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Book Online or call HomeAway Booking Assistance 888-640-7927
Book Online or call HomeAway Booking Assistance 888-640-7927

Kippilaw house is a huge magical historic mansion in private location

Bedrooms 14
Half Baths1
Space 32,291 sq. ft.
Property type chateau / country house


About the property

EXCLUSIVE USE-12 or 15 bedrooms,sleeps 33/40 near to lovely Melrose & Edinburgh

Kippilaw House is a fabulous private mansion secluded by its own enchanting woodland, near to the lovely town of Melrose in the Scottish Borders. The house as it stands today incorporates the original 15th century tower with a large Georgian frontage in the palladium style. All the features are originals.The house has all the luxuries of home with the beauty of a historical country house. Kippilaw is a great place for an occasion or just to getaway with your friends. Kippilaw house includes 12 bedrooms sleeping up to 33 guests ( add extra 3 rooms taking total up to 40 guests )3 reception rooms, Large kitchen & 6 bathrooms. Country kitchen with aga.

BALLROOM - function room can be added with victoria. semi circular bar ,2 fireplaces - this function room can seat up to 120 for diner ( additional fees involved ).includes men's,ladies & disabled toilets

Grand hallway carved staircase with balcony.

Panelled dining room seating up 30 at one large banqueting table included, but can seat up to 50.

Rouge drawing room. Armchairs for 16, many more can be seated if required.

Charlie’s sitting room; family sitting room, seats 10, large TV, Sky

Grounds & Garden.

Victorian covers veranda,

BBQ area with picnic table seating outdoors

£75 per night fuel,allowance added to each booking.

We have 3 extra bedrooms ( tower rooms) not listed on this site .

There is a charge of £350 per 2 night weekend for extra 3 tower rooms taking house total,guests up to 40 guests.

Tower rooms -Each additional night is + £60 and £600 per week .


We have extra function suite with ballroom seating up to 120 guests for diner .

Full Victorian semi circular bar with staff .

In house menus available .

If having function at Kippilaw addtional charge of £500 up to 50 guests.( not including ballroom )

If over 50 guests ballroom must be added at cost of addtional £1900-��3000.

Marquees available on our fabulous lawn for larger numbers 200-300 guests .prices on request .

Ballroom can be added for weddings .large functions up to 250 guests additional-£1500-£2500

Towels and bed linen are provided.


2 oven aga, double oven,

5 burner, Rangemaster stove.

2 dishwashers


Washing machine

More Details

Property Manager
The Owner
Member since: 2009
Speaks: english
Manager indicates their response time is:
Within a day
Calendar last updated:
November 22, 2017


Melrose Chateau / Country House Accommodation and Amenities

Property Type:
  • chateau / country house (detached)
  • Catering available
  • Breakfast - Booking Possible
  • Lunch - Booking Possible
  • Dinner - Booking Possible
Floor Area:
  • 32291 sq. ft.
House Rules:
  • Max. occupancy: 30
  • pets considered ...
  • Events Allowed
  • children welcome
Location Type:
  • Rural
  • Village
  • Away From It All
  • Family
  • Sports & Activities
  • Broadband Access
  • Fireplace
  • Heating
  • Internet
  • Iron & Board
  • Linens Provided
  • Living Room
  • Parking
  • Towels Provided
  • Washing Machine
  • Wireless Internet ...
  • 4 Ring Stove
  • Dishwasher
  • Freezer
  • Grill
  • Kitchen
  • Microwave
  • Oven
  • Refrigerator
  • Stove
  • Toaster
  • Dining ...
  • Dining Room
  • seating for 30 people
  • 1 Bathroom
  • 1 Half Bath
  • Bathroom 1 - toilet
    Bathroom 2 - tub , shower
    Bathroom 3 - tub , shower
    Bathroom 4 - combination tub/shower
    Bathroom 5 - tub , shower
    Bathroom 6 - combination tub/shower
    Bathroom 7 -
  • 1 bathroom is a downstairs toilet not a bathroom
  • 14 Bedrooms, Sleeps 30
  • Bedroom 1-lady napier - 1 queen
    Bedroom 2-oscars - 1 double , 2 twin/ single , bunk beds if needed
    Bedroom 3-flynns - 2 twin/ single
    Bedroom 4-Mr laidlaw - 2 twin/ single , 1 sleep sofa /futon
    Bedroom 5-marks - 1 queen
    Bedroom 6-rorys - 1 double
    Bedroom 7-boys - 1 double , 2-3 beds added for family
    Bedroom 8-Ians - 1 double
    Bedroom 9-white nursery - 1 double , 1 sleep sofa /futon
    Bedroom 10-red room - 1 double
    Bedroom 11-blue room - 2 twin/ single , 1 sleep sofa /futon
    Bedroom 12-french room - 1 queen
    Bedroom 13 - 1 twin/ single , wee room - single room
    Bedroom 14-twin room - 2 twin/ single , 1 sleep sofa /futon , twin room with extra double futon bed
  • Extra beds can bed added to most rooms, as they mostly all large.
  • CD Player
  • DVD Player
  • Games ...
  • Radio
  • Satellite / Cable ...
  • Television
  • Toys ...
  • VCR
  • Lawn / Garden
  • Outdoor Grill ...
  • Porch / Veranda
  • Terrace
Leisure Activities:
  • bird watching
  • horseback riding
  • scenic drives
  • walking
Local Services & Businesses:
  • ATM/bank
  • fitness center
  • groceries
  • hospital
  • massage therapist
Sports & Adventure Activities:
  • cycling
  • fishing
  • golf
  • mountain biking
  • mountaineering
  • swimming
  • tennis
There are no bedrooms downstairs but there are wheelchair accessible toilets downstairs.


Exceptional! 5/5 -
(8 traveler reviews)

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Kippilaw house is a huge magical historic mansion in private location
average rating of 5.0 based on 8 reviews

Amazing Family Gathering

  • 5 of 5

Thank you Kippilaw! What a fantastic family gathering. We felt very privileged to have Exclusive use of this beautiful house and felt like the Lord and Lady of the manor. My mother had a wonderful 80th birthday celebration with the highlight an amazing dinner for 25 all prepared and beautifully presented by Lil. The following day we had a mini Highland Games ( as much as the weather could allow!!!). This is a fabulous setting for any occasion, wedding, private party ..... And we will certainly be looking for another occasion to use Kippilaw.

Book your event NOW!!

  • Submitted: Apr 26, 2016
  • Stayed: March 2016
  • Source: HomeAway
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If you don't feel it, check you still have a pulse

  • 5 of 5

My husband and I got married in front of an open coal fire in the red room at Kippilaw House on the 10th January 2015.

We spent a full week in the house along with 17 close family and friends with the wedding in the middle of that week.

I have put off writing this review as I feared that my words would be inadequate at doing justice to the setting/people who make up this magical place!

I'm so pleased we picked Kippilaw House in which to be married as nowhere else could have come near it.It's hard to explain why,but I will try:

It has everything. Comfort,style,all mod cons, but most of all what it crucially has,in spades, is what I will call "heart".

This is the factor, the X factor,which makes it stand out from all the rest.

It is full of beautiful, artistic,homely and comfortable touches which all add up to make it something special but from our first meeting with Lil, we felt this friendly welcoming feeling, this "heart.

When searching for our wedding venue we had a long list of requirements which were not easy for us to find in one place. However, not so at Kippilaw. There nothing was too much trouble. Lil listened to all our requirements for the wedding day AND DELIVERED. Not only that, but she, and the team made it look easy!

Although they must all have been working SO hard all day,it all happened behind the scenes, seamlessly.

I must also comment on the food which was like a mini theatrical event in itself. Such attention to detail, with everything beautifully presented AND delicious!

Kippilaw has provided us with such amazing memories we will treasure for ever.

  • Submitted: Feb 11, 2015
  • Stayed: January 2015
  • Source: HomeAway
Owner's Response: Many thanks Mel and Paul for such a wonderful review. We are delighted you had such a fantastic wedding and stay at Kippilaw and we look forward to seeing all your photos. Xx
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  • 5 of 5

We held our wedding at Kippilaw in September this year and couldn't have asked for a more perfect setting. From the moment we first visited the house and met Lil and the team we had a good feeling and this continued throughout all our planning to the weekend itself. The venue is breathtaking, a beautiful, quirky and homely setting. Both the house and grounds are stunning and provided such a talking point for all our guests. The team at Kippilaw went above and beyond to meet our requirements and we established a great working relationship - no request was too much trouble. Our wedding meal and buffet was delicious and all home made good quality produce. All in all Kippilaw made our wedding a unique and amazing experience and I would love to use the venue again in the future.

  • Submitted: Nov 23, 2014
  • Stayed: September 2014
  • Source: HomeAway
Owner's Response: We are absolutely delighted you had such a wonderful time. Please do visit again. x
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Perfect Venue for a Party

  • 5 of 5

We hired Kippilaw House for a big party for my sons 18th, daughters 21st, husbands 50th and our silver wedding anniversary. You would think that the wide range of ages would not work together but the house’s size and layout was absolutely ideal. There are three reception rooms, a grand hallway and a large ballroom which allowed us the freedom to have over 200 guests and catered to all our ages and their wishes.

Staying for the whole weekend meant we were able to have a wonderful dinner party on the Friday night which was catered for by the house. The food was delicious and it meant we could all relax and not worry about feeding the troops. It was reasonably priced and we were delighted that the produce was sourced locally. On the Saturday night we had a black tie event with a local ceilidh band and Kippilaw also organised a hog roast by the Juicy Meats Company, which we would strongly recommend. The following day we had a tea party on the lawn where we were able to use all of Kippilaw’s gorgeous tea cups and crockery - it was fabulous! The huge lawn meant that the kids could play at their will.

Our friends and family all loved the house as it really feels like your own home. We personally chose Kippilaw as it had a laid back atmosphere and there were not the same rules and regulations which other larger properties appeared to have. There were also no extra hidden charges.

We would highly recommend Kippilaw House for a holiday, family gathering and party.

  • Submitted: Aug 9, 2014
  • Stayed: August 2013
  • Source: HomeAway
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Amazing venue for a wedding!

  • 5 of 5

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.

We really appreciate how much effort Lil and her team went to on the day to make sure all the transitions happened effortlessly (for us at least!). Jess and her team on the Saturday night were absolutely brilliant and she really thought of everything. She consulted us on all the important things but did a great job of guessing and sorting stuff out for us without any hint of stress- she was fantastic! Staff were willing to arrange changes of time for the break with the kitchen when we were running behind schedule and were so lovely about it! All of the waiting staff during dinner were so smiley and lovely and they really knew what they were doing- such a credit to Lil and the fab venue!

The rooms were all gorgeous and we loved that on the Friday, Sunday and Monday we were left to our own devises- it gave us the chance to relax and chat with everyone without having to try and get round them all on the day of our wedding. There are very few places where that would have been possible (we know because we scoured the whole of Scotland trying to find them!) and being able to turn our wedding day into a wedding weekend really made it so special.

The tables and crockery were just gorgeous and I can't even begin to explain how happy we were with all the food- the chef is truely fantastic! We asked a lot by not sticking to Kippilaw's menus and creating our own and were nervous about whether our Moroccan inspired feasts would work on a large scale but it was amazing! All of our friends had always said the only expectation they had of our wedding was that the food would be great and everyone was blown away and said how much better it was than the usual roast chicken- we can't thank Lil and her team enough for their willingness to give it a go and making it so much better than we could have imagined!

I could go on forever about how fantastic it was and we will be talking about how amazing it was forever, to whomever will listen, and even to those who don't!

Lil is so laid back it helped us remain laid back and I think we can honestly say that we are the only people we know to get married who didn't have any stress in the run up to the wedding or on the day- thank you!

  • Submitted: Aug 1, 2014
  • Stayed: April 2014
  • Source: HomeAway
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My Perfect Wedding Venue

  • 5 of 5

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!!!

  • Submitted: Jan 23, 2013
  • Stayed: September 2012
  • Source: HomeAway
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Nearest Airport
38 Miles
Nearest Ferry
80 Miles
Nearest Train
36 Miles
Edinburgh/Berwick upon tweed
Nearest Beach
35 Miles
Car: recommended

Kippilaw is a historic house of great charm visited by sir Walter Scott. Abbotsgord House his beautiful home and gardens is open to the public. Kippilaw is situated 3 -4 miles from the town of Melrose, which is a lovely place with great local shops and boutiques, hotels/pubs.

There are many historic abbeys including Melrose, Dryburgh, and Jedburgh Abbeys.

Floors castle is a fantastic place to visit with a cafe, garden centre and the house to visit.

Golf is available on over 25 golf courses including the Roxburgh .

There is a great golf pass available from the tourist Board called 'freedom of the Fairways.

Fishing is available on the World famous tweed.

Hunting is also available locally please ask.

Glenntress is only a short drive.Famous mountain biking centre.

horse riding is available on all levels.

clay pigeon shooting is great fun and just round the corner.

Other Activities: hunting





  • £500 deposit for possible breakages, will be refunded within the week of your departure.
    £200 fuel allowance for weekend.

    £200 fuel allowance plus £50 per day so for 1 week £450.
  • Ballroom can be added for weddings .large functions up to 200 guests additional-£500-£990
  • Contractual booking deposit: 30.00% rent