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Kippilaw House, east side and front door

House | 12 bedrooms | sleeps 30

Key Info
  • Nearest beach 70 km
  • Great for children of all ages 5
  • Car advised
  • Pets welcome
  • Private garden

Kippilaw is situated in the heart of the Scottish Borders near the historic town of Melrose, which offers a number of restaurants, pubs, cafes and interesting independent shops. Kippilaw is an ideal location for all occasions including holidays, weddings, birthday parties, hen and stag do's.

In the heart of the Borders there are a number of activities right on our doorstep with numerous golf courses, interesting walks, cycling routes, horse riding, rugby tournaments, fishing on the tweed, clay pigeon shooting, and mountain biking. There are an array of historical sites to visit and we are only an hour from both Edinburgh and Newcastle.

Size Sleeps up to 30, 12 bedrooms
Nearest beach Coldingham 70 km
Will consider Corporate bookings, Short breaks (1-4 days)
Access Car advised
Nearest Amenities 5 km
Nearest travel links Nearest airport: Edinburgh 64 km, Nearest railway: Edinburgh or Berwick upon Tweed 66 km
Family friendly Great for children of all ages, Suitable for people with restricted mobility
Notes Pets welcome, Yes, smoking allowed

Features and Facilities

Luxuries Log fire, Internet access, DVD player
General Central heating, TV, Video player, CD player, Telephone, Fax machine, Wi-Fi available
Standard Kettle, Toaster, Iron
Utilities Clothes dryer, Dishwasher, Cooker, Microwave, Fridge, Freezer, Washing machine
Rooms 12 bedrooms, 5 bathrooms of which 4 Family bathrooms and 1 En suites
Furniture 2 Sofa beds, Single beds (8), Double beds (9), Cots (1), Dining seats for 30, Lounge seats for 24
Other Linen provided, Towels provided, High chair
Outdoors Balcony or terrace, Private garden, BBQ, Trampoline
Access Parking
Further details indoors

Ground floor:

The house has 3 main reception rooms, a paneled dining room, lovely pale butter colour room with real fire and seating for 30. (Can seat up to 50).

Rouge drawing room - simply stunning room in the Chinese style with a beautiful bay window, ornate fireplace and seating for 14.

Charlie's sitting room - intimate duck egg blue room with fabulous Adams fireplace, giant TV and seating for 10.

Grand hall - stunning, paneled hall with classic carved main staircase (toilet under the stairs).

Country kitchen with Aga and additional table and seating.

1st floor:

Balcony/gallery with antique crystal lighting and classic red rugs overlooking the grand staircase.

Master suite - our majestic country bedroom has a relaxing sitting area with a working stone fire. The south facing bay windows bring in the most gorgeous light and beautiful views. Leading onto a large original dressing room, with wall to wall hand-made closets.

En-suite bathroom - fantastic walk in marble shower and huge original bathtub beside a working fire.

Oscar's room - very large double bedroom with comfortable sitting area and original marble working fire, great double windows with lovely view over the lawn (can accommodate family with extra beds provided).

Flynn's room - double room with twin beds, fireplace, armchairs and view over the lawn.

The thunder-box bathroom 1 - contains classic Italian marble walk in shower large enough for the whole family and the original 1789 wedgewood toilet called the thunder box (the comfiest loo ever) and a huge antique bathtub, with all the original fixtures and fittings.

Mr Napier's room - large double room with twin beds, south facing over garden

Marks room - charming double room with queen size bed, great closets and south facing views of garden

Bathroom 2 - large bathroom with bathtub and shower.

2nd floor:

Rory's room - double room with large double bed, working fireplace with armchairs and view over the lawn.

The boy's room - very large double room with sitting area and working fireplace. Great double windows overlooking lawn (can accommodate a family with extra beds provided).

Italian bathroom 3 - huge walk in shower with underfloor heating and Italian marble. A beautiful original claw tub completes this lovely bathroom with fantastic private views over the tower.

The white room - this fabulous room has windows galore, overlooking the gardens and lawn. Decorated with antique lighting, a large double bed with sitting area around charming working fireplace (can also be a family room as has foldout double bed).

Ian's room - charming double room with view over the lawn and antique fire escape.

The Red room - large double room with it's own ambiance created with black marble working fire and the Scottish antique bedroom suite.

The Blue room - large south facing double room with twin beds, there is a lovely original blue delph working fireplace (contains 3 single beds).

French room - quiet south facing room with original Victorian brass king-size bed, working fireplace and armchairs.

Victorian bathroom 4 - quaint bathroom with ornate basin and claw foot bath with shower.

Wee room - separate toilet with its own tiny original basin.

Further details outdoors

Kippilaw has a lovely 3 acre garden with a large lawn perfect for games. Around the garden are some benches and seating areas for you to enjoy.

BBQ equipment is available in the kitchen courtyard area.

We are lucky enough to have a beautiful south facing Victorian veranda. This is great for relaxing or enjoying cocktails in the evening, as a great sun trap.

The house is surrounded by woodland perfect for walks down to the pond or up to the old windmill ruins on the hill.

Further details

There is a fuel charge of £240 per week or £140 for the weekend.

There is a deposit of £600 in case of breakages.

The Scottish Borders region

The Scottish Borders is a great place to visit, only one hour south of Edinburgh or one hour north of the English Border, it is easy accessible. There are great walks and countryside, with the worlds best salmon river, the tweed, fantastic golf courses and many historic sites to visit.

Very beautiful and specially friendly, come and visit the undiscovered Scotland in the Borders.


Melrose is a lovely village with a great choice of places to eat ,boutique shops,pubs and small hotels. Melrose Abbey, Dryburgh Abbey or any of the many border Abbeys with the Abbey walk. 21 golf courses with the great freedom of the fairways pass.(ask we can help)

Horse riding, clay pigeon shooting, Jedburgh Deer and animal park, Floors Castle and gardens, Stobo Castle for pampering beauty days. Glentress Mountain Biking, Fishing-salmon or trout, hunting and shooting.

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Review 1-10 of 10

1 Aug 2014


"The most fantastic place for a wedding!"

We had the most fantastic time at Kippilaw House for our wedding. Words can't describe how amazing it was. Everyone commented on how brilliant a venue it was and how everything ran so smoothly. … More

7 Apr 2014


"Wonderful wedding venue"

We had an absolutely wonderful stay at Kippilaw House; relaxed, informal and so comfortable. The house is restored to a lovely standard, but is still quirky enough that you can really feel like it… More

3 Jan 2014


"Fantastic Party House"

We were guest of our friends who were home from NZ for Christmas and New Year and we enjoyed three nights of splendour in Kippilaw House including Dinner for 44 on New Year's Eve. The house sle… More

27 Jan 2013


"Great place for a large gathering!"

We had an excellent weekend at Kippielaw for my sister's hen weekend. I found it quite by accident on the internet! We were a large group and really enjoyed the huge space on the ground flood, ex… More

23 Jan 2013


"The Perfect Wedding Venue"

I remember the first time I saw this house I knew it was the perfect place for my wedding and thank fully my husband to be agreed. What this place offered was unique to the other places we had looked at as we got the place for the whole weekend! We felt like Lord and Lady of the manor! The setting and thank goodness the weather provided us with the wedding both of us wanted and it exceeded our expectations. The owners and particularly Lil were absolutely fantastic and helped us plan our wedding day to make it just perfect. Their experience and recommendations for our special day were excellent. The in house team ran our wedding day catering the food etc . The buffet in particularly was out of this world.
We had around 70 guests during the day and that went up to around 160 at night. The ballroom and surrounding rooms provided different environments for the younger folks at the wedding and those such as my gran that just fancied a comfy seat, wine in hand and a chat. All our guests thought the place was amazing and a fabulous place to get married.
It really was our perfect wedding and l would definitely recommend it!!!

14 Jan 2013


"What wonderful wedding week"

My Fiance and i booked this for our wedding week having totally fallen in love with the beauty and charm of the house. We had several meetings with lil the owner who let us wander round the house at w… More

So pleased you enjoyed your time here, we loved having you and very much look forward to welcoming you back. From all the Kippilaw Team

2 Jan 2013


"Beautiful, large family house which far exceeded my expectations!"

This beautiful house was a perfect location for my partner's 60th birthday celebrations. It was extremely well appointed and furnished to a high standard with amazing bathrooms and large bedrooms. We accommodated 38 guests over 5 days and everyone enjoyed their time at Kippilaw. The owners were on hand if required and catered for the main party evening with excellent food. The dining room, once cleared of furniture, was a perfect size for dancing after the meal. Great location for ease of access to Edinburgh and surrounding villages. Highly recommended.

Thank you so much for the lovely review, you were fantastic guests and we are very pleased to have played a part in your celebrations. It's always good to hear that what we do at Kippilaw (our rooms, our food, our service)is well received. Best wishes from all at Kippilaw, we hope to see you again.

30 Aug 2012



We booked Kippilaw House for our wedding after looking for the UK-equivalent of a huge gite in the South of France (no mean feat), and were not disappointed. The house itself is quirky, stunning and v… More

Thank you so much for your wonderful comments, we are really pleased you loved the house and delighted that your wedding was such a success

29 Aug 2012


"Amazing wedding venue"

Just returned home after celebrating our daughter's wedding at Kippilaw House. What a fantastic place - beautiful house and grounds, very comfortable, lovely people. Loved the AGA! Sue & Tom… More

Thank you so much, we are delighted you enjoyed your stay as much as we enjoyed having you.

15 Jul 2012


"Perfect and unique wedding venue"

We were looking for a relaxed and unpretentious wedding venue and Kippilaw ticked all the boxes. The beautiful, secluded house and grounds provided plenty of room for our guests to stay the night and there was even room for a tipi in the garden for our 170 dinner guests!

The hospitality and food were second to none. Planning for our big day was made much easier with the uninstrusive support, flexibility and creativity of the team at Kippilaw. We were able to decorate the venue to our own tastes and design our own menu.

The day itself was gorgeous, the grounds looked stunning and the staff were friendly and welcoming.

We would recommend Kippilaw House as a wedding venue and we would definitely go back again ourselves for a party or group holiday.

Review 1-10 of 10

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  • 1 Years listed

50% Response rate

Calendar last updated:22 Aug 2014

Based in United Kingdom

Languages spoken
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