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Aynetree Guest House

Property class: 3

Photo gallery for Aynetree Guest House

A bedroom with two single beds, a wooden dresser, a nightstand, a window with blue curtains, and a view of the outdoors.
Property video
A stone house with a gravel driveway, wooden door, and a wooden fence.
A stone building with a window, a pathway, and a stone wall with vegetation.
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
The current price is NZ$251
includes taxes & fees
6 Oct - 7 Oct

Explore the area

View 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)

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

View all photos for Double Room, Ensuite

A modern bathroom with a glass-enclosed shower, a white sink, and a mirror above the sink.

Double Room, Ensuite

8.6 out of 10
Excellent
(16 reviews)
  • Sleeps 2
  • 1 Double Bed

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

A bedroom with a bed, a bedside table with a lamp, a window with curtains, a wall-mounted TV, and a framed picture.

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

  • Sleeps 2
  • 1 Double Bed

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

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

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

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

View all photos for Family Room Disability Access

A hotel room with a bed, a chair, a television, and a sliding door leading to an outdoor area.

Family Room Disability Access

  • 1 bedroom
  • Sleeps 3
  • 1 Double Bed and 1 Single Bed

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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.
View more Guest houses in EdinburghOpens in a new window

What's nearby

  • Duddingston Golf Club - 5 min drive - 2.0 km
  • Joppa Shore - 5 min drive - 2.0 km
  • Portobello Beach - 5 min drive - 2.0 km
  • Coade Stone Columns - 6 min drive - 2.6 km
  • Robin Chapel - 7 min drive - 3.0 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
  • ‪Greggs - ‬18 min walk
  • ‪Frankie & Benny's - ‬19 min walk
  • ‪Caffè Nero - ‬3 min drive
  • ‪Portobello Tap - ‬3 min drive

About this property

Aynetree Guest House

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.

Guests have access to shared bathrooms. 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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  • Breakfast available
  • Parking available
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includes taxes & fees
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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

  • If you have requests for specific accessibility needs, please contact the property using the information on the reservation confirmation received after booking.
  • Bathroom emergency pull cord
  • Braille/raised signage
  • No lift
  • Raised toilet seat
  • Visual fire alarm
  • Wheelchair-accessible bathroom vanity

More

  • 2 floors
  • Smoking not allowed

Room amenities

Bedroom

  • Select Comfort mattress

Bathroom

  • Free toiletries
  • Hair dryer
  • Shared bathroom
  • 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 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

  • American Express
  • Mastercard
  • Visa

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 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 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.

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

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.

How much does it cost to stay at Aynetree Guest House?

As of 30 Sept 2026, prices found for a 1-night stay for 2 adults at Aynetree Guest House on 6 Oct 2026 start from NZ$251, including taxes and fees. This price is based on the lowest nightly price found in the last 24 hours for stays in the next 30 days. Prices are subject to change. Choose your dates for more accurate prices.

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. 97 out of 310 reviews
Rating 8 - Good. 99 out of 310 reviews
Rating 6 - Okay. 68 out of 310 reviews
Rating 4 - Poor. 19 out of 310 reviews
Rating 2 - Terrible. 27 out of 310 reviews

8.6/10

Cleanliness

7.6/10

Staff & service

7.2/10

Amenities

7.8/10

Property conditions & facilities

Reviews

Verified review

10/10 Excellent

Liked: Cleanliness, staff & service, amenities, property conditions & facilities
such an amazing place to visit and very clean.easy place to find too
Stayed 1 night in Jun 2026
Verified review

10/10 Excellent

Liked: Cleanliness, staff & service, property conditions & facilities
We like the the place and location close to downtown
Stayed 3 nights in Jun 2026
Verified review

8/10 Good

Liked: Cleanliness, amenities, property conditions & facilities
This was exactly what I needed and SO continently located for the public transit system!
Stayed 3 nights in May 2026
Verified review

8/10 Good

Liked: Cleanliness, staff & service, amenities, property conditions & facilities
Very comfortable bed and clean room. The owner was a very good host 😁👍
Stayed 1 night in May 2026
Verified review

10/10 Excellent

Liked: Cleanliness, staff & service, property conditions & facilities
Nice and cozy stay
Stayed 4 nights in Mar 2026
Verified review

6/10 Okay

Location could not be better a affluent part of Edinburgh transport links great attention to detail inside sheets on bed very creased up and sink needed a wipe over but ideal for price and base
Stayed 2 nights in May 2026
Verified review

6/10 Okay

Disliked: Staff & service
Room was basic but adequate
Stayed 2 nights in Mar 2026
Verified review

6/10 Okay

Liked: Cleanliness, staff & service, property conditions & facilities
The room was clean and the bad was comfortable. I rated lower because we assumed breakfast was available as there are a few photos of the breakfasting room on the site. Also the tea and coffee facilities are in a communal area downstairs, so a bit of a faff to make a cuppa. I think we would stay again as its decent value for Edinburgh.
Stayed 1 night in May 2026
Verified review

6/10 Okay

Liked: Cleanliness, property conditions & facilities
The room was clean and newly refurbished. Room is small. One central kettle for the rooms rather than a kettle in each room. Bus outside directly to the centre. Had to leave car on the street as very limited parking
Stayed 3 nights in May 2026
Verified review

8/10 Good

Liked: Cleanliness, staff & service, amenities, property conditions & facilities
Lots of renovations going on, and our room was nicely updated—clean, with a very nice bathroom and shower. The room itself was comfortable but a bit tight with all of our luggage. The hotel is right along a road with easy public transportation to and from the city center. There are two golf courses nearby. We didn’t explore the immediate area for restaurants or pubs; it didn’t seem like there were many within convenient walking distance, but we also didn’t look closely. We spent all our time in downtown Edinburgh. It’s about a 20‑minute bus ride from the hotel to the city center. Over all a nice quiet stay.
Stayed 2 nights in May 2026
Verified review

6/10 Okay

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

10/10 Excellent

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

10/10 Excellent

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

10/10 Excellent

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

4/10 Poor

I hate writing negative reviews, but my experience wasn't great..... 1) I was put in a literal box room in the rear of the property, it was so small I had to use the bed to open my suitcase! 2) No cleaning or tea/coffee top-up during my stay 3) No hot water in the sink, and the shower was extremly poor power. 4) ZERO wifi or phone signal in the box room To pay £300 for 2 nights was a joke. The chap who owns it was a pleasant guy, I can't take that away from him, but if you read this, don't write your usual condescending "safe travels" reply, take it on board and do better mate! Cheers
Stayed 2 nights in May 2026
Verified review

8/10 Good

We had to park super far away and walk in the rain. Room was cold.
Stayed 2 nights in Mar 2026
Verified review

6/10 Okay

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

10/10 Excellent

Liked: Cleanliness, amenities, property conditions & facilities
Very clean and modern. Free parking and friendly staff
Stayed 1 night in Nov 2025
Verified review

8/10 Good

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

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

8/10 Good

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

8/10 Good

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

10/10 Excellent

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

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

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