See all properties

Aynetree Guest House

3.0 star property

Choose dates to view prices

Photo gallery for Aynetree Guest House

Exterior
Double or Twin Room, Ensuite (King bed) | Select Comfort beds, in-room safe, iron/ironing board, free WiFi
Interior
Breakfast area
Interior

Reviews

7.6 out of 10
Good

Popular amenities

  • Air conditioning
  • Housekeeping
  • Free WiFi
$117
includes taxes & fees
Nov 4 - Nov 5

Explore the area

View in a 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 Room, Ensuite (Small)

Double Room, Ensuite (Small) | Select Comfort beds, in-room safe, iron/ironing board, free WiFi

Double Room, Ensuite (Small)

  • Sleeps 2
  • 1 Double Bed

View all photos for Double Room, Ensuite

Double Room, Ensuite | Select Comfort beds, in-room safe, iron/ironing board, free WiFi

Double Room, Ensuite

8.2 out of 10
Very good
(11 reviews)
  • 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) | Select Comfort beds, in-room safe, iron/ironing board, free WiFi

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)

Double or Twin Room, Ensuite (King bed) | Select Comfort beds, in-room safe, iron/ironing board, free WiFi

Double or Twin Room, Ensuite (King bed)

7.4 out of 10
Good
(3 reviews)
  • Sleeps 2
  • 1 King Bed OR 2 Twin 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)
  • Sleeps 3
  • 1 Double Bed and 1 Twin 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)
  • Sleeps 4
  • 1 Double Bed and 2 Twin Beds

View all photos for Classic Double Room

Classic Double Room | Select Comfort beds, in-room safe, iron/ironing board, free WiFi

Classic Double Room

  • Sleeps 2
  • 1 Double Bed

Similar properties

Bar (on property)
Britannia Hotel Edinburgh
  • Pet friendly
  • Free WiFi
  • Breakfast available
  • Parking available
3.0 out of 5, 1,306 reviews
Britannia Hotel Edinburgh

About this property

Aynetree Guest House

3-star Edinburgh guest house close to Portobello Beach
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.

Aynetree Guest House features tour/ticket assistance, a garden, and a front-desk safe. Public areas are equipped with complimentary wireless Internet access. Limited complimentary onsite parking is available on a first-come, first-served basis.

Aynetree Guest House is a smoke-free property.

Property amenities

Internet

  • Available in all rooms: Free WiFi
  • Available in some public areas: Free WiFi

Parking and transportation

  • Onsite parking available only on request
  • Free self parking on site
  • Limited onsite 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 elevator

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

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
Cribs (infant beds) are not available

Property payment types

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 onsite 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 elevators
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

Aynetree Guest House Reviews

Reviews

7.6

Good

Rating 10 - Excellent. 75 out of 238 reviews
Rating 8 - Good. 79 out of 238 reviews
Rating 6 - Okay. 50 out of 238 reviews
Rating 4 - Poor. 13 out of 238 reviews
Rating 2 - Terrible. 21 out of 238 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 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

Traveled 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

Traveled 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

10/10 Excellent

Maryse

Traveled with family
Liked: Cleanliness, staff & service, property conditions & facilities, room comfort
Stayed 4 nights in Jul 2025

6/10 Okay

Anita

Traveled with partner
Liked: Property conditions & facilities
Disliked: Cleanliness
Their listing said daily housekeeping. We stayed for 3 nights and did not have any housekeeping. You can catch multiple busses right out front but there are limited options close by. There is a nice grocery store within a block. The majority of the closest restaurants are near the beach which is 15-20 min walk. The proximity to the beach is nice though.
Stayed 3 nights in Jul 2025

6/10 Okay

Matthew

Stayed 1 night in Jul 2025

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

8/10 Good

Terence

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

8/10 Good

Elizabeth

Traveled with family
Liked: Cleanliness, staff & service, property conditions & facilities
Disliked: Amenities
Stayed 3 nights in Jul 2025

8/10 Good

Stephen

Liked: Cleanliness, amenities, property conditions & facilities
Stayed 2 nights in Jul 2025

8/10 Good

Jackie

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

Clean and fresh no frills accommodation

Comfortable beds, very clean and freshly decorated. We were in the modern extension and there was real lack of soundproofing as we could hear our neighbours chatting etc. No one onsite which meant we didn't feel like we could ask for extra pillows when we realised in the evening that there was only one on one of the beds and we felt it too late to ask. Initially no hairdryer in room or tv remote control, staff were on site at the time dealing with check-ins and quickly rectified this but we later found remote was for a different make so tv still didn't work. Shared tea and coffee facilities (not in room) but downstairs and no teabags left on evening we arrived also no sink down there to fill kettle. Very limited parking but lots of places to park for free in surrounding side streets. Overall the place was clean and freshly decorated, the beds comfy and bathroom fresh and modern so for a night it was absolutely fine.
Stayed 1 night in Jul 2025

10/10 Excellent

Vatsal

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

10/10 Excellent

Alisha, Kitimat

Traveled with family
Liked: Cleanliness, amenities, property conditions & facilities
Beautiful room! Right on the bus routes. Only downside is that when arriving you need to call the owner to check in, but being from Canada we didn't have the ability to make local calls and no one replied to us on Expedia chat either. But otherwise and amazing place to stay!
Stayed 3 nights in Jun 2025

6/10 Okay

Paul

Stayed 2 nights in Jun 2025

6/10 Okay

Paul

Traveled 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

Traveled 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

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