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Breakwater Inn

4.5 star property
4.5-star luxury hotel near Dock Square

Choose dates to view prices

Photo gallery for Breakwater Inn

Aerial view
River View, King, w/ Porch | Terrace/patio
Exterior
Hypo-allergenic bedding, pillowtop beds, individually furnished
Inn Queen Courtyard View | View from room

Reviews

8.4 out of 10
Very good

Popular amenities

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

Explore the area

Map
127 Ocean Avenue, Kennebunkport, ME, 04046
  • Colony Beach
    ‪7 min walk‬
  • Dock Square
    ‪19 min walk‬
  • Walker's Point
    ‪2 min drive‬
  • Portland, ME (PWM-Portland Intl. Jetport)
    ‪43 min drive‬

Room options

View all photos for Spa Queen Partial Waterview

Hypo-allergenic bedding, pillowtop beds, individually furnished

Spa Queen Partial Waterview

  • Partial ocean view
  • Sleeps 2
  • 1 Queen Bed

View all photos for Inn Double Waterview

Inn Double Waterview | Hypo-allergenic bedding, pillowtop beds, individually furnished

Inn Double Waterview

  • Sea view
  • Sleeps 2
  • 1 Double Bed

View all photos for Spa Queen Partial Waterview w/ Porch

Hypo-allergenic bedding, pillowtop beds, individually furnished

Spa Queen Partial Waterview w/ Porch

  • Partial ocean view
  • Sleeps 2
  • 1 Queen Bed

View all photos for Inn Queen Courtyard View

Inn Queen Courtyard View | Hypo-allergenic bedding, pillowtop beds, individually furnished

Inn Queen Courtyard View

  • 301 sq ft
  • Sleeps 2
  • 1 Queen Bed

View all photos for Spa King, Water view

Spa King, Water view | Water view

Spa King, Water view

  • Harbor view
  • 377 sq ft
  • Sleeps 2
  • 1 King Bed

View all photos for Inn King Courtyard View

Hypo-allergenic bedding, pillowtop beds, individually furnished

Inn King Courtyard View

  • 301 sq ft
  • Sleeps 2
  • 1 King Bed

View all photos for Riverside, King, Water View

Riverside, King, Water View | Hypo-allergenic bedding, pillowtop beds, individually furnished

Riverside, King, Water View

  • Ocean view
  • Sleeps 2
  • 1 King Bed

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

River View, King, w/ Porch | Hypo-allergenic bedding, pillowtop beds, individually furnished

River View, King, w/ Porch

  • Water view
  • Sleeps 2
  • 1 King Bed

View all photos for Spa, King Suite

Spa, King Suite | Hypo-allergenic bedding, pillowtop beds, individually furnished

Spa, King Suite

  • Partial ocean view
  • Sleeps 2
  • 1 King Bed

View all photos for Inn King, Water View

Hypo-allergenic bedding, pillowtop beds, individually furnished

Inn King, Water View

  • Partial ocean view
  • Sleeps 2
  • 1 King Bed

View all photos for Breakwater Exclusive Waterfront Cottage

Breakwater Exclusive Waterfront Cottage | Living area | 32-inch flat-screen TV with cable channels, TV

Breakwater Exclusive Waterfront Cottage

  • Sea view
  • 1000 sq ft
  • Sleeps 2
  • 1 King Bed

View all photos for Riverside, King, Partial Water View

Hypo-allergenic bedding, pillowtop beds, individually furnished

Riverside, King, Partial Water View

  • Partial 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 | Hypo-allergenic bedding, pillowtop beds, individually furnished

Inn King, Junior Suite, Partial Water View

  • Ocean view
  • Sleeps 3
  • 1 King Bed

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

Hypo-allergenic bedding, pillowtop beds, individually furnished

Premium Room, 2 Queen Beds, Harbor View

  • Harbor view
  • 377 sq ft
  • Sleeps 4
  • 2 Queen Beds

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About the neighborhood

Kennebunkport

Oceanside stay.Your stay at this Kennebunkport hotel places you within a 10-minute walk of Colony Beach and St. Ann’s Episcopal Church. Cape Arundel and Kennebunkport Village Green are also within 2 miles (3 km).

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 Restaurant - ‬2 min drive
  • ‪H.B. Provisions - ‬4 min drive
  • ‪Mornings In Paris - ‬3 min drive

About this property

Breakwater Inn

4.5-star luxury hotel near Dock Square
There's a restaurant on site. You can enjoy a drink at the bar/lounge. Public spaces have free WiFi. The luxury Breakwater Inn also features coffee/tea in a common area and express check-out. Limited free parking is available on a first-come, first-served basis.

This 4.5-star Kennebunkport hotel is smoke free.

  • 35 guestrooms or units
  • 4 levels
  • Meeting rooms
  • Charging station for electric cars
  • Coffee in lobby
  • Front desk (limited hours)
  • Express check-out
  • Wedding services available
  • No smoking on site
  • Bar or lounge
  • Dining venue
Breakwater Inn offers 35 accommodations with bathrobes and hair dryers. Each accommodation is individually furnished. Beds feature pillowtop mattresses. 32-inch flat-screen televisions come with cable channels.

Bathrooms include showers and complimentary toiletries. This Kennebunkport hotel provides complimentary wireless Internet access, with a speed of 100+ Mbps (good for 1–2 people or up to 6 devices). Hypo-allergenic bedding, irons/ironing boards, and change of towels can be requested. Housekeeping is provided daily.

Languages

English

Similar properties

Front of property

The Colony Hotel

  • Pool
  • Pet friendly
  • Parking included
  • Free WiFi
4.5 out of 5, Wonderful, 777 reviews
$153 nightly
The price is $167
May 12 - May 13
Total includes taxes and fees
The Colony Hotel

Property amenities

Internet

  • Available in all rooms: Free WiFi
  • In-room WiFi speed: 100+ Mbps (good for 1–2 people or up to 6 devices)
  • Available in some public areas: Free WiFi

Parking and transportation

  • Electric car charging station on site
  • Free uncovered self parking on site
  • Limited onsite parking (max 1 space per unit)
  • Wheelchair-accessible parking available

Food and drink

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

Things to do

  • Free bicycle rentals

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
  • Tile flooring in public areas
  • Wheelchair-accessible parking

Room amenities

Entertainment

  • 32-inch flat-screen TV with cable channels

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

More

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

Policies

Check-in

Check-in start time: 3:00 PM; Check-in end time: 8:00 PM
Late check-in subject to availability
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 daily from 9:00 AM - 8:00 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 staffed during limited hours

Access methods

Front desk (limited hours)

Pets

  • No pets 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 smoke detector
Charges for extra guests may apply and vary according to property policy.
A credit card for incidental charges and government-issued photo identification may be required upon check-in.
Special requests are subject to availability at the time of check-in. Special requests can't be guaranteed and may incur additional charges.
    This property is managed by a professional host. The provision of housing is linked to their trade, business, or profession. 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 Visa, Mastercard, American Express, and Discover. Cash is not accepted. 
    For guests' safety, the property includes a smoke detector in each accommodation. Cashless payment methods are available for all transactions.

We should mention

  • 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

How close is Breakwater Inn to the airport?

Breakwater Inn is 14.5 mi (25-min drive) away from the Sanford, ME (SFM-Sanford Seacoast Regional) airport, the closest popular airport to the property.

How much does it cost to stay at Breakwater Inn?

As of May 9, 2025, prices found for a 1-night stay for 2 adults at Breakwater Inn on May 11, 2025 start from $175.0, 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.

Does Breakwater Inn have an airport shuttle?

Airport shuttle services are not available at Breakwater Inn.

How close is Breakwater Inn to the beach?

This hotel is a short 4-minute walk from Colony Beach and 11.3 mi (22-min drive) from Moody Beach. Don't forget your sunscreen!

Does Breakwater Inn offer free breakfast?

Breakwater Inn does not offer free breakfast.

Is there a casino at Breakwater Inn?

No, there is no casino at this hotel.

What time is check-in at Breakwater Inn?

Check-in start time: 3:00 PM; Check-in end time: 8:00 PM.

Is there free parking at Breakwater Inn?

This hotel offers free self parking.

Does Breakwater Inn have a pool?

Breakwater Inn does not have a pool.

Does Breakwater Inn have a restaurant?

Breakwater Inn is home to Port Fish & Chophouse MAY, which features seafood, ocean views, and happy hour.

Does Breakwater Inn have a spa?

There are no spa services available at this hotel.

How close is Breakwater Inn to downtown Kennebunkport?

Breakwater Inn is 0.9 mi away from Kennebunkport.

Breakwater Inn Reviews

Reviews

8.4

Very Good

Rating 10 - Excellent. 235 out of 488 reviews
Rating 8 - Good. 137 out of 488 reviews
Rating 6 - Okay. 78 out of 488 reviews
Rating 4 - Poor. 25 out of 488 reviews
Rating 2 - Terrible. 13 out of 488 reviews

8.8/10

Cleanliness

8.8/10

Staff & service

7.8/10

Amenities

8.2/10

Property conditions & facilities

8.2/10

Eco-friendliness

Reviews

8/10 Good

Steven

Traveled with group
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

Linda

Liked: Cleanliness, property conditions & facilities, room comfort

Not what we booked!

We booked a stay at the Breakwater Inn, but got moved to a different location due to construction at the Breakwater Inn. We should have been told beforehand!!! Not where we wanted to stay!!! Not happy!
Stayed 2 nights in Apr 2025

10/10 Excellent

Georgia A

Traveled with partner
Liked: Cleanliness, staff & service, amenities, property conditions & facilities
Wonderful property and great location.
Stayed 4 nights in Apr 2025

8/10 Good

Cynthia

Liked: Cleanliness, staff & service
Stayed 2 nights in Feb 2025

6/10 Okay

Verified traveler

Disliked: Cleanliness
The linens were all stained and they only clean every 3 days so we knew they wouldn’t change them.
Stayed 2 nights in Feb 2025

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

10/10 Excellent

Ryan

Traveled with partner
Liked: Cleanliness, staff & service, amenities, property conditions & facilities
Off-season conditions but was a wonderful stay. Just enough open to make it fun. Everyone at the property was helpful and the town was fun!
Stayed 1 night in Jan 2025

8/10 Good

Linda

Stayed 1 night in Dec 2024

8/10 Good

Linda

Traveled with partner
Liked: Cleanliness, staff & service, amenities, property conditions & facilities
Off Season - friendly staff and beautiful room!

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

Beth H

Traveled with family
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

10/10 Excellent

Patrick

Liked: Cleanliness, staff & service, property conditions & facilities
Stayed 2 nights in Dec 2024

10/10 Excellent

Heidi

Liked: Cleanliness, property conditions & facilities
Stayed 1 night in Dec 2024

10/10 Excellent

Nancy

Liked: Cleanliness, staff & service, property conditions & facilities
Stayed 2 nights in Dec 2024

10/10 Excellent

Kathleen

Liked: Cleanliness, staff & service, property conditions & facilities
We stayed in the main building and it was great!
Stayed 4 nights in Dec 2024

8/10 Good

Sherri

Stayed 1 night in Oct 2024

2/10 Terrible

Suzanne

Disliked: Property conditions & facilities
Stay away from this place! I booked it as it looked like a beautiful place. We arrived at check in and had two large suitcases. The staff behind the counter says do you have a lot of luggage and we reply yes. She goes ahead and puts us in the other building where we had to walk up four flights of stairs with all of our luggage and no elevator! So rude. The room was very plain and not even a tv or phone. We had to go all the way down and to the other building with all of our luggage and they didn’t even help. One good amenity was the beautiful gym.
Stayed 1 night in Oct 2024

6/10 Okay

Gayle

Traveled with partner
Not a luxury hotel. Dirty, stained sofa in the room. Seen much better in Holiday Inn, Hilton & Hampton Inn. Disappointed to find beach right outside was nothing but rocks. I feel deceived by the term "Luxury". But the staff was nice. They just need to upgrade the rooms.
Stayed 6 nights in Oct 2024

6/10 Okay

Philip

Traveled with partner
Liked: Cleanliness
Disliked: Staff & service
Advertised as having a restaurant but it was closed. Nice room but on 4th floor so a bit of a trek. Reception staff not particularly helpful.
Stayed 2 nights in Oct 2024

2/10 Terrible

Alex

Disliked: Cleanliness, staff & service, property conditions & facilities
Would’ve been happy to find out, but there was no one there to check us in waited for over two hours trying to get a hold of somebody using the main number called Expedia. They tried as well. Very sad experience had to leave and go find another hotel at 9 o’clock at night.
Stayed 1 night in Oct 2024

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

2/10 Terrible

Tanya

Disliked: Cleanliness, property conditions & facilities, room comfort
Awful. Sink leaking water all over bathroom. Bed horrible loud creeking every time you move, bed frame wobbling all over the place. Table legs falling off. Stairs badly stained. Wouldn’t give the place one star.
Stayed 2 nights in Oct 2024

8/10 Good

Mary

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

First time guest

Bed was comfortable but not a 5 star comfortable. Room was clean but smaller than it appeared in the picture. It also was on the third floor with no elevator access. That was not a problem for us but I can see it being an issue for other seniors
Stayed 2 nights in Oct 2024

8/10 Good

Sonya

Liked: Cleanliness, staff & service, property conditions & facilities
The only negative thing I have is there are no elevators. We had luggage that was heavy due to the length of our trip. We were on the third floor!
Stayed 1 night in Oct 2024

4/10 Poor

andrea

Traveled with group
Disliked: Cleanliness, property conditions & facilities, room comfort
The room was shabby- desperately in need of a deep clean and renovation. Stained lampshade, carpet stains, horrible old tile floor in the bathroom. The bar/restaurant was closed ( this was not communicated until we tried to go there). Where was the free breakfast? Closed for the season ☹️
Stayed 1 night in Oct 2024