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Aynetree Guest House

3.0 star property
Guesthouse with free parking, near Portobello Beach

Photo gallery for Aynetree Guest House

Exterior
Breakfast area
Double or Twin Room, Ensuite (King bed)
Interior
Interior

Reviews

7.6 out of 10
Good

Popular amenities

  • Air conditioning
  • Housekeeping
  • Parking included
  • Free WiFi

Explore the area

View map
12 Duddingston Crescent, (Milton Road), Edinburgh, Scotland, EH15 3AS
  • Place, Portobello Beach
    ‪17 min walk‬
  • Place, Royal Mile
    ‪10 min drive‬
  • Place, Edinburgh Castle
    ‪11 min drive‬
  • Airport, Edinburgh (EDI)
    ‪23 min drive‬

Room options

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)

Highlights

Air conditioning
Flat-screen TV
Select Comfort bed
Private bathroom
Hairdryer
Coffee/tea maker
In-room safe
Daily housekeeping
  • Sleeps 2
  • 1 King Bed OR 2 Twin Beds

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)

Highlights

Air conditioning
Flat-screen TV
Select Comfort bed
Private bathroom
Hairdryer
Coffee/tea maker
In-room safe
Daily housekeeping
  • Sleeps 2
  • 1 Double Bed

View all photos for Double Room, Ensuite

Double Room, Ensuite

Double Room, Ensuite

8.2 out of 10
Very good
(10 reviews)

Highlights

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

View all photos for Double Room, Ensuite (Small)

Double Room, Ensuite (Small)

Double Room, Ensuite (Small)

Highlights

Air conditioning
Flat-screen TV
Select Comfort bed
Private bathroom
Hairdryer
Coffee/tea maker
In-room safe
Daily housekeeping
  • Sleeps 2
  • 1 Double Bed

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)

Highlights

Air conditioning
Flat-screen TV
Select Comfort bed
Private bathroom
Hairdryer
Coffee/tea maker
In-room safe
Daily housekeeping
  • Sleeps 4
  • 1 Double Bed and 2 Twin Beds

View all photos for Classic Double Room

Classic Double Room

Classic Double Room

Highlights

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

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)

Highlights

Air conditioning
Flat-screen TV
Select Comfort bed
Private bathroom
Hairdryer
Coffee/tea maker
In-room safe
Daily housekeeping
  • Sleeps 3
  • 1 Double Bed and 1 Twin Bed

About the area

Edinburgh

Aynetree Guest House places you in the heart of Edinburgh, within a 20-minute walk of Portobello Beach and 2.8 km (1.7 mi) from Holyrood Park. Highlights at this guest house include free in-room WiFi. .This smoke-free guest house offers free WiFi in public areas, a garden and tour/ticket assistance. Other amenities include luggage storage and a front desk safe. There's also the convenience of free self parking. .Attractions within a 10-minute drive of this 3-property class Edinburgh guest house include Royal Mile and Edinburgh Playhouse Theatre.
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What's nearby

  • Portobello Beach - 17 min walk - 1.5 km
  • University of Edinburgh - 9 min drive - 4.9 km
  • Arthur's Seat - 10 min drive - 3.6 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

  • ‪Five Guys Edinburgh Fort Kinnaird - ‬20 min walk
  • ‪Frankie & Benny's - ‬19 min walk
  • ‪Porty Vault - ‬15 min walk
  • ‪Nando's - ‬19 min walk
  • ‪Greggs - ‬18 min walk

About this property

Aynetree Guest House

Guesthouse with free parking, near Portobello Beach
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 guest house is smoke free.

  • 6 guestrooms or units
  • 2 levels
  • Storage area for luggage
  • Front desk safe
  • Tour and ticket information
  • Garden
  • No smoking on site
Aynetree Guest House offers 6 accommodations, which are accessible via exterior corridors and feature a safe and coffee/tea makers. Beds feature Select Comfort mattresses. Flat-screen televisions are featured in guestrooms.

Bathrooms include a shower, complimentary toiletries and hairdryers. Guests can surf the web using complimentary wireless Internet access. Housekeeping is offered on a daily basis and an iron/ironing board can be requested.

Similar properties

Bar (on property)

Britannia Hotel Edinburgh

  • Pet-friendly
  • Free WiFi
  • Breakfast available
  • Parking available
3.0 out of 5, 1,304 reviews
The price is NZ$151
includes taxes & fees
26 Oct - 27 Oct
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

  • 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.
  • Cots (infant beds) are not available.

Payment types

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

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
Charges for extra guests may apply and vary according to property policy.
A cash deposit, credit card or debit card for incidental charges and government-issued photo identification may be required upon check-in.
Special requests are subject to availability at the time of check-in. Special requests can't be guaranteed and may incur additional charges.
    This property is managed by a professional host. The provision of housing is linked to their trade, business or profession. Guests must contact this property in advance to reserve on-site parking. This property accepts major credit cards, Visa, Mastercard, American Express and cash. For guests' safety, the property includes a fire extinguisher in all accommodation. Cashless payment methods are available for all transactions and guests can access their rooms with a mobile device.

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

Frequently asked questions

What is the cancellation policy at Aynetree Guest House?

Aynetree Guest House offers free cancellation on select room rates. Check out the cancellation policy for more info.

Is parking available at Aynetree Guest House?

Yep, Aynetree Guest House has a free self car park. Onsite parking is limited (max 1 space per unit).

Are there any beaches close to Aynetree Guest House?

Yep, Aynetree Guest House is a short 17-minute walk from Portobello Beach.

Is there a free airport shuttle available at Aynetree Guest House?

No, Aynetree Guest House does not offer an airport shuttle service.

What time are check-in & check-out at Aynetree Guest House?

Check-in begins at 3:00 PM. Check-out time is 10 AM.

Are pets allowed at Aynetree Guest House?

No, only service animals are allowed.

Aynetree Guest House Reviews

Reviews

7.6

Good

Rating 10 - Excellent. 70 out of 228 reviews
Rating 8 - Good. 76 out of 228 reviews
Rating 6 - Okay. 48 out of 228 reviews
Rating 4 - Poor. 13 out of 228 reviews
Rating 2 - Terrible. 21 out of 228 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

6/10 Okay

Paul

Stayed 2 nights in Jun 2025

6/10 Okay

Paul

Travelled with family
Disliked: Amenities
Interior facilities were in a new addition. Showers were nice. Easy access to bus. Rooms were small for the price paid. Photos of dining room and parking did not represent what was available on site. The exterior of the site was not clean due to construction.
Stayed 2 nights in Jun 2025

6/10 Okay

Fridtjof

Travelled with group
Disliked: Room comfort
As usual for Edinburg Guest houses, the value for money was rather poor. Pros: spacious room, good beds, everything was clean. Cons: no parking space as stated in the booking, no breakfast (!!!), the bathroom was designed for disabled people, so the sink was much to low; teeth brushing wasn't possible for "normal"people.
Stayed 1 night in Jun 2025

8/10 Good

Neil

Stayed 2 nights in Jun 2025

8/10 Good

Barry Stephen

Liked: Cleanliness, staff & service, property conditions & facilities
Nice property having extensions built so was a bit noisy at time's
Stayed 3 nights in Jun 2025

10/10 Excellent

Shawn

Travelled with family
Liked: Cleanliness, staff & service, amenities, property conditions & facilities
Very nice room and quiet area
Stayed 2 nights in Jun 2025

6/10 Okay

Susan

Liked: Cleanliness, property conditions & facilities
If you’re on the bottom you’ll hear the upstairs noise.
Stayed 3 nights in Jun 2025

10/10 Excellent

Mustafa

Travelled with family
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

4/10 Poor

Martina

Disliked: Staff & service, property conditions & facilities, room comfort
Room 6 compares more to a broom cupboard than a small room. One electric socket, no working heating except the last evening of our stay, light was provided by a naked light bulb. The so called bathroom has no heating at all. It all felt very uncomfortable and not inviting.
Stayed 3 nights in Jun 2025

6/10 Okay

Alicia, Chesapeake

Travelled with group
Liked: Cleanliness
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 Okay

Stephen

Disliked: Staff & service

No host at the Guesthouse

Even though I replied to the email requesting our arrival time thre was nobody at the property to let us in.After a few attempts I eventually got hold of someone who came with the keys. The lack of a host on site made it fel a souless place. We stayed in room 3 and have reported a nail protruding out of the floorboards but have not had a reply to the email. The property is loated on good transport links and the room was well sized and laid out. The addition of a host and offer of breakfast in the dining room would enhance customers stay and give them a point of contact.
Stayed 2 nights in May 2025

6/10 Okay

Laura

Travelled with family
Liked: Cleanliness, staff & service, property conditions & facilities
Disliked: Amenities
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 Excellent

Lauren

Stayed 3 nights in Apr 2025

6/10 Okay

Armin

Liked: Cleanliness, property conditions & facilities
Disliked: Staff & service

False information!

I’d like to leave an honest and fair review to help others. We booked a double bed ensuite from this property. Let's start with the positives. Positives: 1- Fair price for an ensuite in the vicinity of the city center 2- Bathroom: spacious and clean(although we had trouble to close the door in our room due to a shift caused by temperature change). 3- Check in: it was quick and they gave us a choice between two rooms. 4- Location: it was close to a bus stop and portobello beach. Negatives: All related to their false information in their itinerary and description of the room. 1- Sound proof: it wasn’t sound proof but also the most sound friendly room I booked! You could hear any sounds and voices (sometimes clear conversations) from all directions except floor (we were on the ground floor and there was no living thing or moving object under!) 2- Daily housekeeping: this should mean the usuals being done on a daily basis (towels, tp, bins) which was not the case. First day it hasn’t been done and I contacted the property and they said “we do not go to in room without guest permission” I said “ok could you start the daily housekeeping from tomorrow please ” they did daily cleaning but they skipped the day after although it was obvious that I gave permission to our room to be entered. It’s like being offered a chicken, mayo, and salad sandwich, but receiving one without the salad. Regardless of the price—even £1 per night—we didn’t get what was promised, which is disappointing.
Stayed 4 nights in Apr 2025

8/10 Good

Dion

Liked: Cleanliness, property conditions & facilities
Disliked: Staff & service
There is no staff on the property. Make sure you have a fully charged phone before arriving, as you will need to call someone to discover your room # and how to get in. After getting in, the place is clean and comfortable. However, if you have questions or need anything...again, you have your phone only.
Stayed 2 nights in Apr 2025

10/10 Excellent

Beatriz

Travelled with family
Liked: Cleanliness, staff & service, amenities, property conditions & facilities
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

8/10 Good

Jordane

Liked: Cleanliness, staff & service, property conditions & facilities, room comfort

Good for the price

The stay was suitable for our trip, the room was clean. The only thing I would like to add is that the facilities just need adjusting e.g more toiletries to be offered, and things like a iron to be added downstairs if you did need them, and the door slams so maybe a clasp or something to be added to make it quieter for other guests.
Stayed 2 nights in Apr 2025

2/10 Terrible

Frances

Liked: Cleanliness, property conditions & facilities, room comfort
Disliked: Staff & service
Stayed 4 nights in Apr 2025

8/10 Good

Jafar

Liked: Cleanliness, staff & service, property conditions & facilities
Stayed 1 night in Mar 2025

10/10 Excellent

geraint

Stayed 1 night in Feb 2025

8/10 Good

Ivonne

Liked: Cleanliness, property conditions & facilities, room comfort

Overall, good and clean

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

4/10 Poor

gerry

Travelled with family
Liked: Cleanliness
Disliked: Staff & service

Incorrectly advertised.

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 Good

Kevin

Business traveller
Liked: Cleanliness, staff & service, property conditions & facilities, room comfort
Good
Stayed 4 nights in Feb 2025

10/10 Excellent

Kevin

Business traveller
Liked: Cleanliness, staff & service, property conditions & facilities, room comfort
Stayed 7 nights in Jan 2025

8/10 Good

Egidija

Stayed 2 nights in Dec 2024