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Aynetree Guest House

3.0 star property

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Photo gallery for Aynetree Guest House

Breakfast area
Property video
Interior
Interior
Triple Room, Ensuite

Reviews

7.4 out of 10
Good

Popular amenities

  • Parking included
  • Free Wi-Fi
  • Air-conditioning
  • 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)

Double Room, Ensuite (Small)

Double Room, Ensuite (Small)

  • Sleeps 2
  • 1 Double Bed
  • Free Wi-Fi

View all photos for Double Room, Ensuite

Double Room, Ensuite

Double Room, Ensuite

8.4 out of 10
Very good
(13 reviews)
  • Sleeps 2
  • 1 Double Bed
  • Free Wi-Fi

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

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

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)

Double or Twin Room, Ensuite (King bed)

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

Select Comfort beds, in-room safe, iron/ironing board, free WiFi

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

Select Comfort beds, in-room safe, iron/ironing board, free WiFi

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

Classic Double Room

Classic Double Room

  • Garden view
  • 1 bedroom
  • Sleeps 2
  • 1 Double Bed
  • Free Wi-Fi

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Exterior
Dalmahoy Hotel & Country Club
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  • Pool
  • Parking included
  • Free Wi-Fi
  • Restaurant
4.5 out of 5, Wonderful, 1,718 reviews
The price is €133
includes taxes & fees
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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
  • 8 minutes by car from Princes Street and 9 minutes from 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.

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
  • Air conditioning (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.

National rating

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

7.4

Good

Rating 10 - Excellent. 80 out of 266 reviews
Rating 8 - Good. 87 out of 266 reviews
Rating 6 - Okay. 60 out of 266 reviews
Rating 4 - Poor. 15 out of 266 reviews
Rating 2 - Terrible. 24 out of 266 reviews

8.6/10

Cleanliness

7.6/10

Staff & service

6.8/10

Amenities

7.8/10

Property conditions & facilities

Reviews

Verified

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

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

10/10 Excellent

Jack

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

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

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

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

10/10 Excellent

Shawn

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

8/10 Good

Terence

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

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

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

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

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

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

10/10 Excellent

cindy

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

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

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

10/10 Excellent

Wendy

Liked: Cleanliness, staff & service, amenities, property conditions & facilities
Lovely guesthouse in a quiet upscale area of Portabello. 15 min walk to the sea and shops. 10 min bus to the Edinburgh Center 2,20 for the bus. We ubered it at night 9,80. We had a 1dbl/1sgl room 3 adults. Small but cozy. Free parking on site depending on bookings.
Stayed 2 nights in Oct 2025
Verified

8/10 Good

Laurianne

Liked: Cleanliness, amenities, property conditions & facilities
The room and the linen was very clean as well as the bathroom. The environment is quiet and not too far from downtown Edinburgh but you need a car to get yourself around. There is no fridge or microwave oven in the room. The owners/managers respond rapidly to your needs.
Stayed 3 nights in Oct 2025
Verified

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

10/10 Excellent

David

Liked: Cleanliness, staff & service
Yes room was spotless very comfortable thanks. Probably need to have a look at the internal lock on bedroom door. It worked the first two nights but wouldn’t lock last night Thanks
Stayed 3 nights in Oct 2025
Verified

10/10 Excellent

Vatsal

Liked: Cleanliness, amenities, property conditions & facilities
Good cleanliness and nice bedroom
Stayed 1 night in Jul 2025
Verified

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

6/10 Okay

Stacy

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

10/10 Excellent

Robert

Liked: Cleanliness, staff & service, amenities, property conditions & facilities
We love staying at this place. Friendly owner.
Stayed 3 nights in Sep 2024
Verified

8/10 Good

Verified traveller

Liked: Cleanliness, staff & service, amenities, property conditions & facilities
Stayed 3 nights to explore Edinburgh had a comfortable stay welcoming host rooms were renovated and clean
Stayed 3 nights in Nov 2024