Is parking available at the hotel?

Free self-parking is available on-site. Please note that parking height restrictions apply.

What type of breakfast is offered and what are the serving hours?

Cooked-to-order breakfasts are available daily from 7:30 AM to 10:00 AM for a fee of approximately GBP 15 per person. Children aged 8 and younger eat free breakfast.

Are pets allowed at the hotel?

Pets are allowed in specific rooms only, with a fee of GBP 20 per pet, per stay. Service animals are exempt from fees.

What are the standard check-in and check-out times?

Check-in is from 4:00 PM to 10:30 PM, and check-out is by 11:00 AM. Early or late check-in/check-out may be available upon request and could incur additional charges.

What accessibility features does the hotel offer?

The property features step-free entrances and wheelchair-accessible facilities in public areas. Specific details on room accessibility are not provided.

Where is the hotel located in relation to nearby attractions?

The hotel is located in the heart of Kelso, steps from Kelso Abbey and Borders Abbeys Way. It is 0.3 mi from Kelso Old Parish Church and 1.4 mi from Floors Castle.

What are the policies for children staying at the hotel?

Children are allowed at the property, and those aged 8 and younger can stay for free.

Does the hotel provide extra beds or cribs?

Cribs are available at a fee of GBP 15 per day, and rollaway beds are available at a fee of GBP 25 per day. Advance request or confirmation may be required.

Ednam House Hotel in Kelso, UK

Average nightly price at Ednam House Hotel by month, last 12 months (USD)
Month	Average price
January	US$97
February	US$87
March	US$111
April	US$131
May	US$153
June	US$177
July	US$166
August	US$184
September	US$139
October	US$116
November	US$105
December	US$89

What guests think

At Ednam House Hotel, travellers consistently highlight the scenic riverside setting and central Kelso location, generally friendly staff and good breakfasts, while noting dated rooms, variable maintenance and cleanliness, and occasional service lapses.

Many rooms are spacious, some with pleasant river aspects, but attic options involve steep stairs, and recurring reports mention worn furnishings, heating or plumbing problems, and uncomfortable mattresses. Guests value the gardens and on-site parking, though bar service and dinner value or choice can be inconsistent. Expect a characterful, convenient stay with lovely grounds, balanced by older rooms and occasional operational hiccups.

Facilities

Cleanliness

Rooms

Service

Location

Dining

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AI-generated summary based on recent guest reviews

Facilities

Attractive riverside gardens and cosy lounges are praised, and on-site parking is convenient; some note heating issues, no lift, and bar atmosphere or staffing gaps. One EV charger is temperamental and the fires are not always lit.

Related guest reviews

8

Alan

21 Jun 2024

·

Stayed 1 night

The property is in a lovely location on the edge of town. The service could have been better at the bar. When we went to order a drink there was no-one around and we had to go to reception to get someone. Completely understand that when it is quiet bar staff will be busy elsewhere but a bell or some way to attract attention would be very helpful. We spoke to another customer whilst waiting to be seated for breakfast and they had given up trying to get a drink the night before and went out instead. An issue that could be resolved very easily.

6

Faris

19 Nov 2025

·

Stayed 2 nights

Spectacular location and really friendly and helpful staff. Made to feel very welcome. Food was very good and the bar and restaurant were very nice areas. Beutiful open fire in the lobby. The room was run down though. Stained carpets and the bath didnt drain.

10

wendy

30 Dec 2024

·

Stayed 1 night

We were able to park up at 11am so we could go to the races very helpful with directions etc. Lovely hotel with beautiful gardens that we could see from our first floor windows. No lifts which now as we are getting older need to start checking out before booking. No the hotels fault but just a fact of life. Excellent breakfast.

8

alexander

10 Jan 2024

·

Stayed 2 nights

Well worth a visit. The staff very helpful. The breakfast great and rooms clean. Heating in some areas not working, fan heaters supplied. Great atmospheric hotel situated near town center.

8

Paul

9 Sept 2025

·

Stayed 4 nights

A relaxed unhurried environment. EV charger on site a bit temperamental but others nearby ok. The Orangery was great tho remember a brolley (it is Scotland after all ☔️). Some wear and tear needing repair (but it was after the main season) so that should be sorted during winter.

8

Laura

23 Nov 2025

·

Stayed 1 night

Overall very nice hotel with real fires burning

8

Carol

22 Sept 2025

·

Stayed 3 nights

Convenient hotel. Shame the fires werent lit to give it that homely feel. No atmosphere or background music in the bar. Breakfast a bit hit and miss - the self service buffet excellent choice but cooked breakfast disappointing - one morning no eggs and another morning no gas??

10

George

27 Dec 2025

·

Stayed 1 night

Yes, the room was very tidy, warm and comfortable, the staff were great, parking was easy, we never had breakfast we normally just have coffee first thing, dinner in the small dining room was good with good service, we have been there before, overall, everything on the doorstep, nice garden area and nice views of river and surroundings. Yes we will be back.

10

Harry

14 Mar 2025

·

Stayed 1 night

Great venue but trying to summon bar staff to the bar was impossible at 2100 was impossible tried 6 times then went to bed.

10

Susan

22 Oct 2025

·

Stayed 2 nights

Yes breakfast was great, the room was clean but could do with being updated a bit, The staff were fantastic very polite and helpful went out of their way to accommodate anything we needed, parking on site was good. The hotel is in a fab location.We both enjoyed our stay & would recommend this hotel to our family & friends.

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Cleanliness

Feedback is mixed: several guests found rooms clean or tidy, while others reported cobwebs, mould in bathrooms, dusty areas and visibly worn carpets or fittings.

Related guest reviews

10

Sandra

2 Mar 2025

·

Stayed 1 night

Excellent location staff great very helpful and room was immaculate

8

Heather

4 May 2025

·

Stayed 2 nights

Nice big room with a very comfortable clean king size bed.The bathroom was very big with a large shower and a beautiful large bath.The room was clean.Three large windows with a riverside view.plenty of sun light shining through. The only downside was there was no long mirror in the room but there are plenty long mirrors in the hall ways.we were very pleased with our room.

6

Alison

29 Dec 2024

·

Stayed 2 nights

We enjoyed our stay at Ednam. Its a beautiful old house in a really lovely and convenient location with beautiful river views. And lovely Christmas trees in every reception room.However it is desperately in need of updating. There were some cobwebs in our room which suggested cleanliness wasnt top! Bathroom tiles with black mould. Bed was comfy though. Breakfast on day 1 was excellent. Good choices and services lovely. Day 2 which was Christmas eve wasnt quite as good. Only 1 girl serving and she wasnt as friendly. I would possibly stay again but would pay for a bigger better room. Our room wasnt as nice as the ones in the photos.

2

Jennifer

26 Apr 2024

·

Stayed 1 night

Our rooms were very badly furnished. Shower rooms mouldy and dirty tiles. Whole property run down and dirty. Very disappointing as we had stayed a couple of years ago and had a lovely time. The situation of the building and views are superb. Food was average.

6

Lorraine

27 Nov 2024

·

Stayed 1 night

The hotel itself is beautiful...the room we were in was ok the bathroom however was not i did not bathe the bath was disgusting the enamel at the taps was eroded and it green and black there was also mould aroung the silicone i was not getting in that .breakfast was very nice good breakfast .

10

Linda

2 Nov 2025

·

Stayed 1 night

Lovely room. clean and comfortable

10

George

27 Dec 2025

·

Stayed 1 night

Yes, the room was very tidy, warm and comfortable, the staff were great, parking was easy, we never had breakfast we normally just have coffee first thing, dinner in the small dining room was good with good service, we have been there before, overall, everything on the doorstep, nice garden area and nice views of river and surroundings. Yes we will be back.

6

Brian

30 May 2024

·

Stayed 1 night

There was mild around the bath the bath plug mechanism was falling apart the curtains needed cleaning cob webs in the windows in the dining room

2

Chris

21 Feb 2024

·

Stayed 1 night

Have stayed at Ednam House twice before we were very disappointed with the hotel standards in the rooms and also the general cleanliness of the hotel. There was cobwebs everywhere and dust which was visible. In our room there was water marks on the wall and dust and cobwebs. The bath overflow was not properly fitted and the wall panels were not joined correctly

8

Colin

6 Sept 2023

·

Stayed 2 nights

Nice,old buildingin a great location for the town and for the wider borders area. Room and public areas were clean,although some of the areas looked a little tired. However staff were pleasant, breakfasts were excellent and staff were friendly.

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AI-generated summary based on recent guest reviews

Rooms

Rooms are often spacious with traditional character and some river views, but many feel dated; reports note steep stairs to attic rooms, variable heating, plumbing quirks and some uncomfortable mattresses.

Related guest reviews

6

Ian

22 Jun 2024

·

Stayed 2 nights

Location is great, bags of character but sadly dated in respect of furniture & fittings especially in our room.

8

Heather

4 May 2025

·

Stayed 2 nights

Nice big room with a very comfortable clean king size bed.The bathroom was very big with a large shower and a beautiful large bath.The room was clean.Three large windows with a riverside view.plenty of sun light shining through. The only downside was there was no long mirror in the room but there are plenty long mirrors in the hall ways.we were very pleased with our room.

10

Ian

18 Jun 2025

·

Stayed 2 nights

Exceptional beautiful room, so spacious decorated to perfection. Wonderful large bathroom with extra large bath tube. Breakfast was the most delish we have had in the UK. Location in walking distance of all shops and the Kelso Abbey just across the road. Exceptional stay.

8

Robert

5 Oct 2025

·

Stayed 2 nights

We enjoyed a lovely 2 night break in a courtyard room, which was quiet with a view overlooking the front of the hotel. The bathroom was bright and clean in a modern style and the room more in keeping with traditional style. The mattress was a bit tired and I think could do with renewing to make it more comfortable. The food in the restaurant was of a good quality albeit the choice was a more limited than I expected. The cost of the evening meals seemed particularly expensive vis-a-vis other places we have stayed, and we may not have felt this as much if the tables had been laid with white tablecloths to give the air of a higher class restaurant. As it were, the cutlery, napkins, and glassware were all good quality but the tables had no covering and as a consequence appeared cheap.

10

Fiona

22 Apr 2025

·

Stayed 1 night

Thoroughly enjoyed my stay. The rooms are a little dated but the friendliness of the staff, the hotel’s charm and the location definitely make up for that. I absolutely loved the lounges and their decor, a long with the views. Breakfast was delicious.

10

Gayle

8 Jan 2023

·

Stayed 1 night

We booked the attic room and wasnt sure what to expect. We loved the view over the river from the room. Room clean tidy and bed comfy.

6

Tina

19 Jan 2025

·

Stayed 3 nights

The building was beautiful. The furnishings however need updated. The seat cushions were worn down and uncomfortable. Our bathroom had no heat. We had to have a fan and portable heater going just to o try and get heat. The front desk staff was not very understanding or caring. When we first arrived we had got an attic room. It was awful. The carpet and bad base were very dirty and the paint was peeling off the sink. We are not snobs but the price was ridiculous for the quality of that room. We had to end up paying even more to switch rooms. I would not book here again. I hate to be negative but don’t believe the photos you see online.

10

Gareth

20 Aug 2025

·

Stayed 1 night

Nice welcoming hotel. Family room was lovely, main areas bit tired but character and period style to some extent. Breakfast good, views lovely on the river side. Unfortunate for anyone on the courtyard side still asleep that the recycle lorry emptied all the glass bins at 07:50. But would return. Kelso itself lovely place too.

8

Jan Terje

27 Jun 2024

·

Stayed 1 night

Had a minor problem with cleaning, but they fixed it👍👍👍. We stayed in the attic room. Was very warm.

4

Ann

6 Aug 2025

·

Stayed 2 nights

Climbing 4 steep flights of stairs to our attic room was a problem for me as I am slightly asthmatic. The room is in need of some serious TLC. We only ate dinner in the hotel restaurant on the first night of our stay and felt it was seriously overpriced. We eat out two or three times a month , so believe we are able to make this judgement! This is why we did not eat at your restaurant on our second night. My husband is a Guiness drinker and was very dismissive of the "canned equivalent" which you have on offer.

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AI-generated summary based on recent guest reviews

Service

Staff are frequently described as friendly and helpful, yet service can be uneven, with occasional issues at reception, missed reservations, slow or absent bar service, and staffing shortages at busy times.

Related guest reviews

6

Liz

12 Aug 2024

·

Stayed 1 night

I didnt like the position of a room for pensioners like us. Upstairs...then more stairs and then along corridors. I was exhausted and breathless by the time I reached room 36. Instead of going to a nearby restaurant as I couldnt face the return journey we ordered takeout. So I was istensibly trapped in our room. The girl in charge of taking names for breakfast was hopeless. There were no bowls for cereal and another resident had to tell us where to find one.

8

Alan

21 Jun 2024

·

Stayed 1 night

The property is in a lovely location on the edge of town. The service could have been better at the bar. When we went to order a drink there was no-one around and we had to go to reception to get someone. Completely understand that when it is quiet bar staff will be busy elsewhere but a bell or some way to attract attention would be very helpful. We spoke to another customer whilst waiting to be seated for breakfast and they had given up trying to get a drink the night before and went out instead. An issue that could be resolved very easily.

8

Christopher

29 Sept 2025

·

Stayed 1 night

Despite having pre booked a table for dinner and confirmed it on arrival no table was reserved.

6

Alastair

20 Dec 2025

·

Stayed 3 nights

Staff let it down. Mostly young staff that need more training in customer experience improvement.

10

Margaret

5 Dec 2024

·

Stayed 1 night

The staff were very helpful and friendly. They made us all feel very welcome. The property itself is stunning?

4

David

28 Jun 2023

·

Stayed 1 night

Shame about check in problems, had to pay twice and then claim back off Expedia Wasn’t allowed into breakfast before 8 as they had people there already, so just had a slice of toast at 8, couldn’t even get a cup of tea as the staff forgot to bring it (asked twice)

10

George

27 Dec 2025

·

Stayed 1 night

Yes, the room was very tidy, warm and comfortable, the staff were great, parking was easy, we never had breakfast we normally just have coffee first thing, dinner in the small dining room was good with good service, we have been there before, overall, everything on the doorstep, nice garden area and nice views of river and surroundings. Yes we will be back.

8

Wayne

4 Aug 2024

·

Stayed 2 nights

Seemed a bit short staffed during our stay but everything else was just as expected.

10

Harry

14 Mar 2025

·

Stayed 1 night

Great venue but trying to summon bar staff to the bar was impossible at 2100 was impossible tried 6 times then went to bed.

6

Dave

17 Mar 2025

·

Stayed 1 night

The hotel is excellently located in Kelso town centre. It is in need of redecoration. We were moved from our original room because the hot water was not working.

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AI-generated summary based on recent guest reviews

Location

Central Kelso position with a riverside setting and gardens earns strong praise, offering easy walking access to shops, pubs and sights.

Related guest reviews

10

Heather

27 Nov 2023

·

Stayed 2 nights

The hotel is in the town cemtre of the pretty market town of Kelso. So perfect for our needs over weekend.

8

Sheila

11 Mar 2025

·

Stayed 1 night

Delightful hotel. Lovely staff. Superb location.

8

Keith

3 Oct 2023

·

Stayed 1 night

Central Kelso, on river.

8

Steve

4 Sept 2024

·

Stayed 1 night

Great location for shopping eating out and pubs. Hotels very grand and set in lovely gardens

8

Joseph

27 Oct 2024

·

Stayed 1 night

Convenient hotel in central Kelso.

10

Terence

29 Mar 2023

·

Stayed 1 night

Great location, hotel and surrounding area

10

Diane

29 Aug 2025

·

Stayed 1 night

Not the first time we have stayed here, as we love it. Friendly, welcoming staff, lovely comfortable rooms with rustic charm. Great location and safe parking.

10

Peter

28 Sept 2023

·

Stayed 1 night

Had never been to Kelso before and knew little about it but was very pleased to find that it is a lovely place, surrounded by lovely countryside, the rived at the bottom of the hotel gardens and welcome from the staff made the whole experience lovely. Thank you!

10

kenneth

9 Aug 2024

·

Stayed 2 nights

Ideal location within walking distance of Kelso town center, Perfect base for touring the surrounding areas. Beautiful House and Gardens, with super views ovr the River Tweed..

10

Emily

1 Aug 2025

·

Stayed 1 night

Absolutely beautiful property, we had an amazing view of the river tweed and the gardens are lovely to walk around. You are in walkable distance to everything in Kelso which is great.

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AI-generated summary based on recent guest reviews

Dining

Breakfast is commonly praised but can be hit and miss, with occasional missing items or delays. Dinner quality is often good, though menu choice may be limited and prices or value questioned; some find bar service slow.

Related guest reviews

8

Robert

5 Oct 2025

·

Stayed 2 nights

We enjoyed a lovely 2 night break in a courtyard room, which was quiet with a view overlooking the front of the hotel. The bathroom was bright and clean in a modern style and the room more in keeping with traditional style. The mattress was a bit tired and I think could do with renewing to make it more comfortable. The food in the restaurant was of a good quality albeit the choice was a more limited than I expected. The cost of the evening meals seemed particularly expensive vis-a-vis other places we have stayed, and we may not have felt this as much if the tables had been laid with white tablecloths to give the air of a higher class restaurant. As it were, the cutlery, napkins, and glassware were all good quality but the tables had no covering and as a consequence appeared cheap.

10

Margaret

16 Nov 2024

·

Stayed 2 nights

Lovely hotel. Very old world country house style, extremely comfortable and warm. Beautiful modern bathroom with loads of towels. We ate in the bar both evenings and the food was top rate. Breakfast was served in a lovely spacious dining room and hot food prepared to order. All the staff were very helpful, friendly and very efficient. Free parking!! Would definitely recommend.

8

Karen

23 Mar 2025

·

Stayed 2 nights

Lovely short break in Kelso, the hotel was in a great location, staff very friendly and helpful. Had dinner in the hotel on our first night which was excellent. Loved the river view from our room, very tranquil.

8

Carol

22 Sept 2025

·

Stayed 3 nights

Convenient hotel. Shame the fires werent lit to give it that homely feel. No atmosphere or background music in the bar. Breakfast a bit hit and miss - the self service buffet excellent choice but cooked breakfast disappointing - one morning no eggs and another morning no gas??

8

David

28 Jul 2024

·

Stayed 1 night

Charming hotel , lovely staff and breakfast excellent

10

Mr Martin

15 Jul 2024

·

Stayed 1 night

Amazing location. Lovely relaxing atmosphere, friendly staff, excellent menu and substatial breakfast.

10

Susan

22 Oct 2025

·

Stayed 2 nights

Yes breakfast was great, the room was clean but could do with being updated a bit, The staff were fantastic very polite and helpful went out of their way to accommodate anything we needed, parking on site was good. The hotel is in a fab location.We both enjoyed our stay & would recommend this hotel to our family & friends.

8

Matthew

28 May 2025

·

Stayed 2 nights

We had a nice 2 day stay at the hotel. It is a grand old building with lots of character. The room was a nice size with a large bed and bathroom. Breakfast was fine although there was a slight wait for the full Scottish breakfast on the first day as the restaurant was busy although it was freshly cooked when it arrived. We also had dinner the second night which was nice and received good service. The hotel is ideal for the centre of town where there were many pubs, restaurants and shops. Plus I thought the hotel was very reasonably priced at about £100 per night for a large double room including breakfast. My only gripe is no bottles of water in the room which seems stand these days for the numerous hotels we stay at and bizarrely no signs to hang on the door about cleaning etc. however overall a very nice hotel and would stay there again if returning to Kelso. Plus we thought Kelso itself was a lovely place and definitely worth a visit.

8

Robert

16 Feb 2024

·

Stayed 1 night

Staff were brilliant, however restaurant was overpriced for what was on offer.

4

Ann

6 Aug 2025

·

Stayed 2 nights

Climbing 4 steep flights of stairs to our attic room was a problem for me as I am slightly asthmatic. The room is in need of some serious TLC. We only ate dinner in the hotel restaurant on the first night of our stay and felt it was seriously overpriced. We eat out two or three times a month , so believe we are able to make this judgement! This is why we did not eat at your restaurant on our second night. My husband is a Guiness drinker and was very dismissive of the "canned equivalent" which you have on offer.

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AI-generated summary based on recent guest reviews

Su	Mo	Tu	We	Th	Fr	Sa
1 $100	2 $109	3 $109	4 $109	5 $109	6 $148	7 $176
8 $100	9 $109	10 $131	11 $134	12 $131	13 $122	14 $144
15 $100	16 $100	17 $112	18 $108	19 $94	20 $121	21 $143
22 $96	23 $108	24 $108	25 $108	26 $100	27 $121	28 $143
29 $99	30 $107

Ednam House Hotel

Prices for Ednam House Hotel

Monthly average prices

About this property

Location

Room options

Family Double Or Twin Room, River View

Honeymoon Suite, 1 King Bed, River View, Garden Area

Classic Double Or Twin Room, River View

Classic Double Or Twin Room (Court Yard)

Double Or Twin Room, River View (Principal)

Family Double Or Twin Room, Courtyard View

Deluxe Double Or Twin Room, Garden View

Double Or Twin Room (Attic)

Classic Single Room, 1 Twin Bed

Double Room, River View

Single Room, River View

Guest reviews of Ednam House Hotel

Who stays here?

What guests think

Property policies

Check-in instructions

Good to know

Optional extras

FAQs about Ednam House Hotel

Prices for upcoming dates

Su	Mo	Tu	We	Th	Fr	Sa
				1	2	3
4	5	6	7	8	9	10
11	12	13	14	15	16	17
18	19	20	21	22 $132	23 $216	24
25 $123	26 $113	27 $120	28 $133	29 $131	30 $122	31 $144