See all properties

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 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.

Reviews

7.6 out of 10
Good

Popular amenities

  • Parking included
  • Free Wi-Fi
  • 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 Wi-Fi

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 Wi-Fi

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 Wi-Fi

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 Single Beds
  • Free Wi-Fi

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 Single Bed
  • Free Wi-Fi

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 Single Beds
  • Free Wi-Fi

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 Wi-Fi

Similar properties

Double or Twin Executive Room
Britannia Hotel Edinburgh
West End
  • Pet-friendly
  • Breakfast available
  • Parking available
  • Bar
3.1 out of 5, 1,301 reviews
The price is €127
includes taxes & fees
6 Sept - 7 Sept
Britannia Hotel Edinburgh

About this property

Aynetree Guest House

Along with tour/ticket assistance, this smoke-free guesthouse has a garden and a front-desk safe. Free WiFi in public areas and free self parking are also provided.
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.

During your stay at Aynetree Guest House, you'll be within walking distance of Portobello Beach. Features include free WiFi in public areas and free self parking.
  • Free WiFi
  • Free self parking
  • Services include tour or ticket assistance and luggage storage
  • 7 minutes by car from Royal Mile and 11 minutes from Edinburgh Castle
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.

Property amenities

Internet

  • Available in all rooms: Free WiFi
  • Available in some public areas: Free WiFi

Parking and transport

  • Onsite parking available only on request
  • Free self parking on site
  • Limited number of on-site self parking spaces per unit

Conveniences

  • Luggage storage
  • Safe at front desk

Guest services

  • Housekeeping (daily)
  • Tour and ticket assistance

Outdoors

  • Garden

Accessibility

  • No lift

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

  • 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.

Payment types at the property

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

This property is managed by a professional host. The provision of housing is linked to their trade, business, or profession.
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
This property does not have a front desk. To arrange for check-in, guests must contact the property at least 24 hours prior to arrival using the information on the booking confirmation. Guests arriving after 3:00 PM must make advance arrangements by contacting the property using the information on the booking confirmation. Guests must contact the property in advance for check-in instructions. The host will greet guests on arrival. For any questions, please contact the property using the information on the booking confirmation.
If you cancel your booking, you'll be subject to the host's cancellation policy. In accordance with EU regulations about consumer rights, property booking services are not subject to the right of withdrawal.

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

Aynetree Guest House Reviews

Reviews

7.6

Good

Rating 10 - Excellent. 89 out of 291 reviews
Rating 8 - Good. 95 out of 291 reviews
Rating 6 - Okay. 66 out of 291 reviews
Rating 4 - Poor. 16 out of 291 reviews
Rating 2 - Terrible. 25 out of 291 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

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

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

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

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

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

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

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

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

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

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 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
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

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

Stacy

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