Exclusive Use Only

Kinross House Estate

One of Scotland’s finest private venues, Kinross House Estate is a five-star exclusive use destination just 40 minutes from Edinburgh. Both elegant and grand, it has 24 bedrooms and spa, set in 100 acres of formal gardens. With its own private island and loch, it is a unique and regal place of unparalleled beauty.

For an indulgent house party on a Scottish Estate.

  • Nearest Transport
  • Edinburgh Airport - 25 miles, 35 minutes
  • Inverkeithing Station - 14 miles, 20 minutes
  • Fife Airfield - 11 miles, 20 minutes
  • Nearest Attractions
  • National Nature Reserve - 0.5 miles, 5 minutes
  • Gleneagles Golf Courses - 18 miles, 30 minutes
  • Knockhill Racing Circuit Ltd - 12 miles, 20 minutes
  • Scottish Gliding Centre - 7 miles, 15 minutes

5 Reasons to Stay

  1. The ultimate exclusive use country house estate in Scotland
  2. Exquisitely restored 17th century palladian mansion
  3. Spectacular setting with views across Loch Leven
  4. Boutique day spa on site
  5. Close proximity to both Edinburgh and St Andrews

About the Estate

One of Scotland's finest private venues, simply teeming with opulence and grandeur, The Kinross House Estate covers woodland walkways, magnificently-landscaped gardens and manicured lawns overlooking Loch Leven. The House has 14 uniquely-designed ensuite bedrooms and The Coach House provides a further 10 ensuite bedrooms. It is the perfect backdrop for an unforgettable private event.


The estate can sleep up to 48 in 24 bedrooms: 14 in the Main House and 10 in The Coach House. Four posters to king-size beds to cosy doubles, with each bedroom offering unique views of the beautifully landscaped grounds, gardens and loch.


The chefs pride themselves in using the finest Scottish seasonal and locally sourced food to create very special and memorable dining experiences. There is even a walled kitchen garden where they grow many of the vegetables and herbs used in their kitchen. Enjoy delicious food in elegant surroundings.

Day Spa 

The Coach House also offers a small and intimate boutique Day Spa complete with treatment rooms, hydrotherapy pool, sauna and relaxation areas. 


Kinross House Estate stretches over 100 acres of woodland, beautifully landscaped gardens and extends to Loch Leven, on which is their very own Loch Leven Castle Island, famous for being the island where Mary Queen of Scots was imprisoned in the 1500s. There is an abundance of different options to host sporting activities either on the estate or further afield, or to enjoy sightseeing around many famous Scottish landmarks.

Exclusive Use 

The estate offers five-star exclusive hire of Kinross House or the Coach House & Spa, or indeed both for those wishing to hire the full estate for complete privacy. Kinross House with 14 bedrooms is ideally suited to host gatherings, parties and meetings for up to 28. From small, elegant dinner parties in The Dining Room for up to 34 to marquee events for up to 450 guests. The Spa can also be reserved for exclusive use guests.

Finer Details

At a Glance
  • Check-in: 3pm
  • Check-out: 11am
  • Parking
  • Butler service
  • Chauffeur service
  • 24 bedrooms in total
  • 14 doubles in Kinross House
  • 10 doubles in The Coach House
In-Room Features
  • Each room named after an aspect of the history, character or location of the estate
  • All are luxuriously comfortable
  • Distinctive furnishings
  • Period furniture
  • Contemporary touches
  • Uniquely designed bathrooms
  • Many with power showers
  • Private dining
  • Bar service
  • Afternoon Tea
  • Various private dining rooms
  • Marquees for up to 450
Diner Information
  • The main house seats up to 34 guests
  • Grand Salon for up to 100 guests
  • Coach House for up to 60 guests
  • Kitchen Dining Room for up to 12 guests
  • Spa
  • Small gym
  • Billiard room
  • Meeting facilities
  • Electric charging points available in Kinross
  • Plant-based treatments
  • Cottage-style treatment rooms
  • Hydrotherapy pool
  • Sauna
  • Relaxation room
  • Tartan Library Bar
On Site Activities
  • Billiards
  • Shooting
  • Stalking
Off Site Activities 
  • Knockhill Racing Circuit
  • Golf
  • Gliding
  • Hot Air Ballooning
  • Curling
  • Fishing on Loch Leven
  • Helicopter rides (taking off from the estate)
  • Boat Trip on The Forth
  • Classic Vintage Car trip around Fife’s East Neuk coast
  • Guided trip to visit Edinburgh's tourist attractions
Main Contact

Kinross House Estate
Perth and Kinross-shire
KY11 38ES

01577 865 626