See all properties

Aynetree Guest House

Property class: 3

Choose dates to view prices

Photo gallery for Aynetree Guest House

A hallway with a wooden staircase, a reception desk, and a sign indicating a dining room.
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 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 glass-enclosed shower with a handheld showerhead and a wall-mounted control panel.

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, 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

8.4 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

Family Room Disability Access | Select Comfort beds, in-room safe, iron/ironing board (on request)

Family Room Disability Access

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

You may also like

Ad
Standard Room, Multiple Beds (with Free Hot Breakfast)

Holiday Inn Express Edinburgh Airport by IHG

Ingliston
  • Breakfast included
  • Free WiFi
  • Restaurant
  • Air conditioning
8.6 out of 10, Excellent, 1,068 reviews
$149 nightly
The price is $187
Oct 18 - Oct 19
Total with taxes and fees
Holiday Inn Express Edinburgh Airport by IHG

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
  • ‪Caffè Nero - ‬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. Bathrooms are shared.

Similar properties

Double or Twin Executive Room
Britannia Hotel Edinburgh
West End
  • Pet friendly
  • Breakfast available
  • Parking available
  • Bar
6.2 out of 10, 1,299 reviews
$77 nightly
The price is $97
Oct 18 - Oct 19
Total with taxes and fees
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)

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

  • 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 Sep 17, 2026, prices found for a 1-night stay for 2 adults at Aynetree Guest House on Sep 29, 2026 start from $139, 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 Edinburgh Castle 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. 95 out of 304 reviews
Rating 8 - Good. 96 out of 304 reviews
Rating 6 - Okay. 68 out of 304 reviews
Rating 4 - Poor. 19 out of 304 reviews
Rating 2 - Terrible. 26 out of 304 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

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

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

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

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

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

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

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

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

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

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

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

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

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

More to Explore