Aynetree Guest House Edinburgh Exterior photo

Key details

About the Hotel

12 Duddingston Crescent, Milton Road, Edinburgh

Close to Portobello Beach

Very good

7.8

7.3

/10

2.0

"Plenty of free parking in the yard."

Dave from Canada

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"Room, including bathroom, was very clean."

Griet from United Kingdom

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"My room was huge, comfy bed, fresh bedding, hot shower, plenty of tea/coffee and a complimentary breakfast bag on first morning."

deniseE1148HK from United Kingdom

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3-star guest house near Edinburgh city centre

Location

Aynetree Guest House offers direct access to Edinburgh city centre via a main bus route. The guest house is situated close to Arthur's Seat and the Palace of Holyrood, featuring easy links to local attractions. Free parking is available for guests, enhancing convenience for those traveling by car.

Rooms

The hotel offers eight well-appointed rooms, catering to a variety of guest needs. Some rooms provide views toward Arthur's Seat or the Firth of Forth, allowing guests to enjoy Scotland's natural beauty. Family rooms and accessible accommodations ensure options for all visitors.

Nearby Attractions

Guests can explore several recreational areas such as Portobello Beach, located 1 km away. The hotel is within a short distance of four 18-hole golf courses, appealing to golf enthusiasts. Historic landmarks like the Palace of Holyrood House are easily reachable, enriching the cultural experience.

Transport and Connections

The guest house is a short bus ride from the centre of Edinburgh, facilitating easy access to the city's attractions. Nearby Brunstane train station offers additional transportation options for exploring the greater area. Edinburgh Airport is approximately 21 km away, providing convenient access for international travelers.

Additional Amenities

Aynetree Guest House includes a garden area for guests to relax in during their stay. Guests may also store luggage or their vehicle at the hotel before check-in or after check-out. Complimentary WiFi access is available throughout the property, accommodating modern travel needs.

Highlights

Location: Direct access to Edinburgh city centre

Rooms: Family rooms and accessible accommodations

Nearby Attractions: Portobello Beach

Transport: Brunstane train station

Additional Amenities: Garden area

Location: Great

8.0/10Review score

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Highlights from guests

Media & EntertainmentSmart Entertainment

I enjoyed the modern smart TV with Netflix and Prime. Good WiFi access was also available and easy to connect to.

Mike Smith from United Kingdom

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DiningMorning boost

I found cereals, fruit, tea, and coffee available in the main dining area for breakfast. It was a good start to the day.

Karol Kovács from Hungary

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BedroomCosy nights

My room was huge and I loved the comfy bed, fresh bedding and plenty of tea and coffee. I would definitely return.

Denise Edwards from United Kingdom

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Guest ParkingStress-free parking

Although limited, parking was available on site. Free parking was also available on the surrounding streets, which was really convenient.

Beatriz Silva from Spain

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Select your room type

The hotel provides a selection of rooms—doubles, family rooms, and suites—with perks like free cancellation, breakfast options, and great value deals

En Suite Double Room
2 persons
1 Double bed
Heating
Shower
room details
En Suite Triple Room
2 persons
1 Double bed and 1 Single bed
Heating
Shower
room details
En Suite Petite Double Room
2 persons
1 Double bed
Heating
Shower
room details

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Room rates & availability calendar

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Amenities & services

Real traveler stories and honest reviews—no glossy ads, just authentic feedback to guide your booking

Facilities: Very good

7.7/10Review score

General

No smoking on site
Wi-Fi
Free parking
Safe deposit box
VIP check-in/ -out
No pets allowed
Rooms/ Facilities for disabled
Wheelchair access
Smoke detectors
Fire extinguishers

Business

Fax/Photocopying

Children

Cots

Facilities for people with disabilities

Toilet for disabled
Bathroom for disabled

Spa & Leisure

Garden area

Room features

Heating
Garden furniture
Tea and coffee facilities

Bathroom

Free toiletries

Aynetree Guest House Location

12 Duddingston Crescent, Milton Road, Edinburgh

Map view

City landmarks

Landmark

Arthur's Seat hike

1.9 mi

Museum

Edinburgh Castle

3.4 mi

Garden

Portobello Beach

1.4 mi

Landmark

The Real Mary King's Close

3.0 mi

Landmark

Royal Mile

2.9 mi

Palace

Palace of Holyroodhouse

2.4 mi

Landmark

Royal Yacht Britannia

3.6 mi

Museum

Camera Obscura and World of Illusions

3.2 mi

Castle

Craigmillar Castle

1.7 mi

Gallery

The Velvet Easel Gallery

2900 ft

Shopping Area

Fort Kinnaird

3800 ft

Landmark

St John the Evangelist RC Church

3000 ft

Gallery

Scottish National Gallery

3.3 mi

Landmark

Edinburgh, 2a Rosefield Place

3200 ft

Landmark

Calton Hill

2.8 mi

Landmark

Thai Massage Edinburgh

2200 ft

Nearby

St Martins

1400 ft

Church

St Mark's Scottish Episcopal Church

1700 ft

I Love Edinburgh Tours

1700 ft

Restaurants

Cafe 42

1400 ft

42 Magdalene Drive

Coffee Drive

2300 ft

56 Duddingston Park South Jewel Miners Carpark

Dungeon Restaurant

3900 ft

Bonnyrigg

Hunt and Darton

4100 ft

St. Mary's Street

Malvarosa

3800 ft

262 Portobello High Street

St Andrews Restaurant

3700 ft

280-284 Portobello High Street

Asda Cafe, Edinburgh Jewel

3700 ft

100 The Jewel

Chef Chi

3500 ft

324 Portobello High Street

Explore Edinburgh

Local Experiences Near Aynetree Guest House

Portobello Beach

25 minutes walking

Sandy shores and lively promenade make Portobello Beach a great spot for a seaside stroll, with cafes and ice cream nearby.

Craigmillar Castle

30 minutes walking

A historic gem, Craigmillar Castle offers stunning views and fascinating ruins to explore, perfect for history enthusiasts.

Palace of Holyroodhouse

40 minutes walking

The official residence of the monarch in Scotland, featured gardens, and rich history make this palace a must-visit.

National Museum of Scotland

50 minutes walking

A treasure trove of Scottish history and culture, the museum features free admission and interactive exhibits for all ages.

Hiking at Arthur's Seat

35 minutes walking

This iconic hike offers breathtaking panoramic views of Edinburgh. Suitable for all skill levels with a marked trail.

Relaxation at Dr Neil's Garden

25 minutes walking

A tranquil garden perfect for unwinding. Enjoy its lush landscapes and peaceful atmosphere, ideal for quiet reflection.

Cycling in Holyrood Park

35 minutes walking

Rent bikes nearby for a scenic ride through Holyrood Park, where you can enjoy natural beauty and fresh air.

Cafe 42

5 minutes walking

A cozy spot offering local delicacies and artisan coffee. Great for breakfast or a light lunch with a friendly atmosphere.

Malvarosa

14 minutes walking

A unique dining experience with Mediterranean flavors. Known for fresh seafood and homemade dishes, making it a local favorite.

Dungeon Restaurant

15 minutes walking

A themed dining experience that immerses guests in a spooky atmosphere while serving delicious Scottish cuisine.

The Velvet Easel Gallery

10 minutes walking

Showcasing local artists, this gallery hosts exhibitions and events, offering a glimpse into Edinburgh's vibrant art scene.

Fort Kinnaird

15 minutes walking

A shopping and entertainment hub with cinemas and various dining options, perfect for family outings or solo evenings.

Getting around town

City Centre
Edinburgh 8 min · 3.0 mi
Airports
Edinburgh (EDI) 45 min · 18.4 mi
Glasgow (GLA) 155 min · 63.8 mi
Train
Brunstane Train Station 10 min · 2700 ft
Newcraighall Train Station 23 min · 1.2 mi
Bus
Bus stop 10 min · 2700 ft

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Property information and rules

Check-in

from 15:00-23:30

Check-out

until 10 am

Internet

Wireless internet is available in the entire hotel for free.

Pets

Pets are not allowed.

Number of rooms:

Reviews and Ratings

What past guests shared about their stay

Review score

Based on 7 verified reviews

7.7 /10

Very good

100%

Recommend

Cleanliness

8.4/10

Comfort

8.2/10

Facilities

7.7/10

Free Wi-Fi

9.0/10

Location

8.0/10

Staff

8.4/10

Value for money

7.8/10

Allan from United Kingdom

Single

en suite double room

4 nights in November 2025

Reviewed: February 13, 2026

9/10

pleasant stay

refurbished room modern television convenient coffee available cereal

The room was newly refurbished, clean, and comfortable. i found the radiator on upon arrival, so the room was very cosy. the television has modern features. I easily connected to netflix. tea and coffee are available in the hall, which i found very convenient. i also appreciated that breakfast cereals were available.

there is street parking available if needed. the buses regularly run into the city.

Service

9/10

the proprietor met me at 8.30 pm as arranged, very helpful. the welcome was warm. i was grateful for the assistance and the clear communication regarding my arrival and any arrangements.

0 Helpful

Kenneth from United Kingdom

Single

En Suite Double Room

3 nights in November 2025

Reviewed: February 08, 2026

8.5/10

excellent experience

modern tv warm radiator available coffee video connection

The room had what i needed! i found a modern tv with netflix. prime video. the proprietor greeted me at 8:30 pm. This was very nice. the radiator was turned on, a great touch as the bedroom felt very warm and cozy! i also noticed tea and coffee available.

The parking was somewhat limited. I will note this.

Location

9/10

The bus stop is located right outside the hotel. This offers frequent rides. i noticed walking distance to a lovely beach area too. the bus is just £2 into the city center from the guesthouse.

Rooms

8/10

the bedroom was cozy with its ensuite bathroom! i also spotted essentials such as towels and a hairdryer. a water boiler with coffee was available, and i made good use of it. everything was neat and clean!

0 Helpful

Georgia from Australia

Single

En Suite Double Room

4 nights in November 2025

Reviewed: February 06, 2026

6/10

Acceptable Stay with a Few Issues

check-in process bedside lamps

The bus stop was very close, making it easy to get into the city.

Checking in was a bit of a mess, honestly. No one was around when I got there, and I had to call before someone showed up about five minutes later. This person didn't really explain the check-out process. There weren't any bedside lamps either, so it was pretty dark once I turned off the main light. Annoying.

0 Helpful

Fred from Germany

Single

En Suite Double Room

3 nights in October 2025

Reviewed: January 16, 2026

7/10

reasonable stay

nice area bus connection comfortable access small room missing pulley high price

the rooms are in a nice area. the bus connection is comfortable for easy city center access. parking is available in the nearby street. i walked about 15 minutes to portobello beach.

my room was small and cramped. the blind in the bathroom lacked a pulley so i had to keep it down. it felt a bit overpriced.

0 Helpful

Daniel from United Kingdom

Single

En Suite Double Room

3 nights in November 2025

Reviewed: December 24, 2025

8.8/10

A Really Good Stay

friendly owner super clean room smart tv easy travel

The owners were very friendly and offered advice on local sights. The room was super clean and very comfortable. There was a smart TV and Wi-Fi access that worked perfectly. Bus routes nearby made travel into the central area easy.

I noted a very slight draft near the window in the En Suite Double Room, which may affect sensitivity.

Service

9/10

Staff showed great friendliness and offered helpful advice about local area attractions. Their prompt responses was valuable and enhanced my comfort . They were always available when needed.

Location

8/10

I found a bus stop very close to the hotel, and this made getting around easy. The accessibility to various routes was helpful for seeing attractions. I did not have any issue accessing different areas.

Rooms

10/10

My room was very nice and neat, I noted a smart TV. I appreciate a room provided with great comfort. The bed was very comfortable.

Facilities

9/10

I noted excellent Wi-Fi, and I used it without issue. It was easy to stay connected to the internet for any purpose. The bus service was also good.

Dining

8/10

I was able to enjoy the available cereals and fresh fruit in the dining area. This provided a nice way to start the day. I also appreciate a quiet dining space.

0 Helpful

Luke from United Kingdom

Single

double room private bathroom

4 nights in October 2025

Reviewed: December 15, 2025

6/10

basic stay with some drawbacks

disorganized check-in small bathroom

The check-in process felt disorganized. i arrived during the specified check-in time, yet i still waited longer than expected. the bathroom was quite small, made maneuvering a bit difficult. also, the shower's hot water was tricky to adjust. It took some effort to find a comfortable temperature (i almost gave up).

0 Helpful

Nathaniel from United Kingdom

Single

en suite double room

4 nights in August 2026

Reviewed: October 04, 2025

8.7/10

excellent stay near portobello beach

clean room smart tv splendid location

the room was very clean including the bathroom. a smart tv with 5g broadband supported streaming. the location offered a quick seaside walk and multiple buses into the city center.

the space felt a little tight.

Service

9/10

the check-in process was quick and straightforward. the owner was very helpful, providing all necessary information. the staff ensured a smooth arrival.

Location

8/10

public transit to downtown is within a two-minute walk. it takes approximately 30 minutes to drive there. the location is close to portobello beach for walking distance.

Rooms

9/10

the room was renovated and offered excellent amenities. the bed was comfortable and ensured a restful night. the room was equipped with modern facilities.

0 Helpful

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