View 35 photos
Front of Kippilaw House
Dining room table set for 30 - room can seat 50
Rouge drawing room
Ballroom with bar
TV room - 15th century
Master bedroom - Lady Napier Suite
En suite bathroom - master bedroom
French room - double bed - sleeps 2
White room - sleeps 4 - double bed + double trundle with 2 single mattresses together
Covered veranda - relax with drinks here
Corner view of Kippilaw House
Veranda with girls
Ceremony in dining room - set up
Tables set up in the ballroom
Group outside
Ballroom - table set up
Boy's room - sleeps up to 3
Rory's room - sleeps 2 - double bed
Ians room - double bed
Flynn's room - sleeps 2 - 2 single beds
Balvonie - Blue Room
Mark's room - sleeps 2 - kingsize bed
Oscar's room - can sleep up to 6 - double bed, double futon sofa bed, bunk beds
Red room - sleeps 2 - double bed
Lex room - sleeps 2 - kingsize bed - like a studio with fridge/microwave
Wee room - 1 single bed
Bathroom - thunder box
Laidlaw/Mr Napier's room - sleeps 3 - 3 single beds
Dressing room of master suite
South side of Kippilaw
Large lawn - great for games
Dining room table set for 30 - room can seat 50
Rouge drawing room
Ballroom with bar

Kippilaw House, Melrose, Scottish Borders, Scotland

Sleeps 12 - 35 15 Bedrooms 120 Dining

Stunning mansion sleeping 35 in the Scottish Borders, for family holidays and reunions, weddings and special occasions

Holiday Rental for Groups of Families and Friends. Kippilaw House, Melrose, Scottish Borders, Scotland, sleeps 12 - 35 in 15 bedrooms.

Kippilaw House is a very large house with a relaxed atmosphere welcoming groups from near and far and of all age groups. A family run establishment where we are helpful and friendly, we feel Kippilaw comes to life when full of friends and families.

Unlike many historic properties Kippilaw does not have a long list of rules and restrictions, therefore everyone can get on with enjoying themselves.

In the main part of Kippilaw there are 3 reception rooms with real open fires plus a grand hallway with lovely staircase for entrances, photos and receptions. Kippilaw has been lovingly restored keeping original details but with a new heating system and WiFi. There is a fully equipped farmhouse style kitchen for self catering, or you can choose to have all meals catered or just one special meal within your stay.

Kippilaw has 12 main bedrooms sleeping up to 30 guests within the house. There are an extra 3 tower rooms sleeping 5 plus futons and sofa beds which can be added taking total numbers up to 40 guests. All 15 bedrooms are individually decorated with vintage furniture suited to the house.

3 acres of private garden and grounds are surrounded by its own woodland. A south facing covered veranda overlooking the large flower border has seating, perfect for relaxing or cocktails. Barbecue facilities are also provided with lots of garden seating. A large flat lawn in front of Kippilaw is a good location for many activities and sports days, with football and rugby matches being favourites. Also suitable for Highland games, clay pigeon shooting, badminton and croquet.

If your numbers for a celebration exceed 200, a marquee can be added - the lawn is flat and in close proximity to the house.

Kippilaw has a wonderful Victorian Ballroom with a semi-circular bar which is perfect for functions and can be added as an extra. This room can seat 120 guests for a meal and is perfect for a large gathering, party or as a large conference and meeting space.

Our catering options are very flexible with choices from full service sit down meals to meals dropped off in your kitchen. We have our own chefs/menus serving great food from local sources.



WiFi available.


In function room there is a disabled toilet. Ground floor is suitable for wheelchairs. 1 room on ground floor can be made into temporary bedroom.

Dog Friendly

We welcome pets but please ask. Extra £40. After the 1st they are £25 each


Large farmhouse style with Aga. Double electric ovens with gas hob. 2 microwaves, 3 fridges. Washing machine and dryer. Large dining table.

Dining Room

Large table seats 30, the room seats up to 50 guests. Real fireplace, grand piano. 100 for a ceremony. Other reception/ballroom seats 120 for events.

Sitting Room

Red velvet couches and armchairs seating 20 - more can be added. Marble open fire, bay window. For ceremony seats 50 guests. Small TV room seats 10+.

TV and Music Facilities

Large TV and DVD player in smaller TV room. Speakers for phone or iPod. Radio in kitchen. Radio CD player. Can add sound equipment for events.

Games Room

Foozball table which we can add if needed. Badminton equipment. Croquet on lawn. Space to play outdoor games on lawn - football, rugby.

Heating and Open Fires

Full heating system in house. Open fires in all reception rooms.


15+1 bedrooms sleep 40: 8 doubles, 1 twin, 3 rooms sleeping 3, 1 room sleeps 4 (+2) in a double, bunk and double futon. 2 rooms sleep 4. 1 single.


All linen and towels provided for all guests. Bath mats, toilet paper, soap.


6 bathrooms, individually decorated. Italian marble and original fittings. Huge rain showers. En suite to master bedroom. Separate toilet.

Children's Facilities

Children are welcome. We have 1 bedroom with toys. Large wonderful garden. Foozball table if required. Board games and jigsaws.


Barbecue facilities. Outdoor covered verandah. Garden seating. 3 acres of private gardens, lawns and woodland.

Swimming Pool

a hot tub can be hired easily and we have lovely covered veranda which is good in all weather ,but don't have one in situ.


Parking in front of house for approx 30 cars. Extra parking is added on lawn for functions - we have hosted functions of 250 guests in past. Buses ok.


No smoking in the house please. The verandah is great for smoking and has covered seating.

Booking Information

£800 refundable household deposit
Function Suite not included in rental.
Fuel surcharge heating cost £200 for 2 days + £80 per day after 1st 2 days.
Function suite/Ballroom/Bar – seating up to 120 for meal: From £1600 depending on season.
Dog: £40 for 1+£20 after 1
Catering available.

Show Availability

Find the availability for each of our units.

Kippilaw House, Melrose, Scottish Borders

Please contact the owner for availability dates


Kippilaw is near the border towns of Melrose, St Boswells and Selkirk. From the north or south take A68, then B699, then B6359. Postcode is shared with Kippilaw Farm – we are next turn on road.

  • X95 from Edinburgh or Carlisle to Selkirk or Galashiels.51 or 52 from Edinburgh to Newtown St Boswells or St Boswells.Berwick rail link if coming on Kings Cross London train is number 64.
  • Tweedbank - trains from Edinburgh Waverley approx every 1/2 hour.Berwick upon Tweed is an option if coming from south - there is a Berwick rail link bus stopping at Borders General Hospital nearby.
  • We are between Melrose, St Boswells and Selkirk. 1 mile from small village of Bowden.
  • Newtown St Boswells, 2 miles.
  • Buccleugh Arms hotel and bar on A68 in St Boswells. Burts Hotel, Melrose. George and Abbotsford hotel/bar, Melrose. Kings hotel/pub. Montecassino Italian restaurant in Melrose. Pub in Lilliesleaf.
  • Edinburgh is technically nearer but Newcastle airport is also a good option as the road has much less traffic so the drive time is similar.

Contact Owner

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Planning an Event?

This venue is available for Weddings


A wonderful exclusive use property. We work with all our couples to create the wedding they wish with the freedom to decorate and to celebrate until late at night. Wonderful local sourced food.

Similar homes to book nearby


Please contact the owner for availability dates.

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