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Aynetree Guest House

Property class: 3

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Photo gallery for Aynetree Guest House

A stone building with multiple windows and a gated entrance.
Property video
A hallway with white doors numbered 2, 3, and 4. A fire extinguisher is mounted on door 2. A floral armchair with a cushion is positioned against the wall near door 4.
A bedroom with two single beds, a wooden dresser, a nightstand, a window with blue curtains, and a view of the outdoors.
A hallway with a wooden staircase, a reception desk, and a sign indicating a dining room.

Reviews

7.6 out of 10
Good

Popular amenities

  • Parking included
  • Free WiFi
  • Housekeeping
The current price is $170
$135 nightly
$170 total
Total with taxes and fees
Nov 26 - Nov 27

Explore the area

View in a map
12 Duddingston Crescent, (Milton Road), Edinburgh, Scotland, EH15 3AS
  • Place, Joppa Shore
    ‪5 min drive‬
  • Place, Portobello Beach
    ‪5 min drive‬
  • Place, Robin Chapel
    ‪7 min drive‬
  • Airport, Edinburgh (EDI)
    ‪28 min drive‬

Room options

View all photos for Double Room, Ensuite (Small)

A bedroom with a bed, a TV mounted on the wall, a door, and a small shelf with items.

Double Room, Ensuite (Small)

  • Sleeps 2
  • 1 Double Bed

View all photos for Double Room, Ensuite

A modern bathroom with a glass-enclosed shower, a white sink, and a mirror above the sink.

Double Room, Ensuite

8.6 out of 10
Excellent
(16 reviews)
  • Sleeps 2
  • 1 Double Bed

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

A bedroom with a bed, a bedside table with a lamp, a window with curtains, a wall-mounted TV, and a framed picture.

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

  • Sleeps 2
  • 1 Double Bed

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

A bedroom with two beds, a television, a fireplace, and a chair.

Double or Twin Room, Ensuite (King bed)

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

View all photos for Triple Room, Ensuite

A bedroom with a wooden bed, a leather sofa, and a large window with curtains.

Triple Room, Ensuite

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

View all photos for Family Room, Ensuite

A bedroom with a wooden bed, a leather sofa, and a large window with curtains.

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

A bedroom with a bed, a window, a painting, and a bedside table.

Classic Double Room

  • Garden view
  • 1 bedroom
  • Sleeps 2
  • 1 Double Bed

View all photos for Family Room Disability Access

A hotel room with a bed, a chair, a television, and a sliding door leading to an outdoor area.

Family Room Disability Access

  • 1 bedroom
  • Sleeps 3
  • 1 Double Bed and 1 Twin Bed

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  • Pet friendly
  • Breakfast available
  • Parking available
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3.2 out of 5, 1,312 reviews
$55 nightly
The price is $70
Nov 8 - Nov 9
Total with taxes and fees
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About the neighborhood

Edinburgh

With a stay at Aynetree Guest House, you'll be centrally located in Edinburgh, within a 10-minute drive of Royal Mile and Edinburgh Playhouse Theatre. .This guesthouse is 4.2 mi (6.8 km) from Edinburgh Castle and 3.3 mi (5.4 km) from Princes Street.
View more Guest Houses in EdinburghOpens in a new window

What's nearby

  • Duddingston Golf Club - 5 min drive - 1.2 miles
  • Joppa Shore - 5 min drive - 1.2 miles
  • Portobello Beach - 5 min drive - 1.3 miles
  • Coade Stone Columns - 6 min drive - 1.7 miles
  • Robin Chapel - 7 min drive - 1.9 miles

Getting around

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

Restaurants

  • ‪Frankie & Benny's - ‬19 min walk
  • ‪Caffè Nero - ‬3 min drive
  • ‪Five Guys - ‬20 min walk
  • ‪Portobello Tap - ‬3 min drive
  • ‪Nando's - ‬19 min walk

About this property

Aynetree Guest House

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.

Guests have access to shared bathrooms. 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.

Stay in one of 6 guestrooms featuring flat-screen televisions. Your room comes with a Select Comfort bed. Complimentary wireless internet access is available to keep you connected. Bathrooms feature showers, complimentary toiletries, and hair dryers.
Take in the views from a garden and make use of amenities such as complimentary wireless internet access and tour/ticket assistance.
Featured amenities include luggage storage and a safe deposit box at the front desk. Free self parking is available onsite.

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 self parking (max 1 space per unit)

Conveniences

  • Luggage storage
  • Safe at front desk

Guest services

  • Housekeeping (daily)
  • Tour and ticket assistance

Outdoors

  • Garden

Accessibility

  • If you have requests for specific accessibility needs, please contact the property using the information on the reservation confirmation received after booking.
  • Bathroom emergency pull cord
  • Braille/raised signage
  • No elevator
  • Raised toilet seat
  • Visual fire alarm
  • Wheelchair-accessible bathroom vanity

More

  • 2 floors
  • Smoking not allowed

Room amenities

Bedroom

  • Select Comfort mattress

Bathroom

  • Free toiletries
  • Hair dryer
  • Shared bathroom
  • Shower
  • Towels provided

Entertainment

  • Flat-screen TV

Food and drink

  • Coffee/tea maker

More

  • Access via exterior corridors
  • Heating (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
Information provided by the property may be translated using automated translation tools

Access methods

Host will greet you

Pets

Pets not allowed (service animals are welcome, and are exempt from fees)

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

  • American Express
  • Mastercard
  • Visa

Important information

Optional extras

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

The above list may not be comprehensive. Fees and deposits may not include tax and are subject to change.

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 credit cards and cash
Cashless transactions are available
Safety features at this property include a fire extinguisher

We should mention

This property does not have elevators
Children 3 years old and younger are not permitted at this property

Property class

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

Aynetree Guest House Reviews

Reviews

7.6

Good

Rating 10 - Excellent. 99 out of 315 reviews
Rating 8 - Good. 100 out of 315 reviews
Rating 6 - Okay. 69 out of 315 reviews
Rating 4 - Poor. 19 out of 315 reviews
Rating 2 - Terrible. 28 out of 315 reviews

8.6/10

Cleanliness

7.6/10

Staff & service

7.2/10

Amenities

7.8/10

Property conditions & facilities

Reviews

Verified review

10/10 Excellent

Liked: Cleanliness, staff & service, amenities, property conditions & facilities
Lovely host, clean rooms and nicely located.
Stayed 1 night in Jul 2026
Verified review

10/10 Excellent

Liked: Cleanliness, staff & service, amenities, property conditions & facilities
The staff were friendly and helpful. The room was quiet and comfortable. The property is close to a bus line which made it convenient to travel to the city center. We enjoyed our three night stay!
Stayed 3 nights in Jun 2026
Verified review

10/10 Excellent

Liked: Cleanliness, staff & service, amenities, property conditions & facilities
such an amazing place to visit and very clean.easy place to find too
Stayed 1 night in Jun 2026
Verified review

8/10 Good

Liked: Cleanliness, staff & service, amenities, property conditions & facilities
The owner Sharban was just lovely. My room was clean and the bathroom was very modern. Parking onsite was a bonus!
Stayed 3 nights in Jul 2026
Verified review

10/10 Excellent

Liked: Cleanliness, staff & service, property conditions & facilities
We like the the place and location close to downtown
Stayed 3 nights in Jun 2026
Verified review

6/10 Okay

Liked: Cleanliness
Basic amenities and comfy bedroom with shower. Communal tea and coffee. Thin walls
Stayed 2 nights in Jul 2026
Verified review

10/10 Excellent

Liked: Cleanliness, staff & service, amenities, property conditions & facilities
Amazing Experience. The staff is very helpful
Stayed 2 nights in Jul 2026
Verified review

8/10 Good

Liked: Cleanliness, amenities, property conditions & facilities
This was exactly what I needed and SO continently located for the public transit system!
Stayed 3 nights in May 2026
Verified review

10/10 Excellent

Liked: Cleanliness, staff & service, property conditions & facilities
Nice and cozy stay
Stayed 4 nights in Mar 2026
Verified review

8/10 Good

Liked: Cleanliness, staff & service, amenities, property conditions & facilities
Very comfortable bed and clean room. The owner was a very good host 😁👍
Stayed 1 night in May 2026
Verified review

6/10 Okay

Liked: Staff & service
Room was small, dark and smelly. Far from city center but it was 2 minutes bus stop near the house. Overall it was expensive for what it offers
Stayed 2 nights in Jul 2026
Verified review

6/10 Okay

Location could not be better a affluent part of Edinburgh transport links great attention to detail inside sheets on bed very creased up and sink needed a wipe over but ideal for price and base
Stayed 2 nights in May 2026
Verified review

10/10 Excellent

Liked: Cleanliness, staff & service, amenities, property conditions & facilities
The neighborhood is lovely. I took the walking trail next to the high school and the golf course to the portobello seaside each evening for the sunset. There's a delicious little takeout breakfast spot about 5 minute walk away called cafe 42. I had a breakfast wrap with haggis on my last morning. Definitely check out some restaurants and pubs down in portobello - Dougal's has an open folk music jam on Fridays Saturdays and Sundays. If need be it only takes a little under a half hour on the bus to get to the city center.
Stayed 2 nights in Jul 2026
Verified review

10/10 Excellent

Liked: Cleanliness, staff & service, amenities, property conditions & facilities
As a first time in Edinburgh at 28 years , I do recommend ! Very friendly guests , they do their best in making it as comfortable as possible . It’s best to leave a message on your arrival date. The location is adequate very close to the bus station and a 15-20 minute walk to the amazing Portobello beach that is filled with amazing coffee shops and restaurants. The stores are nearby and has access to an ATM . Coffee is free and amenities are given all you need to do is ask . I would surely stay here again ! Thanks for hosting me here .
Stayed 5 nights in Jul 2026
Verified review

8/10 Good

Liked: Cleanliness, staff & service, amenities, property conditions & facilities
Our room was on the ground floor which was convenient, but the bathroom was down a hallway which I didn't like. The room was very comfortable, as were the beds. We liked the coffee station but wished the hotel had served breakfast. There's no food served there and not many restaurant options in easy walking distance. It's also further out of downtown than expected although there are bus lines and plenty of parking nearby if you have a car. There is no staff on site all the time, but when we needed them, they were very responsive.
Stayed 2 nights in Jul 2026
Verified review

6/10 Okay

Disliked: Staff & service
Room was basic but adequate
Stayed 2 nights in Mar 2026
Verified review

6/10 Okay

Liked: Cleanliness, staff & service, property conditions & facilities
The room was clean and the bad was comfortable. I rated lower because we assumed breakfast was available as there are a few photos of the breakfasting room on the site. Also the tea and coffee facilities are in a communal area downstairs, so a bit of a faff to make a cuppa. I think we would stay again as its decent value for Edinburgh.
Stayed 1 night in May 2026
Verified review

6/10 Okay

Liked: Cleanliness, property conditions & facilities
The room was clean and newly refurbished. Room is small. One central kettle for the rooms rather than a kettle in each room. Bus outside directly to the centre. Had to leave car on the street as very limited parking
Stayed 3 nights in May 2026
Verified review

8/10 Good

Liked: Cleanliness, staff & service, amenities, property conditions & facilities
Lots of renovations going on, and our room was nicely updated—clean, with a very nice bathroom and shower. The room itself was comfortable but a bit tight with all of our luggage. The hotel is right along a road with easy public transportation to and from the city center. There are two golf courses nearby. We didn’t explore the immediate area for restaurants or pubs; it didn’t seem like there were many within convenient walking distance, but we also didn’t look closely. We spent all our time in downtown Edinburgh. It’s about a 20‑minute bus ride from the hotel to the city center. Over all a nice quiet stay.
Stayed 2 nights in May 2026
Verified review

6/10 Okay

Liked: Cleanliness
Disliked: Amenities
No air conditioning! No ice! No fan! No personal refrigerator! Communal cups and bowls were always used up before we came out to make our breakfast. Traveling with insulin was really difficult knowing I had to leave it in a communal fridge! Rooms are very, very small with no place for luggage or clothing storage. Maybe normal for European countries, but not expected for American travelers.
Stayed 4 nights in Jul 2026
Verified review

10/10 Excellent

Liked: Cleanliness, staff & service, amenities, property conditions & facilities
Great place to stay
Stayed 1 night in May 2024
Verified review

6/10 Okay

Liked: Cleanliness, staff & service, property conditions & facilities
Small room, not centrally located but on good bus line, 15 minute bus ride to downtown. Nice staff. Shower device didn't function properly. No shelf for soap.
Stayed 2 nights in May 2026
Verified review

10/10 Excellent

Very nice staff, nice room.
Stayed 3 nights in Sep 2025
Verified review

10/10 Excellent

Liked: Cleanliness, staff & service, amenities
Very friendly staff, the room was in great condition. It was such a pleasure to stay here.
Stayed 2 nights in Nov 2025
Verified review

8/10 Good

Liked: Cleanliness, staff & service, property conditions & facilities
Aynetree was perfect for our stay ~ thank you!
Stayed 1 night in Jul 2025