Ok, so it's a little further than 10 minutes to the old town, and the staff werent the most cheery people I've ever met, but for $12 a night this place is very good.

The rooms were big, clean, and with a balcony too, as well as fridge and cable tv, excellent value really.

Location wise, yeah not the best, but only a 10-15 minute walk til you start to reach shops, and another 5-10 minutes to the Japanese bridge in the old town. And it's only 25-30K Dong in a taxi, but just make sure you go on the metre.

Free bikes as well in offer (although not in the best condition) and they looked after our luggage for the afternoon and sorted a cheap taxi to the airport for us.

Some people need to lower their expectations for the price they pay. Wanna be closer to town, pay more. Wanna cheap stay, stay here...!

First thing is that the photos on line if you try to book on line are NOT of this hotel and i will be advising Agoda of this, as clearly the hotel are misleading agoda and the other online booking companies. The photos mainly do not relate to this hotel at all and the couple that do have be seriously photoshopped, So that in itself is very deceptive of the hotel management and does not bode well for a good feeling about them
However we were referred here by a very nice hotel in Hue, where we had really good value and good service, so we had no reason to doubt their recommendation to the Grass Lands (but I should have looked at it myself online first, but even if i did the online photos are not this hotel)....anyway we ended up here off the bus.
It is a $12 per night hotel for sure. We had two rooms and each had a balcony which was really nice, and the rooms are spacious and have aircon, a fan and a TV. Breakfast was included but is very basic !
Sheets had stains and i dont' think they had been washed at all.(not old stains!!).
The staff were helpful though and we booked out at 12noon but they kept out bags in storage and let us use the pool etc etc at no extra charge until our bus south left at 6pm at night. So i can't fault them there.
It seemed like a long walk to town but we ended up doing it a few times and it really did not take long. They also let you use free bicycles at the hotel and we took advantage of these for a ride to Cua Dai beach (not worth it) and into the country side. Also there is a free shuttle into town anytime you want it but it stops at 6pm - a taxi each way is only 25 to 30 VND anyway so is very cheap.
Swimming pool in is a very weird position in the middle of the restaurant??? What the....... ????
But it was really good to cool down in after the walk to town.
No doubt there are better hotels in the $20 US range ....several of them. but for $12US this is good budget accom. Its a real shame that they are being decietful about what they 'look like' They also go by the name of THAO NGUYEN hotel and have flash leaflets advertising the hotel under that name also.
All that said HOi An is ok, if you want to step into a tourist post card for a day or two. Not my fav place in Vietnam. Its cute but its weird too...like being in Ubud in Bali or Melacca old town in Malaysia.....all tourist over kill these days and were great 15 yrs ago.! anyway enjoy .....but would not recommend Grass Lands there are heaps better on offer closer to town for $20US and upwards.

Got dropped off at the hotel by the bus company who obviously are associated with the hotel as they always drop people off there, $12 a room for two people so you think its a pretty good deal. However I would have rather stayed elsewhere nearer to town even paid more but at least I wouldn't have to deal with the very rude staff on a daily basis. One lady in particular on the reception desk was rude to us throughout out entire stay. Also prices change watch out! They insist we pay at the end of the stay and when you get the bill (which you don't it is just a piece of paper with scribbled numbers on) it doesn't add up! Question it and they argue and get aggressive with you... Also they say $12 a night but when you pay in VND they make up their own exchange rate so end up paying more money!!

Plus:
As we booked our bus through another company we had to get dropped off in town at hanhs cafe and they told us in the morning that they would drop us off... (they supposedly offer a free shuttle bus into town) however it wasn't till the time that our bus departs that they told us they will only take us if we went on their bus so we would stay at their hotel at the next destination which we were not prepared to do! Only for us running 3km with 18kg rucksacks on our backs we would have missed our bus and spent even more money than we had!

Not nice people, con artists and would highly recommend finding other accomodation!!

Not a pleasant stay, the only thing going for here is the fairly decent rooms.

We woke up from our 16 hour bus journey in the courtyard of this hotel. Tired and not sure of our surroundings we were conned into staying here, after they had shown us a map of where we were (or where we were not, anywhere near to Hoi An).
The rooms were basic but what was bad was the stench of our bathroom, it stank of urine and when we asked the staff, the cleaner came along and sprayed air freshner before leaving again.
Hoi An was so lovely but it sucked to be so far away.
The staff were extremely rude and the man got really annoyed when we told him we didn't need to book onward journey with them.
All in all a bad experience and the worst place we have stayed during our time travelling Vietnam.
Hanh Cafe...damn you for stopping your bus at this hotel, shame on you!!