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Scottish Salmon Fishing

Salmon Fishing
Upper and Lower Floors are two of the prime beats on the River Tweed and offer some of the best fishing in Scotland. Each beat takes a maximum of four rods and our experienced ghillies are on hand when required. The season is from February until November. The peak times are April / May and October / November
For Salmon fishing enquiries including availability & our Spring offers, please contact Victoria Roddie in the Estate Office. 01573 223 333 (opt 2) 

Many fishing photos provided by Mattias Helde -

Upper Floors

Upper Floors
Upper Floors has 1.5 miles of some of the best fly water in Scotland and is one of the most attractive beats on Tweed. Situated just 1.5 miles upstream of Kelso, it is one of the most sought after beats on Tweed with a 5 year catch record of 452 salmon/grilse. There are 17 named pools, offering a good variety of bank, boat and wading opportunities. There is good access to all the pools along the beat and a very pretty stone fishing hut with a log fire. Visit the Tweedbeats website

Lower Floors

Lower Floors
Lower Floors lies between the Junction pool and Upper Floors, looking across the park to Floors Castle. With 1.5 miles of double bank fishing, Lower Floors is one of the top Tweed beats and is currently performing the best it has done for many years with a 5 year average of 387. There are 9 named pools offering a variety of bank, boat and wading. Facilities include a large fishing hut heated by a wood burning stove and a separate WC. Visit the Tweedbeats website


Sunlaws is a very attractive beat that runs alongside the 18 hole championship golf course at the Roxburghe Hotel, ending at the viaduct at Roxburgh village. It is situated about 3 miles from the joining of the Teviot with the Tweed at Kelso. The beat is 1.2 miles of double banked fishing. There are 7 pools ranging from 4-10 feet with the best fishing in the higher water in the autumn. Fishing is from the bank and wading and is predominately from the north bank although it can be worth crossing to the south bank at times. There is fishing hut in the middle of the beat on the north bank and a ghillie can be arranged if required Visit the Tweedbeats website

Upper Roxburgh

Upper Roxburgh
Located on the River Teviot, approximately 1 1/2 miles upstream of Kelso, Upper Roxburgh is an attractive beat starting above the Kelso Angling Association water and finishing at the viaduct at Roxburgh village. The beat is 1.34 miles of double bank fishing with 10 pools ranging from 4 - 10 feet deep, with the best fishing in the higher water in the autumn. Fishing is from the bank and by wading with most of the fishing from the north bank. There is a fishing hut on the north bank adjacent to the main parking area which offers a warm retreat from the worst of weather. A ghillie can be arranged if required. Visit the Tweedbeats website
Application Form for
General Conditions of Let

Tenancy: The tenancy will be a Short Assured Tenancy under the Housing (Scotland) Act 1988. The Lease may be renewed at the end of the prescribed term of let but applicants should be aware that possession of the property can be recovered by the proprietor at the expiry of the Lease if required.

Entry and Duration: Entry shall be at such date as may be agreed. The duration of the Lease shall be for an initial period of not less than six months.

Rent: The rent shall be payable monthly in advance by Standing Order on the 1st of each month with a proportionate amount payable on entry.

Repairs: The proprietor shall maintain the premises wind and water tight and keep in repair the structure and exterior of the house (including drains, gutters and external pipes), the installations in the house for the supply of water and electricity and for sanitation (including basins, sinks, baths and sanitary conveniences) and installations for space heating and water heating with the exception of any repairs occasioned by any act, omission or negligence of the tenant. Internal decoration shall be the tenant’s responsibility.

Painting: The proprietor shall carry out external painting.

Deposit: A deposit of two months rent will be payable on entry. This will be repaid to the tenant on termination of the lease, provided all obligations of the lease are fulfilled and the property left in a satisfactory condition.

References: The Estate will require the applicant, in the event of them finding a property that they wish to rent, to complete a Credit Check before granting them a tenancy.

Other Conditions: All the other customary Roxburghe Estates conditions of let shall apply and a copy of the pro forma Lease can be inspected at the Estate Office by bona fide intending applicants.

Viewing: Arrangements to view the property may be made by contacting Victoria Roddie, Roxburghe Estates Office, Kelso (Telephone 01573 223333)

Tenancy Application: Applications for the tenancy should be submitted on the accompanying form and delivered to Edward Johnson MRICS, Assistant Factor, at the address below.

Roxburghe Estates Office, Kelso, Roxburghshire TD5 7SF