Subscribe to updates

Spring Fishing Packages

Roxburghe Estates have various dates available dates in February and March for fishing on Upper and Lower Floors, both prime middle Tweed beats.   Packaged with overnight accommodation at the Roxburghe Hotel, look no further for your Spring Fishing break.


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 and along the beat and a very pretty stone fishing hut with a log fire.
26th to 28th inclusive @ £266.00 single occupancy and £211.00 per person sharing twin or double room

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. This year's first fish of the season on Tweed was not only caught on Lower Floors for the second year running, but by the same rod - Magnus Klintheim from Sweden.  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.
17th to 22nd inclusive @ £220.00 single occupancy and £165.00 per person sharing twin or double room
The above package is inclusive of Bed, Breakfast, Fishing Rod on either Lower or Upper Floors and VAT
The price is based on our classic rooms and supplements are applicable to upgrade to our deluxe rooms,  Feature Four Poster rooms and Suites.
Subject to availability at time of booking.
To check availability, please contact Susan Reid, Sales & Marketing on T: 0131 556 4020 or E: 


Special rates for guests wishing to enjoy our championship golf course and 2 rosette restaurant during their stay. VIEW OFFER

Ladies Day at Kelso Races

Ladies Day at Kelso Races
The perfect weekend away Friday 24 - 26 May 2014. Three days of pure indulgence, fun and pampering. View Offer

Easter Indulgence

Easter Indulgence
with the Roxburghe Health & Beauty Suite. Chocolate Back, Neck & Shoulder Massage followed by a shower steam for only £25, Normally £55. More info


We can accommodate from 60 to 250 guests. The entire House for you and your loved ones on your wedding day. Have a look
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