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Aynetree Guest House

Property class: 3
3-star guest house near Royal Mile

Choose dates to view prices

Photo gallery for Aynetree Guest House

A dining area with a long table, chairs, a patterned rug, and a view of greenery outside.
Property video
A bedroom with two single beds, a wooden dresser, a nightstand, a window with blue curtains, and a view of the outdoors.
A stone building with multiple windows, some with curtains, and flower boxes on the windowsills.
A hallway with a wooden staircase, a reception desk, and a sign indicating a dining room.

Reviews

7.4 out of 10
Good

Popular amenities

  • Parking included
  • Free WiFi
  • Housekeeping

Explore the area

View in a map
12 Duddingston Crescent, (Milton Road), Edinburgh, Scotland, EH15 3AS
  • Place, Duddingston Golf Club
    ‪5 min drive‬
  • Place, Joppa Shore
    ‪5 min drive‬
  • Place, Portobello Beach
    ‪5 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
  • Free WiFi

View all photos for Double Room, Ensuite

A bedroom with a wooden bed, bedside tables, a desk with a chair, a mirror, and a window with curtains.

Double Room, Ensuite

8.4 out of 10
Very good
(14 reviews)
  • Sleeps 2
  • 1 Double Bed
  • Free WiFi

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

A bedroom with a fireplace, a bed with a plaid bedspread, a wooden dresser, a television, and a window with curtains.

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

  • Sleeps 2
  • 1 Double Bed
  • Free WiFi

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
  • Free WiFi

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
  • Free WiFi

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
  • Free WiFi

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
  • Free WiFi

About the area

Edinburgh

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

What's nearby

  • Duddingston Golf Club - 5 min drive - 2.0 km
  • Joppa Shore - 5 min drive - 2.0 km
  • Portobello Beach - 5 min drive - 2.0 km
  • Coade Stone Columns - 6 min drive - 2.6 km
  • Robin Chapel - 7 min drive - 3.0 km

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
  • ‪Portobello Tap - ‬3 min drive
  • ‪Caffè Nero - ‬3 min drive

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.

Similar properties

Double or Twin Executive Room
Britannia Hotel Edinburgh
West End
  • Pet friendly
  • Breakfast available
  • Parking available
  • Bar
3.1 out of 5, 1,294 reviews
The price is CA $142
CA $179 total
includes taxes & fees
Sep 27 - Sep 28
Britannia Hotel Edinburgh

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)

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
  • 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

  • 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 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 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.

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

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.

How much does it cost to stay at Aynetree Guest House?

As of Aug 31, 2026, prices found for a 1-night stay for 2 adults at Aynetree Guest House on Sept 13, 2026 start from CA $151, excluding taxes and fees. This price is based on the lowest nightly price found in the last 24 hours for stays in the next 30 days. Prices are subject to change. Choose your dates for more accurate prices.

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 (29-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

7.4

Good

Rating 10 - Excellent. 93 out of 301 reviews
Rating 8 - Good. 95 out of 301 reviews
Rating 6 - Okay. 68 out of 301 reviews
Rating 4 - Poor. 19 out of 301 reviews
Rating 2 - Terrible. 26 out of 301 reviews

8.6/10

Cleanliness

7.6/10

Staff & service

7.0/10

Amenities

7.8/10

Property conditions & facilities

Reviews

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

8/10 Good

Steve

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

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

Gregoryo

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

Lorre

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

6/10 Okay

Macduff

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

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

8/10 Good

DaNell

We had to park super far away and walk in the rain. Room was cold.
Stayed 2 nights in Mar 2026
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

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

10/10 Excellent

Jack

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

10/10 Excellent

Shawn

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

Alix

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

6/10 Okay

gil

Liked: Cleanliness, amenities, property conditions & facilities
Very poor value for money. First, the check in was problematic because the owner was not around so we didn't know what to do. The property's location is very far from the center of town - 30 minutes by bus! Finally they were refurbishing the property so it felt a bit unsafe to leave the car in the yard for fear of falling objects. Worse of all, we were not warned abot said construction work and the builders started working at 8 AM so obviously we weren't able to sleep! We were offered no compensation! We can say the place is clean and the shower is good
Stayed 2 nights in Apr 2026
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

8/10 Good

Jenn

Liked: Cleanliness, staff & service, property conditions & facilities, room comfort
Parking was good, especially in a crowded city, it was nice to have a private lot to use
Stayed 2 nights in Oct 2025
Verified review

10/10 Excellent

Shawn

Liked: Cleanliness, staff & service, amenities, property conditions & facilities
Very nice room and quiet area
Stayed 2 nights in Jun 2025
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

10/10 Excellent

Verified traveller

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

10/10 Excellent

cindy

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