friendly - our son was able to run around watching boats, throwing rocks, looking for shells on the waterfront. It’s simple, beautiful, clean with great everything you could want.
Stayed 2 nights in Aug 2025

10/10 Excellent

Verified traveler

Liked: Cleanliness, staff & service, property conditions & facilities, room comfort
Amazing stay - but they should remove "Spa" from their title as they don't have a Spa anylonger.
Stayed 2 nights in Jul 2025

4/10 Poor

Nirali

Disliked: Staff & service
Property is very different from pictures. and a good 2 miles away from the main center which means you have limited food options.
Stayed 2 nights in Jun 2025

10/10 Excellent

Jacques

Liked: Cleanliness, staff & service, amenities, property conditions & facilities
Wonderful experience
Stayed 1 night in Jul 2025

8/10 Good

AmyJane

Liked: Cleanliness
The view from our room was stunning, and we were very happy with the location- peaceful & tranquil spot on the outskirts of town center, and only a short walk to town beach.
Stayed 2 nights in May 2025

10/10 Excellent

marie

Liked: Cleanliness, staff & service, amenities, property conditions & facilities
The view was amazing. The room was spacious, comfortable and gorgeous.
Stayed 2 nights in May 2025

10/10 Excellent

David

Liked: Cleanliness, staff & service, property conditions & facilities
Great hotel…quiet and close to everything.
Stayed 1 night in Dec 2024

10/10 Excellent

Michele

Liked: Cleanliness, staff & service, amenities, property conditions & facilities
Our stay at the Breakwater Inn was great! As soon as we walked in we were greeted by a very nice woman who gave us clear instructions on where to park, where our room was, as well as menus for both the restaurant across the street Mabel's, and the restaurant in the hotel. Our room was clean, spacious, and had a beautiful balcony overlooking the water with two adirondack chairs. The bartenders were so friendly and made great drinks. Others that were staying at the hotel were just as friendly. I couldn't speak more highly of our experience. It's only a 20 minute walk to the downtown area where the shops and restaurants are. I would definitely recommend this hotel to others.
Stayed 2 nights in Jul 2025

10/10 Excellent

Richard

Liked: Cleanliness, staff & service, property conditions & facilities
Nice hotel
Stayed 3 nights in Sep 2024

10/10 Excellent

Julie

Liked: Cleanliness, amenities, property conditions & facilities
The view is beautiful. Love the location. The staff is lovely.
Stayed 1 night in Jan 2025

8/10 Good

Steven

We arrived a few weeks prior to the opening of the Summer season. Our rooms w/balconies were great! Property is being renovated & will be really nice when completed. Also be aware there is not an elevator & the stairs are steep & narrow. Great location to downtown
Stayed 3 nights in May 2025

6/10 Okay

John

Liked: Staff & service
Disliked: Amenities
Make sure to ask for an updated room. A lot of renovations going on in property. Place is fine. About a 20 minute walk or 3 minute drive to shops and restaurants. Mabel’s and coffee shop directly across the street
Stayed 1 night in May 2025

10/10 Excellent

Jim

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

Must stay in Kennebunkport

Loved the location in regards to downtown Kennebunkport and Kennebunk. Comfortable bed nice facilities.
Stayed 2 nights in Oct 2024

10/10 Excellent

Beth H

Liked: Cleanliness, staff & service, amenities, property conditions & facilities
We had a great stay visiting family in Kennebunk. The room was large, clean and comfortable. The view was just spectacular. We will stay again.
Stayed 1 night in Dec 2024

8/10 Good

MATTHEW

Liked: Cleanliness, staff & service, amenities, property conditions & facilities
Great location, nice property, a little older but well maintained.
Stayed 1 night in Oct 2024

10/10 Excellent

Michael

Liked: Cleanliness, staff & service, amenities, property conditions & facilities
Beautiful place with friendly people and great places to eat
Stayed 3 nights in Jul 2022

10/10 Excellent

Susan

Liked: Cleanliness, staff & service, property conditions & facilities
Had a rough start to our booking, when 2 days before arriving we were called and said our room had flooded due to a pipe burst, and they had to cancel our reservation. However, after working through Expedia the Inn found us a replacement room. Checking in was a bit confusing, as the hotel is not clearly marked. There is a small awning that says Breakwater, but with shops on the ground floor we thought that was referencing the shopping plaza, and not where to go to check in. But alas, after circling several times we walked in and found someone. It was a beautiful location, and walkable to downtown Kennebunkport with a lot of shopping and dining options.
Stayed 2 nights in Jun 2025

10/10 Excellent

Susan

Liked: Cleanliness, staff & service, amenities, property conditions & facilities
Perfectly situated within a reasonable walk to shops and restaurants.
Stayed 1 night in Sep 2022

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