Online booking

12 Duddingston Crescent

(Milton Road)


EH15 3AS

+44 (0)131 - 258 2821 - 777 8009





Tea and coffee making facilities in bedroom   Children welcome   Car parking available   Cot available on request   Cyclist facilities/storage   Credit and debit cards accepted  Electric shaver points  Garden  Golf course nearby  Ground floor rooms available  Free 24/7 internet access available  Ironing facilities  Showers  Flat screen TV with Freeview in bedrooms




October 2018


Brian was most welcoming, after our long journey, accommodation was just right for what we needed, excellent bus service just outside the door. Breakfast was spot on.


August 2018

I stayed at the above guest house with some of my family we had two children with us the owners were very friendly and welcoming.  Room lovely, food excellent, in all a nice place to stay when visiting Edinburgh.


June 2018


First time in Scotland, we found the Aynetree Guest house very welcoming and comfortable. The room was very clean and comfortable. The hosts very helpful.  It is situated a short bus ride from the main heart of Edinburgh, but we found this no problem (even with two small children) as local buses were regular.  Only wished we had booked a slightly longer stay as Edinburgh was a fantastic place.


May 2018

Great Hosts, very helpful. I totally recommend this B&B.

December 2017

German Flag

Aynetree guest house is a charming house with charming owners in a charming town. You absolutely need no car.

August 2017


Room was very good maintained, in style with the house. Bed is good. Toilet and shower fine and clean. Every day service: bed made and new towels if necessary. The busy street at 15 meters is quiet during the night. Breakfast very good and an outstanding hospitality also in advice and idea's for daytrips and places to visit. Bus stop right in front of the guesthouse.


August 2017

The room was very clean and well furnished. The dining room was also very nice and a good offer of breakfast.

July 2017


I have spent summer holiday in Edinburgh with my friends. I enjoyed staying at the guest house. Brain and Anne were very helpful and understanding. Rooms are bright, well-cleaned and within easy reach to the City Centre (Royal Mile and Castle). Thanks you guys, hope to be your guest again next summer (this time Hiking!!!).


July 2017

German Flag


The house is very nice and so are the rooms. Clean and tidy. Nice paintings on the walls in house everywhere. Warm lighting in the rooms and in the lobby. We felt right at home. Breakfast is excellent although we could not acquire a taste for Haggis :)
Brian and Anne are really nice people. They gave us advice and directions for sight seeing and even helped us make phone calls for booking. Very helpful. So we can only recommend Aynetree Guest House.  Thank you Brian and Anne.


July 2017


We had an excellent time. We found the accommodation very nice, very clean and very comfortable.  Thank you so much for helping to make our stay in Edinburgh most enjoyable.


June 2017


The guest house, about 10 minutes away from the center of the city, has a bus stop just outside the door. Although it is located on a busy thoroughfare and our room faced it, it was remarkably quiet and we had a beautiful view of the park across the way. Our en suite room was more than adequate, tastefully decorated, and the beds quite comfortable. The full Scottish breakfast, cooked to order, was excellent. As first time travelers from the US, Brian and Anne introduced us to haggis and black pudding. Both were quite good and I became quite a fan of black pudding. My only complaint, the portions were so huge, it was almost impossible to eat it all!


June 2017

Singapore clipart


Brian met us upon arrival and helped us carry our luggage to the upper floor (He is strong!). We met him everyday at breakfast and met Anne once too. They are friendly and Brian was helpful with travelling tips and where to go. Breakfast was good though we did not try their Scottish fare but they were offered. Room was simply decorated and small but with good internet access. We had the room with a separate bathroom at a lower landing, a little troublesome but simply worth it because it was super spacious with a quaint lovely bathtub. The best was it was so cosily heated all the time, better than the bedroom and I told Brian that was my favourite spot in the house.


June 2017


My friends and I stayed in Aynetree Guest House for 3 days and we were absolutely charmed both by the house and the owners. The house is very cosy, it’s really easy to get there from the city centre by bus, which stops just in front of the house. The owners are super welcoming and helpful and manage to create a wonderful home atmosphere. Our room was lovely and comfortable, it had all the facilities (toilet and shower), TV, a hairdryer, a tea kettle and even tea. We had a choice of continental, vegetarian and Scottish breakfast, opt for Scottish and it was really good. The local area is pretty quiet. The guest house definitely contributed to our great impression of this amazing city, Edinburgh.


May 2017


It's a lovely house, with a great hospitality! Nice stay in Edinburgh! Congratulations!

May 2017


My sister and I stayed at Aynetree, in September, for one night only but want a pleasant and comfortable stay it was. Having worked in the hotel industry before and then being guests in many hotels and B&Bs on our travels, I can honestly say this is one of the best guest houses I have ever stayed in. The room was clean and furnished to a high standard, the bathroom and its amenities are that of a 4* hotel and the hosts, Brian and Anne were just so welcoming and friendly. It was conveniently located, and rather than drive into Edinburgh centre we took the bus which was just outside the house. I will definitely return soon, this time with my family in tow so they too can enjoy the service and facilities of Aynetree Guest House, well we revisit the noble city of Edinburgh! Thank you Brian and Anne... your guests from Singapore!


April 2017


This was a very nice B&B in a great location relative to the city center of Edinburgh. The staff were very nice and helpful!


January 2017


We found the Aynetree on the internet when we were given tickets at the last minute to the Edinburgh Tattoo. They only had their Petite Double available but it was clean, en-suite and perfectly adequate for our short stay. Their e-mail communication prior to booking was both prompt and informative. The directions to the guest house were excellent and we found it very easily by public transport. We arrived before check in time but were greeted warmly and following advice from our host Brian we easily found the nearby Portobello Beach, strolled along the promenade and enjoyed a late lunch in the high street. Even though our room was near the door we weren't disturbed by other guests and we slept like logs. The breakfast had something for everyone with good quality ingredients and was freshly cooked to order. We would certainly recommend this guest house which was convenient, clean and comfortable. The owners were very hospitable and we will certainly be back.


January 2017


We love this place! very very friendly, clean and well maintained. lovely rooms and the location was perfect. great food and I feel that we were well looked after. We were on a girls Xmas shopping trip and It was perfect for the short bus trip into town. 1.50 into the centre. brilliant!  I will go back with my husband and baby next time and I will recommend this B+B to everyone. See you next year!  Thanks again for a lovely weekend.


November 2016


lovely B & B very friendly and helpful owners, lovely rooms, great breakfasts including the haggis! would definitely stay again next time in Edinburgh, bus stop right outside for going into town and at the bargain price of 1.50, off road parking, what else could you ask for, awesome!!


October 2016


The room was really beautiful and clean. The breakfast was delicious and the staff was friendly and helpful.


August 2016


I travelled with my friend to this guest house in mid April and I am happy to go in that place, Beautiful place comfortable and very clean room and excellent services.  I recommended this place beautiful and quiet


August 2016


We spent 5 nights at Aynetree guesthouse and had a lovely time. Brian and Anne are great hosts and helped us out in every way. The house is spectacular and so is their hospitality. Breakfast was very good and we were given the privacy we desired. We definitely recommend it to anyone visiting Edinburgh.


August 2016


A lovely guesthouse! Very clean, comfortable and well decorated. Anne and Brian are delightful. Both so helpful, and each with a wonderful sense of humour. They make one feel welcome. Complementary parking, in addition to convenient bus service to/from the historic city centre. Delicious breakfasts were preceded with a cheerful morning greeting.


August 2016


The Aynetree is the perfect base for a sightseeing trip to Edinburgh. The location is ideal, with the bus stop being right outside the front door, and buses every 10mins.
Anne & Brian make every effort to make you feel welcome, and their knowledge of the city comes in very handy when you're new to Edinburgh. The food is fantastic and I heartily recommend the full Scottish breakfast. (Go on, give the haggis a go. It's delicious)!


July 2016


After a day at Musselburgh Racecourse my partner and I stayed at the Aynetree Guest House. We had arranged a later check in and upon arrival we were greeted by Brian who was very nice. The room was immaculate and comfortable. (we actually booked the petite double but was upgraded to a double free of charge!) We met Anne in the morning who was very busy pleasing all the guests with their many different requirements for breakfast. On that note breakfast was very good with an excellent selection. We would stay again xx