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Aynetree Guest House

Property class: 3

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Photo gallery for Aynetree Guest House

A bedroom with two single beds, a wooden dresser, a nightstand, a window with blue curtains, and a view of the outdoors.
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 gravel driveway leading to a house with a wooden fence and a metal gate.
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

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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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

  • ‪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 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.

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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

  • 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

  • American Express
  • Mastercard
  • Visa

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 Oct 20, 2026, prices found for a 1-night stay for 2 adults at Aynetree Guest House on Nov 10, 2026 start from $114, 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. 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
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

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

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

10/10 Excellent

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

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

4/10 Poor

Disliked: Cleanliness, staff & service, property conditions & facilities
We had to check in late as our train was delayed. Unfortunately the guest house is not staffed after 11:30pm. So we had to pay extra for a late check in. The staff wasn’t friendly or welcoming. He was instead racist as he was asking where we were from and when we informed him he said no wonder. I wondered what that statement meant. The room was quite dusty. In the morning at check out the cleaner didn’t even respond to a hello. Just asked are you checking out and collected the key. The guest house has the basic amenities which is a room to lay for the night but no fridge in the room and staff are not friendly.
Stayed 1 night in Jul 2026
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
Verified review

10/10 Excellent

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

4/10 Poor

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

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

8/10 Good

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

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