At a glance

Sleeps 26 adults
+ 5 children
Bedrooms 12 Bathrooms 5 Pets 2 Welcome Region Roxburghshire Town/village Melrose
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Large Georgian Mansion, near Melrose (110)

This gorgeous old fashioned house with lots of homely charm is only an hour away from Edinburgh and is an ideal venue to entertain your friends and family.

This large country house is situated in its own three acres of grounds, with a westerly aspect, located in the rolling Scottish Borders countryside near Melrose. The house dates back to Georgian times with an impressive palladium frontage which gives it a grand air, yet within still feels like a family home. This is a super house to take if you have a large group to entertain and want your own space.

The impressive pitch pine staircase in the grand entrance carries a traditional country house ambience throughout the property. The drawing room with open fire is an elegant room with delightful views to the front and side, whilst the other large front room houses the substantial dining room that can seat up to 24 people. Beyond this are a secondary sitting room and a traditional country house kitchen, which can cater for groups of this size. All the accommodation is situated on the first and second floors which sleeps up to 30 guests (26 adults maximum), in 12 bedrooms, with 5 bathrooms.

With a well-kept enclosed garden and grounds, with plenty of parking, it really has a feel of being in the country. This delightful large holiday home is ideal for a family holiday, an event or occasion including a wedding, or for those wishing to base themselves in a secluded setting.

A large reception hall welcomes you into the holiday houseThe elegant drawing room is located at the front of the houseFormal dining in this grand room for up to 24 Great for fine diningThe kitchen is well equipped to cook for large numbersThe kitchen also has a breakfasting areaAn additional sitting room for TV use

Living Space

Reception rooms

On entering, there is a spacious semi-panelled L-shaped reception hall, with fine pitch pine feature staircase. The two front rooms are the main reception rooms, with the drawing room and the larger dining room. The drawing room is a large light airy room with large bay window facing south, with fine upholstered chesterfield sofas in front of an open fire. The décor is grand with floral wallpaper, carved wooden mantelpiece and gilt over-mantle mirror. Additionally there is a secondary sitting room beside this room, which is less formal. This is a more cosy room with a large TV, which is ideal for children or catching up with the news on the TV.

Kitchen / Dining

The dining room has a grand piano at one side and the table can seat up to 24 comfortably, which gives you an idea of the size of this room. It is semi-panelled, with traditional wall paper and a wooden floor, and is classical in style suitable for a country house.

Access to the kitchen can be from the dining room or via the main corridor, and this room is also an L-shaped room, with the main cooking area in one section and some informal seating available in the other. The cooking capability includes a traditional AGA and a large gas range-master cooker, along with 2 dishwashers and US style fridge freezer. There are plenty of units for storage and work space to work at.


For a function the dining room can dine a maximum of 50 people, whilst for a ceremony or event it can be set-up for up to 75 on a seating only basis. The owners do not allow outside caterers, providing catering themselves on request for weddings, parties, corporate groups and small dinner parties. For menu's and quotes please ask with your enquiry.

  • Accommodation, Additional
  • Aga
  • Dishwasher, 2
  • DVD Player
  • Fridge Freezer
  • Garden Furniture
  • Garden, Ornamental
  • Heating, Central
  • High chair, 2
  • Internet Access
  • Microwave
  • Open Fires
  • Oven, 2, hob, gas
  • Parking, 20 cars
  • Piano, Grand
  • Piano, Upright
  • Toy boxes
  • TV, Sky
  • Walking, woodland
  • Washer Dryer
  • Wireless Broadband
  • Mobile reception
  • Hot Tub, can be hired locally
The first floor 'Napier Suite 1' has its own en-suite dressing roomFirst floor Family bedroom, named as 'Oscar's' roomA feature roll top bath can be found in this first floor bathroomThis first floor triple bedroom is known as 'Mr Napier'The second floor 'White' bedroom with sofa-bedThis second floor double bedroom is named after 'Rory'This second floor double bedroom is named 'Red'Second floor double bedroom, named as 'Boy' room'French' is a second floor bedroom with a 'Bedknobs and Broomsticks' bedSecond floor traditional bathroom

Bedrooms & Bathrooms - Sleeps 26 + 5

Accommodation is provided for a group of 26 adults and 5 children in 12 bedrooms with 5 bathrooms, as follows:

First floor

‘Napier Suite’, master double room, with double bed, with access only via the dressing room or en-suite bathroom, with bath, separate shower cabinet, w.c and wash hand basin, and separate en-suite dressing room;

‘Oscar’s room’, family bedroom, with double bed for 2 adults and bunk bed for 2 children, plus sofa-bed, with adjoining door to bedroom next door;

‘Flynn’s room’, twin room, with two single beds, with adjoining door to family room next door; bathroom, with bath only, separate shower cabinet, traditional wooden w.c and wash hand basin;

‘Mr Napier’s room’, is a triple room, with three single beds, with adjoining door to double room next door; bathroom, with bath with shower over, w,c and wash hand basin, with access to double room next door;

‘Mark’s room’, double room, with king size double bed, with access only via triple room or bathroom.

Second floor

‘Rory’s room’, double room, with double bed, with adjoining door to double room next door;

‘Boy’s room’, large double room, with queen size double bed for 2 adults and a futon bed for 1 child with adjoining door to double room next door; bathroom, with bath only, separate shower cabinet, traditional wooden w.c and wash hand basin;

‘Ian’s room’, smaller double room, with double bed, with adjoining door to double room next door;

‘White room’, double room, with double bed for 2 adults and double day bed for 2 children, with adjoining door to room next door;

‘Red room’, double room, with double bed; ‘Blue room’, triple room, with three single beds;

‘French room’, double room, with double bed; bathroom, with bath with shower over and wash hand basin; separate w.c, with w.c only.

  • 1 Double Bedroom/s With Ensuite Bathroom
  • 5 Double Bedroom/s With Shared Bathroom
  • 1 Twin Bedroom/s With Shared Bathroom
  • 1 Family Room Shared Bathroom
  • 2 Triple Bedroom With 3 Single Beds And Shared Shower Room
  • 1 King Size Double Bedroom With Ensuite Bathroom
  • 1 Queen Sized Double Room With Shared Bathroom
Drive right up to the front doorA long view of the front lawn and houseThe gardens and verandah catch the summer sun nicelyThe grounds to the front can be used for entertainmentDeparting will be such sweet sorrowWatch out for the wildlife

Grounds & Surrounds

Set within 3 acres of enclosed grounds, that is shaped like a balloon, with the long string being the tree lined drive up to the main policy. Surrounded by mixed woodlands there is a formal lawn to the front of the house and a sloping lawn on the south side. There is plenty of parking for the group size. Please note the owners live in the rear section of the house, which is self-contained, whilst the main section of the house including all the grounds to the front and the side are included with the let.

Located in the Scottish Borders countryside, 4 miles from Melrose and within 1 hour from Edinburgh. The village of St Boswells has a general store and hotel, whilst Melrose has a great choice of pubs, hotels, shops and restaurants. The Borders region is known as the short break destination of Scotland, with plenty of choice of activities in the area, including walking the Eildon hills, mountain biking in the woodland trails, clay-pigeon shooting locally, fishing on the Tweed or playing a round of golf in Melrose.


Security Bond

The owner requires a fully refundable security bond to be paid within 7 days of the holiday start date.
This owner has chosen to use our secure online payment service to collect this bond from guests.

Check in / Check out

Guests are welcome to arrive from 4:00pm and are asked to depart by 10:00am on the day of departure.

Pets Welcome

A maximum of 2 pets are welcome at this property. Typically pet charges apply but please contact the office for details.

Cancellation Policy - Strict

Included in the rental

Linen, towels, and an initial supply of coal for the open fires is included within the rental.

A fuel surcharge is payable at this property, a 2 night minimum is £150, 3/4/5/6/7 nights incur an additional charge of £50 per night.

Notes & Warnings

Please note there are restrictions on the use of external caterers in relation to hosting events/weddings and the owner supplies a list of sample menus and guideline tariffs, provided by a chef/catering firm familiar with the kitchen. Please ask for sample menu's and price guidelines.

If the prime purpose of booking this property is to hold a celebratory event, the nature and purpose of the event in question must be discussed with and approved by the owner prior to confirming the booking.

This property operates a strictly no fireworks policy.

The owners live in the rear section of the house, which is self-contained. The large main section of the building including all the grounds to the front and the side are included with the let.

Please note that whilst Internet connection is available here, it is a limited satellite service and it is not fast. Data downloads are prohibited.

Please be aware that the grand piano and upright piano are tuned on a regular basis, but like all pianos the tuning quality changes. Guests are welcome to play the pianos, but for those wishing to arrange a musical event, then the self-provision of a professional keyboard may be more appropriate.

Dogs are welcomed on the ground floor only of this property in a designated area in the kitchen. There's a pet fee of £40 for the first pet, thereafter, £25 per pet.

Please note that those wishing to hold a wedding must discuss prior to booking.

A fuel surcharge is payable at this property, a 2 night minimum is £150, 3/4/5/6/7 nights incur an additional £45 per night if required, total weekly cost is £375

All payments are to be made directly with housekeeper/management during your stay.


Nestled at the foot of the Eildon Hills under the brow of the Three Peaks, in the valley of the river Tweed, the attractive town of Melrose is a lovely holiday spot. The distinctive landmark of the peaks carry a rich history; an ancient settlement, the Trimontium Fort has been located in this area since about 79AD, and you can learn more in the Three Hills Roman Heritage Centre. The town is home to two beautiful National Trust for Scotland walled gardens, Priorwood and Harmony, both fantastic floral displays overlooking the Abbey grounds. The magnificent and grand scale Abbey was ruined by the English in the 14th Century. The Abbey is said to have interred the heart of Robert the Bruce. Nearby Abbotsford is the ancestral home of Sir Walter Scott. The house is set in a beautiful location on the river Tweed, and represents the Romantic Movement that Sir Walter Scott created. 


The Borders region of Scotland, offering spectacular sceneries and beautiful towns and villages, is the ideal destination for visitors. The historic county of Roxburghshire borders England to the south, and is a welcoming gateway to Scotland. The area is attractive to walkers and cyclists thanks to its sweeping hills and valley landscapes. With the rivers Tweed and Teviot running through the county, fishing is within easy reach, and the Tweed particularly is famed for its salmon. An excellent number of golf courses can be found in the area too.  The largest town, Hawick is renowned for its textile industry, in particular knitwear, and the town’s shopping centre is testament to this. For visitors in the months of May and June, the town is also the starting point of a fantastic celebration of local history, the Border Common Ridings celebrated across the towns of the Borders.  At Melrose, on the river Tweed, you can find Abbotsford, the ancestral home of Sir Walter Scott, a lasting monument of its owners life and achievements. Kelso, at the junction of the rivers Teviot and Tweed, also boasts its own abbey ruins, and set nearby is the magnificent Floors Castle, the largest inhabited castle in Scotland. Jedburgh, can be found just 10 miles from the English border, and its proximity to England has provided it with a rich history of national battles, and it too is home to a fascinating ruined abbey. For those looking for city life, then Edinburgh and all its attractions are only one hour away.

Scottish Borders

Popular as a short break destination, the Scottish Borders offer peace and tranquillity in the beautiful landscapes, and traditional towns and villages. Behind the scenes, the Borders tell of a turbulent history; there is much to learn of the Scottish wars from this area. Fishing, golf, walking and cycling can be found in abundance, so make sure you see the best of the region!

Southern Scotland

Stretching across the border with England, and reaching up to the central belt from Glasgow to Edinburgh, the Southern Scotland region is a popular location for short break holidays. Although you may not find the monumental mountain ranges of the Highlands, don’t think that this region lacks the traditional Scottish landscapes. The famous 7Stanes mountain biking routes can be found across the Border counties and Dumfries and Galloway, as there is an abundance of hills, glens and forests to challenge even experienced bikers. The region has plenty of fishing opportunities too, most popular perhaps is the River Tweed, well known for its salmon, and miles of coastline, ideal for walking and bird spotting. Golf can be found in abundance in this area too. For gentler activities, visit the Four Borders Abbeys, magnificent tributes to the religious history of the area, at Kelso, Jedburgh, Dryburgh and Melrose.   

Area Roxburghshire Type of location Countryside Nearest shop 2 miles Nearest supermarket 4 miles Nearest pub 2 miles
Nearest Airport
Edinburgh 48 miles
Newcastle 68 miles
Nearest Train Station
Tweedbank 5 miles
Edinburgh 41 miles
The market town of Melrose is nearbyMelrose AbbeyFishing on the Tweed is a favourite pastimeFloors Castle on the outskirts of Kelso


Feefo is an independent feedback service used by Scotts Castle Holidays to give you an opportunity to see how other guests feel about this property.

24th October 2014 Great 

We have been going away as a large group for ten years now and have stayed at a number of different properties. We had a wonderful stay at Kippilaw and only intend this feedback to be taken as constructive compared to the other properties in which we have stayed as we did enjoy our stay.

Whilst we appreciate how old the house is, the water system was the worst we have ever encountered. There was no hot water at all on the first night when one mother of a young toddler tried to bath him at 6pm. We were told that people don't normally have a bath so early and the water wasn't set to come on until later. Having seen the number of children making up the party, I would have thought the water would have been set to come on earlier.

It was pot luck if you got hot water and on one occasion, when most of the party were out, I tried to have a shower when no other water in the house was being used and it was little more than a drip.

As I say, we appreciate how old the house is, but in no other property has it been this bad and for the cost to rent the house, the ability to have a hot shower or bath each day should be standard.

There were a number of fires on the ground floor in the house and being October we did want to light these. There was only coal supplied, no kindling and no matches which made it extremely difficult. There were no smokers in the party and therefore no one had lighters or matches.

Lil was great over email in getting the bedroom arrangements set up, but there was no one around when the first guest arrived at the pre-arranged time of 4pm, in fact they had to call me as they couldn't get in to the property (it turned out the door was unlocked just very stiff). In all other properties, we have been met, shown round the house and given instruction as to how to get hold of them during the visit should we have any problems. This didn't happen at Kippilaw. I saw Lil once during our visit when she popped her head through the kitchen door on the first night but then we didn't see her again. We don't want people in all the time, but we did have issues with the water and the fires and couldn't find anyone to speak to. At other properties, there has always been someone there on the last morning to say goodbye and see that all had gone well, no one at all at Kippilaw, we just closed the door and left.

Finally, there was a real wasp problem on the top floor on the last morning, there were wasps everywhere and one of our children got stung.

As I say, this is just a bit of constructive feedback as all in all we had a good time in what is a lovely big house.

Thank you.


Further to our conversation about your experience at Kippilaw, it can be difficult for owners to gauge the level of interaction each group requires and in this case it appears there must have been some misunderstanding as Lil recalls being told it wasn’t necessary for her to give a full guided tour of the property.

Living on site as she does, Lil feels she is never too far away, if help is required and her contact number is available in the house as well as on the travel directions provided. However, overall I’m glad you enjoyed your time at Kippilaw. Spending quality time with friends and family is what makes a good holiday so special and I’m glad we were able to help facilitate this for you.

26th August 2014 Excellent 

This Mansion was amazing. the owners were so helpful and made us very welcome. Would highly recommend Kippilaw House it is a wonderful place.

Thank you for the great feedback, lovely you hear you enjoyed the stay in this beautiful mansion and hope you found our service helpful when planning the trip! If we can assist with any future holiday plans please don’t hesitate to get in touch.

Scotts Castle Holidays

21st November 2013 Excellent 

The property was ready when we arrived and everything was done to make sure we had a good time. WE were made to feel that we shouldtreat the house as our own and if we wished to move things we could.

Many thanks for your lovely feedback following your stay in this beautiful mansion. So glad to hear your family enjoyed their stay and please do not hesitate to get back in touch if we can assist with any future holiday plans.

Don’t forget we also offer a loyalty discount for returning guests so we will be more than happy to apply this to your next trip!

Scotts Castle Holidays

11th April 2013 Excellent 

Great location, lovely owners, fun property

Many thanks for your feedback. We are very pleased to hear that you enjoyed Kippilaw House! Don't forget we offer a loyalty discount to returning clients, and I hope we can help with future holiday plans.

Scotts Castle Holidays

28th November 2012 Excellent 

An absolutely wonderful venue. From the moment we walked into the hallway and what a grand hall - I had a vision of sweeping down that magnificent stairway in a ball gown. All members of our party (24) had a thouroughly enjoyable weekend with most of the 'house time' spent in the lovely dining room - even being entertained by our grand-daughters playing tunes on the grannd piano. What an experience for our three girls. I could just go on and on - superb!

Thank you for your positive feedback. We are delighted to hear you had a fantastic time at the property and found our service to be excellent! It is always a pleasure hearing people have had a lovely time. We have recently introduced a loyalty discount scheme for returning customers, and look forward to assisting you with future plans.

Cat Booth
Scotts Castle Holidays

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This property only accepts bookings starting on the changeover day. Short break requests will generally only be considered within 2 weeks of the holiday. Please choose a changeover day as your start date.

Security deposit £ * ENQUIRE NOW

* A security bond (GHD) may be payable 7 days prior to your holiday start date and refunded following your departure.

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+44 (0)1208 821 341

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