Name: Aynetree Guest House
Address: 12 Duddingston Crescent, Milton Road, Edinburgh, Edinburgh
Price range: US$168+
Rating: 8.3

Aynetree Guest House Edinburgh Exterior photo

Key details

About the Hotel

12 Duddingston Crescent, Milton Road, Edinburgh

Near Portobello Beach

Very good

7.8

7.3

/10

2.0

Loved by Aynetree Guest House guests

Cute hosts

Comfortable beds

Clean bathroom

Convenient location

Freshly decorated

Aynetree Guest House - A 3-star Victorian guesthouse with free WiFi, garden access, and proximity to Edinburgh landmarks

Located in the heart of Duddingston on the east side of Edinburgh's city centre, Aynetree Guest House is a 3-star Victorian guesthouse offering six accommodations accessible via exterior corridors. Rooms include amenities such as safes, coffee/tea makers, air conditioning, and traditional wooden floors, with some featuring original fireplaces or rear views. A full continental breakfast is available, served in a dining room with a real coal fire, and guests with dietary needs can request alternatives in advance. The property provides free WiFi throughout, along with a garden, luggage storage, and free self-parking. Situated on the main A1 road and a bus route, Aynetree Guest House is 6 km from Edinburgh Waverley and close to landmarks like Arthur's Seat (3 km) and Palace of Holyroodhouse (4 km). Nearby restaurants include Milton Fry (0.5 km) and Al Mare Italian Cafe (1 km).

Pros

All guestrooms include air conditioning and coffee/tea makers.

Free WiFi and self-parking are available for guests.

Convenient access to public transport and major attractions like Arthur's Seat.

The dining room features a traditional coal fire for breakfast service.

Family-friendly with children over 3 years welcome.

Cons

The private bathroom for some rooms is located a few stairs away.

No on-site restaurant for lunch or dinner.

Select your room type

Aynetree Guest House offers a variety of rooms including double rooms, family rooms, and suites with breakfast, free cancelations, and special 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

Show all rooms

Room Rates & Availability Calendar

Check availability and prices for your dates now!

Facilities

Aynetree Guest House offers amenities for your comfortable stay and unforgettable experiences

Facilities: Very good

7.7/10Review score

General

No smoking on site
Wi-Fi
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 Highlights

Portobello Beach

25 minutes' walk

A scenic sandy beach with vibrant seaside cafes and a leisurely promenade perfect for relaxation and family fun.

Holyrood Park

40 minutes' walk

A historic royal park offering stunning views and an iconic hike to Arthur's Seat, ideal for outdoor enthusiasts and picnics.

Craigmillar Castle

30 minutes' walk

An impressive 14th-century castle showcasing medieval architecture and panoramic views of Edinburgh, with scenic grounds to explore.

National Museum of Scotland

50 minutes' walk

A comprehensive museum featuring Scotland's history from prehistoric to modern times, with free admission and family-friendly programs.

Hiking at Arthur's Seat

35 minutes' walk

A thrilling hike to an extinct volcano with rewarding views over the city-a must for adventure seekers.

Yoga at The Liviing Room

10 minutes' drive

A serene space for yoga classes and wellness workshops, ideal for those seeking a calming environment and relaxation.

Biking along the Water of Leith

15 minutes' drive

A picturesque cycling route through Edinburgh's green spaces, bike rentals available for a pleasant outdoor experience.

Cafe 42

5 minutes' walk

A cozy spot known for its delicious brunch options and fresh coffee, perfect for casual meals and socializing.

Hunt and Darton

15 minutes' walk

A quirky cafe offering a creative menu featuring local produce, with a vibrant atmosphere and community events.

Malvarosa

14 minutes' walk

An Italian restaurant renowned for its wood-fired pizzas and pasta, complemented by a relaxed ambiance and friendly service.

The Velvet Easel Gallery

10 minutes' walk

A charming gallery showcasing local artwork, often hosting exhibitions and social events, suitable for art enthusiasts.

The Cameo Cinema

15 minutes' drive

Scotland's oldest cinema, featuring indie films and cult classics in a vintage setting, perfect for a cozy movie night.

Getting around

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

Want to see Exclusive Early Booking Rate?

Get exclusive rates right now!

Check Rates

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

Feedback about Aynetree Guest House from previous guests about their experience.

Review summary

Based on recent reviews

Aynetree Guest House provides clean and comfortable rooms, with modern TVs offering Netflix and Prime Video, and tea and coffee available in the hall. The guest house is conveniently located near a bus stop that offers quick access to Edinburgh's city center, and it's within walking distance of Portobello Beach. While parking can be limited, on-street parking is readily available, and some guests have noted the absence of a bedside lamp in their room. The bathrooms are new, and the guest house offers good value, especially considering its proximity to city attractions.

Review score

Based on 4 verified reviews

8.3 /10

Great

100%

Recommend

Free Wi-Fi

9.0/10

Cleanliness

8.4/10

Facilities

7.7/10

Value for money

7.8/10

Pros

Clean room

Convenient location

Friendly host

Cons

Small bathroom

Noisy building site

Tony from United Kingdom

Single

En Suite Double Room

3 nights in October 2025

Reviewed: January 18, 2026

9.0/10

Good experience!

super clean room clean towels friendly owner

The room was super clean when I arrived. I saw clean towels and toiletries readily available. It gave me an immediate positive impression of the place. The owner was friendly and addressed all my requests promptly. I found bus stop at walkable distance.

The room was really small.

Facilities

9/10

The guest house included a beautiful dinning room with bay windows. I enjoyed a pleasant corner created for readers. The area looked great for both adults and children to enjoy reading .

Rooms

8/10

The double room was lovely and fresh. It included good amenities for making drinks and a kettle. I watched shows on a wall-mounted TV. I was able to access subscription platforms with ease.

Location

9/10

The location proved handy. I found it a short bus ride to the city center. Amazing beaches were accessible near Portobello. I also enjoyed a short drive to reach the city center.

Service

10/10

I was very fortunate and stayed in the new part of the guest house. It provided wheelchair access. I did appreciate the modern details.

0 Helpful

William from United Kingdom

Single

en suite double room

3 nights in November 2025

Reviewed: December 22, 2025

9/10

convenient bus stop clean room

the bus stop was right outside the hotel. it took only 25 minutes to reach the city center by bus. the room was clean. and nice, i must say.

I could hear noises from other rooms. The walls seemed a bit thin to me.

0 Helpful

rosie from united kingdom

Single

en suite double room

3 nights in August 2026

Reviewed: November 04, 2025

6/10

the location was convenient and the room was clean.

there was no hairdryer available, and the room felt cold. the external courtyard leading to the room was also quite run-down.

0 Helpful

Connor from Australia

Single

En Suite Double Room

4 nights in August 2026

Reviewed: August 25, 2025

9.0/10

Excellent stay near the beach

refurbished room modern television convenient coffee

The room was recently refurbished and very clean. I found the modern television connected easily to streaming services. Tea and coffee were available just outside my room (convenient for a morning drink).

Parking availability was limited on the hotel.

Facilities

9/10

The room had double pillows , made sitting in bed comfortable. Lemon verbena handwash was provided in the ensuite bathroom. Access to hot beverage facilities on the ground floor was convenient.

Location

8/10

The location had easy bus routes to the city center (bus stop is very close). It was within walking distance to the beach area. There were multiple bus lines with frequent service.

Service

10/10

The staff were very friendly and helpful before and . They ensured that I had everything that I needed. Check-in was quick and easy.

0 Helpful

Show more reviews