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Aynetree Guest House

Property class: 3

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Photo gallery for Aynetree Guest House

A dining area with a long table, chairs, a patterned rug, and a view of greenery outside. - Aynetree Guest House (Edinburgh)
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. - Aynetree Guest House (Edinburgh)
A hallway with a wooden staircase, a reception desk, and a sign indicating a dining room. - Aynetree Guest House (Edinburgh)
A bedroom with two single beds, a wooden dresser, a nightstand, a window with blue curtains, and a view of the outdoors. - Aynetree Guest House (Edinburgh)
Aynetree Guest House provides a garden and more. Guests can connect to free in-room WiFi.

Reviews

7.6 out of 10
Good

Popular amenities

  • Parking included
  • Free WiFi
  • Housekeeping

Off-peak, on budget: 30% or more off select hotels in our fall sale

Skip the crowds, keep the savings. AARP members save more after Labor Day. Book by Oct 7, 2026.

Room options

Available filters for rooms
Showing 8 of 8 rooms

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

8.4 out of 10
Very good
(15 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 room with two beds, a small table, a sofa, and a window with a view of a fence.

Family Room Disability Access

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

About the neighborhood

Located in Edinburgh, Aynetree Guest House is in the city center and near the beach. Royal Mile and Edinburgh Castle are notable landmarks, and travelers looking to shop may want to visit Princes Street and George Street. Check out an event or a game at Murrayfield Stadium, and consider making time for Edinburgh Zoo, a top attraction not to be missed. Visit our Edinburgh travel guide
View more Guest Houses in Edinburgh
Map
12 Duddingston Crescent, (Milton Road), Edinburgh, Scotland, EH15 3AS

What's nearby

  • A person walking a dog on a sandy beach with a cloudy sky.
    Portobello Beach
    5 min drive - 1.3 miles
  • Duddingston Golf Club
    5 min drive - 1.2 miles
  • Joppa Shore
    5 min drive - 1.2 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

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

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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 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

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.

Frequently asked questions

Is Aynetree Guest House pet-friendly?

No, only service animals are welcome at the property.

How much is parking?

Self parking is free at this property.

What time is check-in at Aynetree Guest House?

Check-in start time: 3:00 PM; Check-in end time: 11:30 PM. Late check-in is available from midnight–6:00 AM for a fee.

What time is check-out at Aynetree Guest House?

Check-out is at 10 AM.

Where is Aynetree Guest House located?

Located in the heart of Edinburgh, this guesthouse is 0.9 mi (1.4 km) from Portobello Beach and within 3 mi (5 km) of Holyrood Park and Queen Margaret University. Leith Docks and Meadowbank Stadium are also within 3 mi (5 km). Brunstane Station is 11 minutes by foot and Newcraighall Station is 27 minutes.

Can I cancel my reservation for free and receive a full refund?

Yes, this property offers free cancellation on select room rates, because flexibility matters! Please refer to the property cancellation policy on our site for more details about any exclusions or requirements.

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Reviews

Aynetree Guest House Reviews

7.6

Good

8.6

Cleanliness

7.8

Location

7.6

Staff & service

7.8

Property conditions & facilities
Rating 10 - Excellent. 94 out of 303 reviews
Rating 8 - Good. 96 out of 303 reviews
Rating 6 - Okay. 68 out of 303 reviews
Rating 4 - Poor. 19 out of 303 reviews
Rating 2 - Terrible. 26 out of 303 reviews

Reviews

Verified review

6/10 Okay

Lily

Liked: Cleanliness
Disliked: Property conditions & facilities
Clean room, comfortable bed and good shower. However, window was stuck wide open when we arrived and needed to be fixed. Bathroom very small so not suited to taller people. Location okay but bus can be 30-40 minutes into town. Not really anything around.
Stayed 3 nights in Aug 2026
Verified review

10/10 Excellent

Jaya

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

6/10 Okay

Nicholas

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

Juan

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

8/10 Good

Julianna

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

6/10 Okay

Alasdair

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

Edward Pierre

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

6/10 Okay

craig

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

Vicky

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

Robert

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

4/10 Poor

Robyn

Liked: Cleanliness
Disliked: Staff & service
We liked the location for an easy 20 minute bus ride, then 15 minute walk to Edinburgh Castle and the fun of the Old City. The accommodations however were not ideal for a couple, one of whom is tall. Our room was incredibly small and was difficult for the to have enough room to move around without knocking into the shelf and hangers or TV that was mounted on the wall. We are traveling for three weeks (spent 2 days here) and found it a challenge to pull our bags over the stoney parking lot to the side entrance. The room was clean however, there were dirty clothes from the previous guest left in the bathroom. Last, the need to prearrange meeting staff to gain access was difficult with unpredictable travel circumstances beyond our control and the inconsistent replies- sometimes we got answers to our message via Expedia, and others were never answered. All in all, we were disappointed. The photos give the impression of a dining room with linens and large rooms. Neither was in our experience.
Stayed 2 nights in Aug 2026
Verified review

4/10 Poor

Tara

Liked: Staff & service
Disliked: Amenities
I’m sure some of the rooms in this guest house are nice. And granted, we were there during Fringe Fest so I’m sure everyone gouges. But we paid $270/night for a room that didn’t have room to move much less open a suitcase. The only place to put clothes was a metal rack that had an eye/head level metal pole protruding at the corner of the bed that my husband had to maneuver around anytime he wanted to get in or out of bed. At some point someone will hurt themselves on it. The room seemed clean and the bathroom was fine, so if you just need a bed, toilet, and shower, it will do, but this room should have been less than $100/night and for $540 for 2 nights we feel utterly robbed. The property was not tidy either. There was a duvet flung over a chair or something out back that we could see out the window and a bowl filled with water and a bunch of floating cigarette butts out front, amongst other details that gave a general impression of being a bit… fill in the adjective. I don’t know that I’ve ever left a negative review anywhere, but we were genuinely upset with the quality for the price.
Stayed 2 nights in Aug 2026
Verified review

4/10 Poor

andrew

I hate writing negative reviews, but my experience wasn't great..... 1) I was put in a literal box room in the rear of the property, it was so small I had to use the bed to open my suitcase! 2) No cleaning or tea/coffee top-up during my stay 3) No hot water in the sink, and the shower was extremly poor power. 4) ZERO wifi or phone signal in the box room To pay £300 for 2 nights was a joke. The chap who owns it was a pleasant guy, I can't take that away from him, but if you read this, don't write your usual condescending "safe travels" reply, take it on board and do better mate! Cheers
Stayed 2 nights in May 2026
Verified review

10/10 Excellent

Jack

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

10/10 Excellent

Kate

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

6/10 Okay

Matthew

Liked: Cleanliness, property conditions & facilities
Parking wasn't accessible due to maintenance being done on the building. The room was clean. And smaller than what is advertised, also there was no common area like in the pictures. We had a mini table in the hall with a coffee station.
Stayed 2 nights in Apr 2026
Verified review

10/10 Excellent

Darren

Liked: Cleanliness, amenities, property conditions & facilities
Very clean and modern. Free parking and friendly staff
Stayed 1 night in Nov 2025
Verified review

8/10 Good

Kristen

Liked: Cleanliness, staff & service, amenities, property conditions & facilities
Location was great, right next to the bus stop. We were in the new part of the building which was very nice.
Stayed 2 nights in Sep 2025
Verified review

8/10 Good

Terence

Liked: Cleanliness, staff & service, property conditions & facilities
Good location, helpful manager
Stayed 2 nights in Jul 2025
Verified review

10/10 Excellent

Verified traveler

Liked: Cleanliness, staff & service, property conditions & facilities, room comfort
Lovely stay owners are wonderful people, convenient as it connects on to most areas we wanted to visit, would visit again.
Stayed 2 nights in Aug 2024
Verified review

4/10 Poor

Paul

Disliked: Staff & service
We were quite surprised not to be greeted by an owner or manager on arrival. It also took some time to check in, as the doorbell was not working and we had to call the number provided that we saw after trying to knock and find something to use the door bell with. Overall, the location was good and the property itself was clean and tidy. However, we didn’t appreciate the roofing works being carried out without prior notice, particularly the loud banging and noise starting at 8am and debris on the path to the pedestrian gate.
Stayed 2 nights in Apr 2026
Verified review

6/10 Okay

Stacy

Liked: Cleanliness, staff & service
Staff were very friendly and helpful.
Stayed 2 nights in Aug 2024
Verified review

8/10 Good

Verified traveler

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
Verified review

10/10 Excellent

Vatsal

Liked: Cleanliness, amenities, property conditions & facilities
Good cleanliness and nice bedroom
Stayed 1 night in Jul 2025
Verified review

8/10 Good

Eddie

Liked: Cleanliness, property conditions & facilities
Great location with busses outside the guest house direct to the City Centre every 5-10 minutes. On-site parking which is great also but limited. Its quite self-service as there isnt anyone to greet you are just left a key and have to phone them up when you arrive. Take your own towels as there were none left for me in the room which I found strange.
Stayed 1 night in Nov 2025