Duffus Estate in Moray has expanded its tourism offering with the opening of a new campsite, transforming part of its historic grounds into a visitor accommodation business as estate owners seek new revenue streams to help manage operating costs and preserve the property for future generations.
The new campsite, located within the estate’s former walled garden near Duffus House, includes 30 tent pitches and 20 touring pitches.
The project has been several years in development and forms part of a broader strategy to diversify the estate’s activities while increasing public access to the historic property. The estate remains under the custodianship of the same family that has owned it since the 17th century.
Guests staying at the campsite have access to grounds surrounding Duffus House, a building with local historical significance that also served as a former boarding house for students attending Gordonstoun School, including Prince Edward. Visitors can also explore woodland and walking trails across the estate.
As part of the new operation, the team behind Kula, the coffee stop located at nearby Duffus Castle, will operate a converted horsebox café known as Koffie Box. Estate owner Ed Dunbar said he hopes the food and beverage offering may expand in the future to include light takeaway meals.
A notable feature of the campsite is its electricity payment system, which allows guests to pay only for the power they consume during their stay. According to Dunbar, visitors scan a QR code upon arrival and manage their own electricity credit throughout their visit.
He explained to The Press & Journal: “We’ve got a new system that we’ve installed, it means that guests can pay for their own electricity usage.
“They basically will have a QR code, they’ll scan it when they arrive, they’ll pay their own usage whilst they’re here, and then when they leave, they administer their own credit.
“It removes a lot of admin, and then it’s fair because people are just paying for they use.
“One campsite we spoke to said one party stayed there overnight and they used £17 worth of electricity in a night.
“If you’re only charging £25-30 a night, that’s a big dent.”
The approach may be of interest to campground and holiday park operators facing rising utility costs and increasing pressure to balance guest expectations with operating margins. Usage-based electricity systems have become more common in parts of the camping and caravan sector as operators seek greater cost transparency and efficiency.
Beyond tourism, Duffus Estate is also exploring environmental initiatives. The property currently contains approximately 18 acres of woodland and 26 acres of grassland paths, with plans under consideration to restore additional areas to a more natural state.
According to Dunbar, progress on rewilding proposals has been delayed while consultants and stakeholders explore potential funding opportunities. More recently, attention has shifted toward biodiversity net gain and compensatory planting programs associated with infrastructure and housing developments.
He said: “The farm cluster group that we’ve been in has got some consultants that have been working way in the background, trying to find where the funding’s going to come from.
“There was a nature restoration fund which they were quite keen on.”
Dunbar believes future projects, including SSEN’s proposed high-capacity pylon route through Moray and residential development around Elgin, could potentially contribute funding through biodiversity offsetting requirements.
He said: “These biodiversity net gain schemes, say for the pylon line, they’ve got to be seen to be compensating for the losses of the corridor.
“I don’t think it has to be site specific, I think it’s almost like developer obligations.
“They would just make a payment, and it goes into pot, which then gets distributed.”
The campsite’s development has also highlighted some of the regulatory and financial challenges facing rural tourism businesses. Dunbar noted that planning requirements and building regulations added complexity to the project, while the estate continues to face five-figure annual council tax costs associated with Duffus House.
Additional guest facilities include a games room featuring pool and table tennis, created within the estate’s former stable buildings. Plans for a larger timber playground were ultimately shelved due to costs estimated at around £50,000. Instead, visitors are encouraged to make use of amenities already available within the nearby village of Duffus and to support local businesses.
The campsite is expected to operate through the summer season before closing in October. Estate managers are also exploring partnerships with mobile sauna operators, food vendors, and yoga instructors to provide seasonal activities for guests.
For outdoor hospitality professionals, the project offers an example of how heritage estates can diversify through camping accommodations while combining tourism, conservation objectives, and partnerships with local businesses.
The model reflects a growing trend among rural landowners seeking to generate sustainable income while preserving historic assets and expanding visitor experiences.