Double Room Garden View
- 1 Double bed
- Shower
- Heating
Guest house · Edinburgh · Edinburgh
Aynetree Guest House
A small, family-run guest house on Edinburgh's Milton Road, a short bus ride from the city centre and within walking distance of green spaces and Holyrood Park.
- Free on-site parking
- Bus stop at the door into the city centre
- Full Scottish breakfast served by the hosts
7.7
Very good
1176 reviews
Booking.com 7.7 · 1176 reviews
About
Aynetree Guest House
Aynetree Guest House is a 3-star guest house on Duddingston Crescent, in the eastern part of Edinburgh. It has just seven rooms, which keeps the atmosphere personal and calm. The property has a garden and views towards Arthur's Seat, and Wi-Fi is free throughout.
Guests arrive to find a no-smoking policy, free parking, and a range of room types from small doubles to family and triple rooms. The hosts, Brian and Anne, are known for being welcoming and generous with local advice, including which buses to take and routes into town.
- No smoking on site
- Wi-Fi
- Parking
- Safe deposit box
- VIP check-in/ -out
- No pets allowed
In brief
What works, what to weigh
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Strengths
4 reasons to book- Warm, personal hosting — Brian and Anne are frequently mentioned as friendly, informative, and generous with their time and local tips.
- Excellent breakfast — The full Scottish breakfast is singled out as a highlight by many guests, along with good coffee and fruit juices.
- Great value and service — Guests consistently describe the service as helpful and the price as fair for what's offered.
- Easy access to the city centre — A bus stop right outside takes you into central Edinburgh in about 15 minutes, with frequent services.
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Worth weighing
4 to weigh- Rooms and cleanliness are rated low — With a score of 5 out of 10, expectations for the room condition and upkeep should be modest.
- Small scale — With only seven rooms, the guest house may feel intimate, but the limited number of rooms means little availability and less anonymity.
- Street noise possible — Rooms facing the road may pick up traffic, although most guests found the street quiet after 9pm, so this may not be an issue for light sleepers.
- No pets allowed — Travellers with pets will need to look elsewhere, as the house has a strict no-pets policy.
01 — Rooms
Rooms & rates
High season: summer dates usually book out a few weeks ahead.
En Suite Double Room
- 1 Double bed
- Shower
- Heating
En Suite King-Size Double or Twin Room
- 1 Double bed
- Shower
- Heating
En Suite Petite Double Room
- 1 Double bed
- Shower
- Heating
En Suite Triple Room
- 1 Double bed
- Shower
- Heating
En Suite Family Room
- 1 Double bed
- Shower
- Heating
Double Room Private Bathroom
- 1 Double bed
- Heating
02 — Amenities
Services & amenities
Everything included at this stay — the facilities and essentials, at a glance.
General
- No smoking on site
- Heating
- Garden area
- Garden furniture
Services
- Wi-Fi
- Parking
- Safe deposit box
- VIP check-in/out
- Fax/Photocopying
In-room
- Tea and coffee facilities
- Free toiletries
- Shower (select rooms)
Safety
- Smoke detectors
- Fire extinguishers
Photos
Gallery
03 — Reviews
What guests say
Recent verified reviews from guests who stayed here.
Guest-rated 7.7/10 from 1,176 reviews
Booking.com · 7.7 · 1176 reviews
7.7Verified guest“Free parking on site was a real plus.”
7.7Verified guest“We enjoyed our short stay here. It was clean, comfortable, and in a great location with a bus stop right outside for the centre. Our room faced the road, but it was quiet after about 9pm, so we slept well. The Scottish breakfast was excellent, and Brian and Anne were friendly and happy to answer our many questions. Highly recommend, we'll be back.”
7.7Verified guest“Peaceful guest house in a convenient location, with the nearest station about a 10-minute walk away and easy access to local sights.”
7.7Verified guest“The bus to the centre took about 15 minutes and ran every 5 minutes. The snow slowed things down one day, but that was to be expected. From the window we could see Queens Park, where Holyrood Palace is. Princes Street Gardens and the Botanic Gardens were lovely too. Clean and friendly place to stay.”
7.7Verified guest“The host was very kind and entertaining.”
7.7Verified guest“Breakfast with fruit juices and great coffee was excellent, and the staff were very caring.”
04 — Location
Getting around Edinburgh
The property sits in Edinburgh.
Getting around: A bus stop is directly outside the guest house, with services to the city centre running roughly every 5 minutes. The nearest station is about a 10-minute walk away.
Nearby attractions: Holyrood Park and Arthur's Seat are within easy reach, as are the museums on the Royal Mile. The beach promenade is also not far, and the Duddingston area is worth a walk.
12 Duddingston Crescent, Milton Road, Edinburgh, Edinburgh, United Kingdom
05 — Good to know
Policies & conditions
Hotel details are shown for reference. Final rate terms are confirmed on the partner’s site at booking.
- Check-in
- From 15:00-23:30
- Check-out
- By 10:00
- Cancellation
- Free cancellation on many rates — terms on booking page
- Payment
- Pay-at-hotel available on many rates; final terms at booking
- Pets
- Not allowed
- Property
- 7 rooms
06 — Questions
Frequently asked
What are the check-in and check-out times?
Check-in is from 15:00 to 23:30. Check-out is at 10:00.
Is parking available at Aynetree Guest House?
Yes, there is parking available. Some guests noted free on-site parking, and others mentioned parking across the street.
Are pets allowed?
No, pets are not allowed at this property.
Is breakfast included in the room rate?
Breakfast is mentioned as a highlight in many reviews, but the input does not specify whether it is included in the price. Contact the guest house for details.
How far is the guest house from the city centre?
The city centre is about a 15-minute bus journey, with buses running every 5 minutes from the stop outside the house.
Does the guest house have Wi-Fi?
Yes, Wi-Fi is available throughout the property.
The bottom line
Aynetree Guest House suits travellers who value a personal welcome, a solid full breakfast, and easy bus links over a polished room. Rooms are simple and dated, but the setting is peaceful and the hosts go out of their way to help.
7.7Good value for a short stay if you don't need fancy surroundings.
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