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Aynetree Guest House

3.0 star property
Guesthouse with free parking, near Portobello Beach

Choose dates to view prices

Photo gallery for Aynetree Guest House

Exterior
Breakfast area
1 bedroom, Select Comfort beds, in-room safe, iron/ironing board
Interior
Bathroom

Reviews

7.6 out of 10
Good

Popular amenities

  • Air conditioning
  • Housekeeping
  • Parking included
  • Free WiFi

Room options

Available filters for rooms
Showing 7 of 7 rooms

View all photos for Double or Twin Room, Ensuite (King bed)

1 bedroom, Select Comfort beds, in-room safe, iron/ironing board

Double or Twin Room, Ensuite (King bed)

8.0 out of 10
Very good
(1 review)

Highlights

Air conditioning
Flat-screen TV
Select Comfort bed
Separate bedroom
Hairdryer
Private bathroom
Coffee/tea maker
Mobile key entry
  • Sleeps 2
  • 1 King Bed OR 2 Single Beds

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

1 bedroom, Select Comfort beds, in-room safe, iron/ironing board

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

Highlights

Air conditioning
Flat-screen TV
Select Comfort bed
Separate bedroom
Detached private bathroom
Hairdryer
Coffee/tea maker
Mobile key entry
  • Sleeps 2
  • 1 Double Bed

View all photos for Double Room, Ensuite

1 bedroom, Select Comfort beds, in-room safe, iron/ironing board

Double Room, Ensuite

8.4 out of 10
Very good
(5 reviews)

Highlights

Soundproofed
Air conditioning
Flat-screen TV
Select Comfort bed
Separate bedroom
Hairdryer
Private bathroom
Coffee/tea maker
  • Sleeps 2
  • 1 Double Bed

View all photos for Double Room, Ensuite (Small)

1 bedroom, Select Comfort beds, in-room safe, iron/ironing board

Double Room, Ensuite (Small)

Highlights

Air conditioning
Flat-screen TV
Select Comfort bed
Separate bedroom
Hairdryer
Private bathroom
Coffee/tea maker
Mobile key entry
  • Sleeps 2
  • 1 Double Bed

View all photos for Family Room, Ensuite

1 bedroom, Select Comfort beds, in-room safe, iron/ironing board

Family Room, Ensuite

8.0 out of 10
Very good
(1 review)

Highlights

Air conditioning
Flat-screen TV
Select Comfort bed
Separate bedroom
Hairdryer
Private bathroom
Coffee/tea maker
Mobile key entry
  • Sleeps 4
  • 1 Double Bed and 2 Single Beds

View all photos for Classic Double Room

1 bedroom, Select Comfort beds, in-room safe, iron/ironing board

Classic Double Room

Highlights

Garden
Porch/lanai
Individually decorated
Air conditioning
Flat-screen TV
Select Comfort bed
Separate bedroom
Hairdryer
  • Sleeps 2
  • 1 Double Bed

View all photos for Triple Room, Ensuite

1 bedroom, Select Comfort beds, in-room safe, iron/ironing board

Triple Room, Ensuite

9.4 out of 10
Exceptional
(3 reviews)

Highlights

Air conditioning
Flat-screen TV
Select Comfort bed
Separate bedroom
Hairdryer
Private bathroom
Coffee/tea maker
Mobile key entry
  • Sleeps 3
  • 1 Double Bed and 1 Single Bed

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About the area

Map
12 Duddingston Crescent, (Milton Road), Edinburgh, Scotland, EH15 3AS

What's nearby

  • Portobello Beach - 17 min walk - 1.5 km
  • University of Edinburgh - 9 min drive - 4.9 km
  • Edinburgh Playhouse Theatre - 9 min drive - 5.6 km
  • Royal Mile - 10 min drive - 5.6 km
  • Edinburgh Castle - 11 min drive - 6.2 km

Getting around

  • The Shore Tram Stop - 7 min drive
  • Brunstane Station - 11 min walk
  • Edinburgh Airport (EDI) - 21 min drive

Restaurants

  • ‪Porty Vault - ‬15 min walk
  • ‪Frankie & Benny's - ‬19 min walk
  • ‪Ormelie Tavern - ‬19 min walk
  • ‪Bross Bagels - ‬17 min walk
  • ‪Passey’s - ‬14 min walk

About this property

Aynetree Guest House

Guest house near Portobello Beach
Aynetree Guest House provides a garden and more. Stay connected with free in-room WiFi.
You'll also find perks such as:
  • Free self-parking
  • A front desk safe, smoke-free property and luggage storage
  • Tour/ticket information
Room features
All guest rooms at Aynetree Guest House offer thoughtful touches, such as air conditioning, as well as amenities, such as free WiFi and safes.
Extra amenities include:
  • Showers, free toiletries and hairdryers
  • Coffee/tea makers and daily housekeeping

Languages

English

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Bar (on property)

Britannia Hotel Edinburgh

  • Pet-friendly
  • Free WiFi
  • Restaurant
  • Breakfast available
6.0 out of 10, 1,213 reviews
The price is RM361
RM433 total
includes taxes & fees
6 Jul - 7 Jul
Britannia Hotel Edinburgh

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 on-site 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 lift

More

  • 2 floors
  • Smoke-free property

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 and check-out are 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

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

Access methods

Host will greet you

Pets

Pets not allowed (service animals are welcome, and are exempt from fees)

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.
Cots (infant beds) are not available

Payment types at the property

Important information

Optional extras

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

The above list may not be comprehensive. Fees and deposits may 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 on-site parking
This property accepts major credit cards and cash
Cashless transactions are available
Safety features at this property include a fire extinguisher

We should mention

This property does not have any lifts
Children 3 years old and younger are not permitted 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

Frequently asked questions

Is Aynetree Guest House pet-friendly?

No, only service animals are welcome at the property.

How much is parking at Aynetree Guest House?

Self-parking is free at this property.

What time is check-in at Aynetree Guest House?

Check-in start time: 3:00 PM; check-in end time: 11:30 PM. Late check-in is available from midnight to 6:00 AM for a fee.

What time is check-out at Aynetree Guest House?

Checkout is at 10 AM.

Where is Aynetree Guest House located?

Located in the heart of Edinburgh, this guesthouse is 0.9 mi (1.4 km) from Portobello Beach and within 3 miles (5 km) of Holyrood Park and Queen Margaret University. Edinburgh Port and Meadowbank Stadium are also within 3 miles (5 km). Brunstane Station is 11 minutes by foot and Newcraighall Station is 27 minutes.

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Aynetree Guest House Reviews

Reviews

7.6

Good

Rating 10 - Excellent. 60 out of 187 reviews
Rating 8 - Good. 60 out of 187 reviews
Rating 6 - Okay. 40 out of 187 reviews
Rating 4 - Poor. 9 out of 187 reviews
Rating 2 - Terrible. 18 out of 187 reviews

8.6/10

Cleanliness

7.6/10

Staff & service

6.8/10

Amenities

7.6/10

Property conditions & facilities

7.2/10

Eco-friendliness

Reviews

10/10

Very nice room and quiet area
Stayed 2 nights in Jun 2025

10/10

Excellent place, tidy and good facilities. Relatively new on the inside and easy parking!
Stayed 2 nights in Jun 2025

8/10

Nice property having extensions built so was a bit noisy at time's
Stayed 3 nights in Jun 2025

6/10

It would have been nice to have a proper stand up shower. The bed was comfortable & the breeze through the windows made for a refreshing night’s sleep.
Stayed 2 nights in May 2025

6/10

If you’re on the bottom you’ll hear the upstairs noise.
Stayed 3 nights in Jun 2025

6/10

Very little parking available, very hot rooms, small rooms, not enough room for luggage. No amenities, coffee only 1 of the 3 days we stayed. Good locations, available buses. Close to Portabella Beach.
Stayed 3 nights in May 2025

10/10

The owner of this place is amazing. I had an issue with the car rental company and he offered to help which he didn't have to but was greatly appreciated. The room was immaculate. The bathroom, which is important to me was very clean as well. The city is right around the corner. There's a bus that takes you directly there. The parking is a little tricky but it wasn't anything that was too bad. I really recommend this place to anyone who travels to Edinburgh. It's close enough to the city but not in the hectic part of the city
Stayed 2 nights in Apr 2025

10/10

Great host and great place
Stayed 1 night in Sep 2024

8/10

Good
Stayed 4 nights in Feb 2025

8/10

Stayed 3 nights to explore Edinburgh had a comfortable stay welcoming host rooms were renovated and clean
Stayed 3 nights in Nov 2024

10/10

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

10/10

We love staying at this place. Friendly owner.
Stayed 3 nights in Sep 2024

8/10

Really liked the convenient location and the host was really lovely and friendly. The room was clean and to my standards.
Stayed 3 nights in Oct 2024

6/10

Staff were very friendly and helpful.
Stayed 2 nights in Aug 2024

8/10

Very clean, renovated, quick check-in, 2 minutes walk to public transit to downtown 30 minutes drive
Stayed 2 nights in Sep 2024

8/10

The room was functional for our needs, with a newly renovated and nice bathroom. However, the bedroom felt a bit tight for a couple, and there were no hangers for clothing or provided toiletries. It’s a good option if you’re looking for a quiet, no-frills place to rest. That said, check-in was a bit stressful—there were no clear instructions, and no one was there to greet us right at check-in time. Additionally, I thought I was booking a room within the guesthouse but was instead assigned a newer room with an independent entry, which was fine but seemed much smaller than the one I originally selected.
Stayed 3 nights in Feb 2025

8/10

A nice affordable option for staying in Edinburgh. We stayed to visit the Edinburgh Tattoo and with a short Taxi ride to the city cente (roughly £10) we'd definitely stay again.
Stayed 1 night in Aug 2024

10/10

The guest house was amazing, quiet, and clean on the bus routes to into Edinburgh, there were a co-op and hot food options within walking distance also a beach not too far. The host amazing and attentive. I will definitely book again.
Stayed 2 nights in Jul 2024

8/10

It was a good stay. The host was very responsive and helpful. Had a good time

8/10

The room was nice and comfortable but we did have problems with the check-in.
Stayed 1 night in Sep 2024

4/10

The pillows were good.
Stayed 1 night in May 2024

10/10

Brand new rooms. Close to city center. Plenty of safe, free parking across the street at the school lot. Slight confusion with rooms at check in, but they figured it out. Rooms are small, but more than enough for a night or two. Shower was fantastic! There is a central older house, and the two wings with new rooms. There was construction going on, but not a big deal to us.
Stayed 1 night in Oct 2024

10/10

Lovely quiet room. Comfy bed. Worse part was our ensuite was outside our room and down the hallway.
Stayed 1 night in Jul 2024

4/10

We were disappointed about the trip. the young girl was nice when we arrived and showed us where breakfast would be in the morning. She also told us that it was help yourself cereals and tea or coffee, which was all we would have wanted. Unfortunately, we could not get into the room, as couldn't other guests who were expecting the same breakfast. My wife called the number we had and go a curt man who she thought was aggressively rude. He told her that they was no breakfast include. Hotels.com websites shows photos of the "breakfast area", and if you ask the question, the AI bot tells you there is breakfast. Was it worth the money? No, it was just a small room. Not as good as described.
Stayed 1 night in Feb 2025

8/10

Great communication. Fantastic little room. Great shower
Stayed 1 night in Mar 2024