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Aynetree Guest House

3.0 star property

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 hallway with a wooden staircase, a reception desk, and a sign indicating a dining room.
A stone building with multiple windows, some with curtains, and flower boxes on the windowsills.

Reviews

7.6 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)

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

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

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About the neighborhood

Edinburgh

Located within a mile (2 km) of Portobello Beach, Aynetree Guest House is within 2 miles (3 km) of Holyrood Park. The 6 rooms at this 3-star guesthouse include coffee makers, flat-screen TVs, and Select Comfort beds.
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

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

About this property

Aynetree Guest House

Aynetree Guest House features free WiFi in public areas and a garden. You can take advantage of free parking if you drive. Helpful staff can provide tour or ticket assistance, luggage storage, and a safe deposit box at the front desk.
Guests can enjoy flat-screen TVs and stay connected with free WiFi. Select Comfort beds grant a restful night's sleep, and bathrooms offer hair dryers and free toiletries. Coffee makers and safes are also standard.

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  • Pet friendly
  • Breakfast available
  • Parking available
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Total with taxes and fees
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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

  • No elevator

More

  • 2 floors
  • Smoking not allowed

Room amenities

Bedroom

  • Select Comfort mattress

Bathroom

  • Free toiletries
  • Hair dryer
  • 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

  • Service animals exempt from fees

Children and extra beds

  • This property doesn't allow children 3 and younger (only guests older than 3 are allowed)

Property payment types

Important information

Optional extras

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

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

This list may not be comprehensive. Fees and deposits might 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
  • Check-in: 3:00 PM—-11:30 PM
  • Check-out: 10 AM
  • Minimum check-in age: 18
Driving? This property offers free parking.

We should mention

Details about charges, deposits, or other important information:

  • This property is managed by a professional host. The provision of housing is linked to their trade, business, or profession.
  • Charges for extra guests may apply and vary depending on the property's policy.
  • A cash deposit, credit card, or debit card for incidental charges, as well as a government-issued photo ID, may be required at check-in.
  • Special requests are subject to availability at the time of check-in and can't be guaranteed. Certain requests may come with additional charges.
  • Guests must contact this property in advance to reserve onsite parking.
  • This property accepts credit cards and cash.
  • Onsite safety features include a fire extinguisher.
  • Cashless payment methods are available for all transactions and guests can access their rooms with a mobile device.

Additional information about polices, regulations, and more:

  • There are no elevators.
  • No cribs or infant beds are available.
  • No rollaway or extra beds are available.

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

Is free cancellation available at Aynetree Guest House?

Aynetree Guest House provides free cancellation on some room rates. For specific requirements, take a look at the cancellation policy on our site.

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

As of Aug 1, 2026, prices found for a 1-night stay for 2 adults at Aynetree Guest House on Aug 2, 2026 start from $146, including 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.

What can I see around Aynetree Guest House?

This guesthouse is located in Edinburgh within a short 17-minute walk of Portobello Beach. You'll also find Royal Mile and Princes Street within a short drive.

Will I be able to park at Aynetree Guest House?

Yes, self parking is offered for free at the guesthouse. You'll find a max of 1 space per unit.

Does Aynetree Guest House feature a casino?

No, Aynetree Guest House doesn't have a casino.

Will I find an indoor pool at Aynetree Guest House?

No, there is no indoor pool at this guesthouse.

Is Aynetree Guest House good for couples?

Couples staying at this guesthouse will value amenities like a Select Comfort mattress, a garden view in some accommodations, as well as a garden.

Does Aynetree Guest House have a hot tub?

No, there isn't a spa tub at this guesthouse.

Does Aynetree Guest House have a restaurant that serves breakfast?

No, Aynetree Guest House doesn't have a restaurant that serves breakfast.

Will Aynetree Guest House allow pets to stay for free?

No, pets aren't allowed at Aynetree Guest House though service animals are welcome.

Does Aynetree Guest House have connecting rooms available?

No, there aren't connecting guestrooms at this guesthouse.

How close is the airport from Aynetree Guest House?

The closest major airport to Aynetree Guest House is Edinburgh Airport (EDI), which is 16.9 mi away (21 minutes by car).

Can I book a room with a balcony at Aynetree Guest House?

Yes, some accommodations at Aynetree Guest House offer a porch/lanai and may feature garden views.

Aynetree Guest House Reviews

Reviews

7.6

Good

Rating 10 - Excellent. 87 out of 286 reviews
Rating 8 - Good. 93 out of 286 reviews
Rating 6 - Okay. 65 out of 286 reviews
Rating 4 - Poor. 16 out of 286 reviews
Rating 2 - Terrible. 25 out of 286 reviews

8.6/10

Cleanliness

7.6/10

Staff & service

7.0/10

Amenities

7.8/10

Property conditions & facilities

Reviews

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

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

Lorre

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

Darren

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

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

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

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

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

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

Shawn

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

10/10 Excellent

Mustafa

Liked: Cleanliness, staff & service, amenities, property conditions & facilities
Excellent place, tidy and good facilities. Relatively new on the inside and easy parking!
Stayed 2 nights in Jun 2025
Verified review

10/10 Excellent

cindy

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

8/10 Good

Philip

Liked: Cleanliness, property conditions & facilities, room comfort
This is not a hotel but I did have a good, clean, modern room
Stayed 1 night in Aug 2025
Verified review

8/10 Good

Emma

Liked: Cleanliness
Had a hard time getting hot water but other than that the place was lovely and so beautiful.
Stayed 2 nights in Sep 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
Verified review

10/10 Excellent

Justin

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

Great place in Scotland

Great place to stay. Very close to bus stop and felt like home.
Stayed 3 nights in May 2024
Verified review

10/10 Excellent

Christer

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

Good service

The caretaker was very serviceminded and made the stay very pleasent.
Stayed 2 nights in Jul 2025
Verified review

6/10 Okay

Edi

Liked: Cleanliness
Disliked: Amenities
Fine, but overpriced considering the room and amenities. Not soundproofed as advertised which was an issue with a room facing the street, size was smaller than expected (despite not being the 'basic' room), lamp was faulty, and we had issues with heating that needed someone to come and help resolve. Less of a guesthouse than advertised, felt more like a budget motel.
Stayed 2 nights in Dec 2025
Verified review

6/10 Okay

Stacy

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

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