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Aynetree Guest House

3.0 star property
Guesthouse in Edinburgh with free parking

Photo gallery for Aynetree Guest House

Exterior
Property video
Breakfast area
Interior
Interior

Reviews

7.6 out of 10
Good

Popular amenities

  • Free Wi-Fi
  • Air-conditioning
  • Housekeeping

Explore the area

View map
12 Duddingston Crescent, (Milton Road), Edinburgh, Scotland, EH15 3AS
  • Place, Portobello Beach
    ‪17 min walk‬
  • Place, Joppa Shore
    ‪19 min walk‬
  • Place, Holyrood Park
    ‪5 min drive‬
  • Airport, Edinburgh (EDI)
    ‪25 min drive‬

Room options

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
Mobile key entry
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
(11 reviews)

Highlights

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

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
Detached private bathroom
Hairdryer
Coffee/tea maker
Mobile key entry
Daily housekeeping
  • Sleeps 2
  • 1 Double Bed

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
Mobile key entry
Daily housekeeping
  • Sleeps 2
  • 1 King Bed OR 2 Single Beds

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
Mobile key entry
Daily housekeeping
  • Sleeps 3
  • 1 Double Bed and 1 Single 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
Mobile key entry
Daily housekeeping
  • Sleeps 4
  • 1 Double Bed and 2 Single 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

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 Edinburgh Playhouse Theatre and Princes Street.
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What's nearby

  • Portobello Beach - 17 min walk - 1.5 km
  • Coade Stone Columns - 17 min walk - 1.5 km
  • Joppa Shore - 19 min walk - 1.6 km
  • Duddingston Golf Club - 4 min drive - 2.0 km
  • Holyrood Park - 5 min drive - 2.3 km

Getting around

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

Restaurants

  • ‪Five Guys - ‬20 min walk
  • ‪Frankie & Benny's - ‬19 min walk
  • ‪PizzaExpress - ‬20 min walk
  • ‪Eyden’s - ‬16 min walk
  • ‪Greggs - ‬18 min walk

About this property

Aynetree Guest House

Guesthouse in Edinburgh with free parking
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.

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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
  • 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
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.
  • 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. 77 out of 242 reviews
Rating 8 - Good. 80 out of 242 reviews
Rating 6 - Okay. 51 out of 242 reviews
Rating 4 - Poor. 13 out of 242 reviews
Rating 2 - Terrible. 21 out of 242 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

Shuvra

Stayed 3 nights in Sep 2025

10/10 Excellent

Mary Rives

Travelled with family
Liked: Cleanliness, staff & service, room comfort

Very pleasant stay. Good food and friendly staff.

Stayed 2 nights in Sep 2025

6/10 Okay

tara

Liked: Cleanliness, property conditions & facilities
Stayed 3 nights in Sep 2025

10/10 Excellent

Jack

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

8/10 Good

Emma

Travelled with group
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

2/10 Terrible

Esther

Liked: Cleanliness
Disliked: Staff & service, room comfort

Overpriced and underwhelming

Overpriced and underwhelming, small room had problems locking doors. No parking available on-site only 3 parks for 20 rooms and needed to park on street. Noise from other rooms consistently both next door and above us. Breakfast room was storage room for extra bedding and not inviting and their was no breakfast available.
Stayed 2 nights in Aug 2025

4/10 Poor

Verified traveller

Liked: Cleanliness
Disliked: Staff & service
It is charming in some ways but the service was minimal. Because it is fat from the center of town, the inn might take this into consideration in its breakfast options. Only dry cereal, and no bowls or spoons visible. No coffee, just instant powder in the room. Only black tea, no herbal alternative. Also, there was none in hand to greet guests or assist them. It has some lovely potential but could use an upgrade in hospitality.
Stayed 3 nights in Aug 2025

8/10 Good

Philip

Business traveller
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

4/10 Poor

Mark, Caulfield STh

Disliked: Staff & service
Stayed 1 night in Aug 2025

8/10 Good

Ahmir, Loudonville

Liked: Cleanliness, staff & service, property conditions & facilities
Stayed 2 nights in Aug 2025

2/10 Terrible

Vikram

Travelled with partner
Liked: Cleanliness
Disliked: Staff & service, amenities, property conditions & facilities
Not a good experience; the bed was not fit for 2 people to sleep especially when it’s banked against a wall. Tight small area to move about. Extremely claustrophobic; uncomfortable nights sleep - small fan would have helped. No hot water the first day and couldn’t have a shower in the 1st night. We had to have a cold shower. Had to wait 10 mins to enter property for checkin. The phone numbers displayed was not answered. Luckily the number on the app was replied. Very different to what the property promoted.
Stayed 2 nights in Aug 2025

4/10 Poor

Laurent

Liked: Cleanliness, room comfort
Disliked: Staff & service

Mauvais rapport qualité - prix en août

Chambre et salle de bain petites mais propres, et avec une literie correcte. Quelques désagréments (eau chaude aléatoire, store non fonctionnel…), mais surtout un tarif extrêmement élevé en août, qui n’était en rien justifié par la qualité fournie.
Stayed 2 nights in Aug 2025

6/10 Okay

Darrell

Disliked: Staff & service
See above
Stayed 2 nights in Aug 2025

4/10 Poor

Darren

Travelled with family
Liked: Cleanliness
Disliked: Staff & service, property conditions & facilities, room comfort
Stayed 1 night in Aug 2025

8/10 Good

Timothy

Liked: Cleanliness, staff & service, property conditions & facilities
-
Stayed 2 nights in Aug 2025

6/10 Okay

Nuaman

Liked: Cleanliness
Disliked: Room comfort
Stayed 3 nights in Aug 2025

10/10 Excellent

Linda

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

Clean and nice!

Easy to access, bustop right outside. It took 25 min to Edinburgh by bus. Our room (with private bathroom) was clean and nice. It was kind of thin walls though, we could all hear each other. We were only there for 3 nights, but we would recommend it!
Stayed 3 nights in Jul 2025

10/10 Excellent

Jacqueline

Liked: Cleanliness, staff & service, room comfort

Modern room

Host friendly when we arrived. No parking - only had 3 cars on front. Could park our car for free across the road. Believe was a school car park. We entered the building from a side door to the new part of the building. On entrance was tea/coffee making facilities for all of the room (think 6 rooms?)Room new, modern and well decorated including bathroom. Room (20) not huge but adequate for 2 nights. Was at the front of the building so had to shut the window in the early hours because of traffic noise. Bus stop very close and easy to get into Edinburgh. I would book again.
Stayed 2 nights in Jul 2025

8/10 Good

Hannah

Travelled with partner
Liked: Cleanliness, staff & service, property conditions & facilities
Standard b&b. Good stay for the price. We were comfortable and taken care of. Early check in was allowed for 30 euros. Handful of breakfast options including porridge and cereal. No running water to wash anything in the kitchen area. Grocery store not far away. Transit was easy to get into the city. Just took about 20 minutes or so depending on traffic. Overall good stay and great way to see a bit more of daily life outside of the busy city centre.
Stayed 1 night in Jul 2025

8/10 Good

Frida

Stayed 2 nights in Jul 2025

10/10 Excellent

MAHMOOD MOHAMED HAMOOD

Stayed 2 nights in Jul 2025

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

8/10 Good

baldassari

Stayed 3 nights in Jul 2025

6/10 Okay

Kathryn

Liked: Cleanliness
Disliked: Room comfort

Don’t do it

I won’t stay there or recommend it to anyone. The noise from adjoining rooms, common area and outside was frustrating, The room was small and no room for cases The TV only had movie streaming, no tv channels There was not enough car parking for the rooms and relied on stack parking who’s is not functional
Stayed 2 nights in Jul 2025

6/10 Okay

Rachel

Travelled with family
Liked: Cleanliness
Disliked: Property conditions & facilities
It's a bit shabby and the electric socket hanging by a wire from the wall made us worry it is unsafe
Stayed 1 night in Jul 2025