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Aynetree Guest House

3.0 star property
3-star guest house near Royal Mile

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Photo gallery for Aynetree Guest House

Traditional stone building with a classic facade, featuring evenly spaced windows and a corner bay window with flower boxes.
Staircase leads to the dining room, flanked by a reception desk and framed artwork.
Comfortable hallway with numbered doors, a fire extinguisher, and a framed photograph.
Enjoy meals in this classic dining room with a set table, patterned rug, and decorative wall piece.
Relax in this serene bedroom with a large bed, flat-screen TV, and cozy armchair.

Reviews

7.6 out of 10
Good

Popular amenities

  • Air conditioning
  • Housekeeping
  • Parking included
  • Free WiFi

Explore the area

Map
12 Duddingston Crescent, (Milton Road), Edinburgh, Scotland, EH15 3AS
  • Portobello Beach
    ‪17 min walk‬
  • Royal Mile
    ‪10 min drive‬
  • Edinburgh Castle
    ‪11 min drive‬
  • Edinburgh (EDI)
    ‪23 min drive‬

Room options

View all photos for Double or Twin Room, Ensuite (King bed)

Double or Twin Room, Ensuite (King bed) | 1 bedroom, Select Comfort beds, in-room safe, iron/ironing board

Double or Twin Room, Ensuite (King bed)

7.0 out of 10
Good
(2 reviews)
  • Sleeps 2
  • 1 King Bed OR 2 Twin Beds

View all photos for Double Room, Private Bathroom (Bathroom down a few steps)

Double Room, Private Bathroom (Bathroom down a few steps) | 1 bedroom, Select Comfort beds, in-room safe, iron/ironing board

Double Room, Private Bathroom (Bathroom down a few steps)

  • Sleeps 2
  • 1 Double Bed

View all photos for Double Room, Ensuite

Double Room, Ensuite | 1 bedroom, Select Comfort beds, in-room safe, iron/ironing board

Double Room, Ensuite

8.4 out of 10
Very good
(6 reviews)
  • Sleeps 2
  • 1 Double Bed

View all photos for Double Room, Ensuite (Small)

Double Room, Ensuite (Small) | 1 bedroom, Select Comfort beds, in-room safe, iron/ironing board

Double Room, Ensuite (Small)

  • Sleeps 2
  • 1 Double Bed

View all photos for Family Room, Ensuite

1 bedroom, Select Comfort beds, in-room safe, iron/ironing board

Family Room, Ensuite

8.0 out of 10
Very good
(1 review)
  • Sleeps 4
  • 1 Double Bed and 2 Twin Beds

View all photos for Classic Double Room

Classic Double Room | 1 bedroom, Select Comfort beds, in-room safe, iron/ironing board

Classic Double Room

  • Sleeps 2
  • 1 Double Bed

View all photos for Triple Room, Ensuite

1 bedroom, Select Comfort beds, in-room safe, iron/ironing board

Triple Room, Ensuite

9.4 out of 10
Exceptional
(3 reviews)
  • Sleeps 3
  • 1 Double Bed and 1 Twin Bed

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About the neighborhood

Edinburgh

City center stay.You'll find Portobello Beach and Holyrood Park within 2 miles (3 km) of this guesthouse. Queen Margaret University and Edinburgh Port are also within 3 miles (5 km).
View more Guest Houses in EdinburghOpens in a new window

What's nearby

  • Portobello Beach - 17 min walk - 0.9 miles
  • University of Edinburgh - 9 min drive - 3.1 miles
  • Arthur's Seat - 10 min drive - 2.3 miles
  • Royal Mile - 10 min drive - 3.5 miles
  • Edinburgh Castle - 11 min drive - 3.9 miles

Getting around

  • The Shore Tram Stop - 7 min drive
  • Brunstane Station - 11 min walk
  • Edinburgh Airport (EDI) - 21 min drive

Restaurants

  • ‪Porty Vault - ‬15 min walk
  • ‪Frankie & Benny's - ‬19 min walk
  • ‪Ormelie Tavern - ‬19 min walk
  • ‪Bross Bagels - ‬17 min walk
  • ‪Passey’s - ‬14 min walk

About this property

Aynetree Guest House

3-star guest house near Royal Mile
As a guest of Aynetree Guest House, you'll find tour/ticket assistance, a garden, and a front-desk safe. Public spaces have free WiFi. Limited free parking is available on a first-come, first-served basis.

This 3-star Edinburgh guesthouse is smoke free.

  • 6 guestrooms or units
  • 2 levels
  • Storage area for luggage
  • Front-desk safe
  • Tour and ticket information
  • Garden
  • No smoking on site
Aynetree Guest House offers 6 accommodations, which are accessible via exterior corridors and feature safes and coffee/tea makers. Beds feature Select Comfort mattresses. Flat-screen televisions are featured in guestrooms.

Bathrooms include showers, complimentary toiletries, and hair dryers. Guests can surf the web using the complimentary wireless Internet access. Housekeeping is offered daily and irons/ironing boards can be requested.

Languages

English

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Property amenities

Internet

  • Available in all rooms: Free WiFi
  • Available in some public areas: Free WiFi

Parking and transportation

  • Onsite parking available only on request
  • Free self parking on site
  • Limited onsite parking (max 1 space per unit)

Accessibility

  • No elevator

Room amenities

Entertainment

  • Flat-screen TV

Bedroom

  • Select Comfort mattress

Bathroom

  • Free toiletries
  • Hair dryer
  • Shower
  • Towels provided

Food and drink

  • Coffee/tea maker

More

  • Access via exterior corridors
  • Air conditioning (climate-controlled)
  • Iron/ironing board on request
  • Mobile key entry
  • Safe

Policies

Check-in

Check-in start time: 3:00 PM; Check-in end time: 11:30 PM
Contactless check-in available
Late check-in subject to availability
Late check-in fee for check-in between midnight and 6:00 AM
Minimum check-in age: 18

Check-out

Check-out before 10 AM
Contactless check-out available

Special check-in instructions

There is no front desk at this property
Guests must contact the property in advance for check-in instructions; your host will greet you
To make arrangements for check-in please contact the property at least 24 hours before arrival using the information on the booking confirmation
If you are planning to arrive after 3:00 PM please contact the property in advance using the information on the booking confirmation
For any questions, please contact the property using the information on the booking confirmation

Access methods

Host will greet you

Pets

  • No pets allowed, but service animals are welcome

Children and extra beds

  • Children 3 and younger are not allowed at this property. All guests older than 3 are welcome.
  • Rollaway/extra beds are not available.
  • Cribs (infant beds) are not available.

Property payment types

Important information

Optional extras

The fees and deposits listed below will be charged at the time of service, check-in, or check-out.

  • Late check-in fee for check-in between midnight and 6:00 AM

This may not be a comprehensive list. Fees and deposits are subject to change and might not include tax.

You need to know

Extra-person charges may apply and vary depending on property policy
Government-issued photo identification and a credit card, debit card, or cash deposit may be required at check-in for incidental charges
Special requests are subject to availability upon check-in and may incur additional charges; special requests cannot be guaranteed
Guests must contact this property in advance to reserve onsite parking
This property accepts major credit cards and cash
Cashless transactions are available
Safety features at this property include a fire extinguisher
Charges for extra guests may apply and vary according to property policy.
A cash deposit, credit card, or debit card for incidental charges and government-issued photo identification may be required upon check-in.
Special requests are subject to availability at the time of check-in. Special requests can't be guaranteed and may incur additional charges.
    This property is managed by a professional host. The provision of housing is linked to their trade, business, or profession. Guests must contact this property in advance to reserve onsite parking. This property accepts major credit cards, Visa, Mastercard, American Express, and cash. For guests' safety, the property includes a fire extinguisher in each accommodation. Cashless payment methods are available for all transactions and guests can access their rooms with a mobile device.

We should mention

  • Children 3 years old and younger aren't allowed at this property.

National rating

This establishment has received its official star rating from VisitScotland, the National Tourist Board for Scotland.

Property is also known as

Aynetree
Aynetree Edinburgh
Aynetree Guest House
Aynetree Guest House Edinburgh
Aynetree Guest House Edinburgh, Scotland
Aynetree Guest House Guesthouse Edinburgh
Aynetree Guest House Guesthouse
Aynetree House Edinburgh
Aynetree Guest House Edinburgh
Aynetree Guest House Guesthouse
Aynetree Guest House Guesthouse Edinburgh

Frequently asked questions

How close is Aynetree Guest House to the airport?

Aynetree Guest House is 16.9 mi (21-min drive) away from the Edinburgh Airport (EDI) airport, the closest popular airport to the property.

Does Aynetree Guest House have an airport shuttle?

Airport shuttle services are not available at Aynetree Guest House.

How close is Aynetree Guest House to the beach?

This guesthouse is 1.4 mi (6-min drive) from Portobello Beach and 10.6 mi (18-min drive) from Seton Sands. Don't forget your sunscreen!

Does Aynetree Guest House offer free breakfast?

Aynetree Guest House does not offer free breakfast.

Is there a casino at Aynetree Guest House?

No, there is no casino at this guesthouse.

What time is check-in at Aynetree Guest House?

Check-in start time: 3:00 PM; Check-in end time: 11:30 PM.

Is there free parking at Aynetree Guest House?

This guesthouse offers free self parking.

Does Aynetree Guest House have a pool?

Aynetree Guest House does not have a pool.

Does Aynetree Guest House have a spa?

There are no spa services available at this guesthouse.

How close is Aynetree Guest House to downtown Edinburgh?

Aynetree Guest House is 3 mi away from Edinburgh.

Aynetree Guest House Reviews

Reviews

7.6

Good

Rating 10 - Excellent. 63 out of 196 reviews
Rating 8 - Good. 64 out of 196 reviews
Rating 6 - Okay. 42 out of 196 reviews
Rating 4 - Poor. 9 out of 196 reviews
Rating 2 - Terrible. 18 out of 196 reviews

8.6/10

Cleanliness

7.8/10

Staff & service

6.8/10

Amenities

7.8/10

Property conditions & facilities

7.2/10

Eco-friendliness

Reviews

6/10 Okay

Paul

Stayed 2 nights in Jun 2025

6/10 Okay

Paul

Traveled with family
Disliked: Amenities
Interior facilities were in a new addition. Showers were nice. Easy access to bus. Rooms were small for the price paid. Photos of dining room and parking did not represent what was available on site. The exterior of the site was not clean due to construction.
Stayed 2 nights in Jun 2025

8/10 Good

Jordane

Liked: Cleanliness, staff & service, property conditions & facilities, room comfort

Good for the price

The stay was suitable for our trip, the room was clean. The only thing I would like to add is that the facilities just need adjusting e.g more toiletries to be offered, and things like a iron to be added downstairs if you did need them, and the door slams so maybe a clasp or something to be added to make it quieter for other guests.
Stayed 2 nights in Apr 2025

2/10 Terrible

Frances

Liked: Cleanliness, property conditions & facilities, room comfort
Disliked: Staff & service
Stayed 4 nights in Apr 2025

8/10 Good

Jafar

Liked: Cleanliness, staff & service, property conditions & facilities
Stayed 1 night in Mar 2025

10/10 Excellent

geraint

Stayed 1 night in Feb 2025

8/10 Good

Ivonne

Liked: Cleanliness, property conditions & facilities, room comfort

Overall, good and clean

The room was functional for our needs, with a newly renovated and nice bathroom. However, the bedroom felt a bit tight for a couple, and there were no hangers for clothing or provided toiletries. It’s a good option if you’re looking for a quiet, no-frills place to rest. That said, check-in was a bit stressful—there were no clear instructions, and no one was there to greet us right at check-in time. Additionally, I thought I was booking a room within the guesthouse but was instead assigned a newer room with an independent entry, which was fine but seemed much smaller than the one I originally selected.
Stayed 3 nights in Feb 2025

4/10 Poor

gerry

Traveled with family
Liked: Cleanliness
Disliked: Staff & service

Incorrectly advertised.

We were disappointed about the trip. the young girl was nice when we arrived and showed us where breakfast would be in the morning. She also told us that it was help yourself cereals and tea or coffee, which was all we would have wanted. Unfortunately, we could not get into the room, as couldn't other guests who were expecting the same breakfast. My wife called the number we had and go a curt man who she thought was aggressively rude. He told her that they was no breakfast include. Hotels.com websites shows photos of the "breakfast area", and if you ask the question, the AI bot tells you there is breakfast. Was it worth the money? No, it was just a small room. Not as good as described.
Stayed 1 night in Feb 2025

8/10 Good

Kevin

Business traveler
Liked: Cleanliness, staff & service, property conditions & facilities, room comfort
Good
Stayed 4 nights in Feb 2025

10/10 Excellent

Kevin

Business traveler
Liked: Cleanliness, staff & service, property conditions & facilities, room comfort
Stayed 7 nights in Jan 2025

8/10 Good

Egidija

Stayed 2 nights in Dec 2024

8/10 Good

vicky

Liked: Cleanliness, staff & service, property conditions & facilities, room comfort
Stayed 2 nights in Nov 2024

6/10 Okay

Richard

Stayed 2 nights in Nov 2024

8/10 Good

Spyros

Traveled with group
Liked: Cleanliness, staff & service, amenities, property conditions & facilities
Stayed 3 nights to explore Edinburgh had a comfortable stay welcoming host rooms were renovated and clean
Stayed 3 nights in Nov 2024

8/10 Good

Mei-Linh

Traveled with group
Liked: Cleanliness, staff & service, amenities, property conditions & facilities
Really liked the convenient location and the host was really lovely and friendly. The room was clean and to my standards.
Stayed 3 nights in Oct 2024

10/10 Excellent

Verified traveler

Traveled with family
Liked: Cleanliness, staff & service, property conditions & facilities, room comfort

Great place to stay

Brand new rooms. Close to city center. Plenty of safe, free parking across the street at the school lot. Slight confusion with rooms at check in, but they figured it out. Rooms are small, but more than enough for a night or two. Shower was fantastic! There is a central older house, and the two wings with new rooms. There was construction going on, but not a big deal to us.
Stayed 1 night in Oct 2024

6/10 Okay

Kevin

Traveled with partner
Liked: Cleanliness, staff & service, property conditions & facilities
We stayed in the brand new rooms which are small with limited furniture but a real good bathroom. Host is friendly and helpful. Bus stops nearby but run a little infrequent.
Stayed 2 nights in Oct 2024

10/10 Excellent

Tim

Stayed 1 night in Sep 2024

8/10 Good

Marluci

Traveled with partner
Liked: Cleanliness, amenities, property conditions & facilities
Very clean, renovated, quick check-in, 2 minutes walk to public transit to downtown 30 minutes drive
Stayed 2 nights in Sep 2024

2/10 Terrible

Toff

Traveled with partner
Disliked: Staff & service
No reception on arrival. Property looked like a construction site. No instruction to be received or where to go. Had to call the mobile phone on the roadside sign. Rude manager who said twice we were welcome to go somewhere else. No fridge. Very small room. Totally unsatisfactory experience. Wotif also needs to make sure its suppliers are of quality. Will never use wotif again nor will I ever recommend this guest house.
Stayed 2 nights in Sep 2024

10/10 Excellent

cindy

Liked: Cleanliness, staff & service, property conditions & facilities
Great host and great place
Stayed 1 night in Sep 2024

6/10 Okay

Gaurav

Traveled with partner
Disliked: Staff & service, amenities
Given room & the bathroom were new and hence in good shape, but the entry to them is quite shady. Also, there is No permanent physical attendent at the property! So for any request one will have to make some calls.
Stayed 1 night in Aug 2024

6/10 Okay

Jackie

Traveled with partner
Liked: Cleanliness, amenities
Service could have been better. Nothing ready in room on arrival. No tea/coffee, no hangers, light bulbs. Hot water & heating not working on arrival.
Stayed 3 nights in Aug 2024

8/10 Good

Verified traveler

Liked: Cleanliness, staff & service, property conditions & facilities, room comfort

Aynetree Guest House Review

Hosts were very friendly and accessible. The section of the building where we stayed was newly built and clean. Work wasn't completely finished e.g. the walkway to the building wasn't finished and could be a potential hazard. They also need to change/update the photos on the Hotels.com site as they don't reflect the room we stayed in. The photos showed larger rooms and access to a dining area. The building may've had these facilities but was not where we stayed. However, the room we stayed was acceptable.
Stayed 3 nights in Aug 2024

8/10 Good

Gary

Liked: Cleanliness, staff & service, property conditions & facilities, room comfort

Quiet, comfortable, on bus line.

Nice, newly renovated room tucked away in the back of the property. Still some construction happening, so there was mud along the walkway to the back door, but the owner put down a plastic tarp to help some. The bath facilities were modern and worked well. The location was right on the bus line, so it was easy to get into the downtown area via bus. The parking was a bit tight, but we were to leave the car and take the bus downtown.
Stayed 1 night in Aug 2024