★★★★★

21212

Edinburgh, United Kingdom

9.4
434 reviews
  • Internet services
  • Restaurant

Prices by date

Lowest nightly price for 2 adults, updated twice a month.

Cheapest dates

  • 16 October 2026 £318
  • 17 October 2026 £318
  • 18 October 2026 £318
  • 19 October 2026 £318
  • 20 October 2026 £318

Available Rooms & Rates

  • Board and cancellation terms are confirmed with your booking.
    £318.19
    per night

Choose your check-in and check-out dates to see this room's prices.

Guest Reviews

Preethi 9.0

Very spacious and well decorated, nice coffee machine and comfy sofas.

Michelle 10.0

Beautiful basement room with own kitchen facilities (no cooker but good microwave), washing machine, dishwasher & fridge. Iron, hairdryer etc. Separate dressing room. Super king sized bed. Single fold out bed was OK for 1 night. Beautifully decorated rooms. Immaculately clean. Very comfortable, welcoming & relaxing space. High quality bathroom walk in shower & freestanding deep bath. Bathrobes & slippers provided - amazing 👏 Excellent location for theatre, (only downside was walking back from theatre its a wee teeny walk up a wee hill). Tea, coffee, milk, bread butter & jam, muesli provided for breakfast. Other places for breakfast nearby, e.g. Weatherspoons is just down the road. Staff lovely and extremely helpful. Highly recommend staying in this beautiful apartment. We'd love to stay again ❤

Jonathan 9.0

Super comfortable room.

Michelle 8.0

Location, facilities, staff where very friendly Room was lovely and spotless .

Charissa 9.0

This location only has 4 rooms, which was a very nice surprise. The room itself was really more of a suite, with a luxurious bathroom, a comfortable couch, tv, nespresso coffee or tea. You can also pay extra for breakfast, which we didn’t try but I’m guessing is good :)

Elise 10.0

Fantastic location, very clean and it felt like luxury. Staff are lovely too.

Philip 10.0

Great location and a beautiful suite layout! Super clean and modern amenities.

Saida 10.0

Absolutely amazing place!!! Endless thanks to Beth for such warm welcome and amazing breakfast. I loved everything about this place. Highly recommended.

Carroll 10.0

The size of room and bathroom were excellent,nice touches such as the toiletries and the slow gin was appreciated. Decoration was excellent too.

Flindall 10.0

Value for money but I would have paid more for a full continental or Scottish breakfast.

Phillip 10.0

Perfect hotel. More like an apartment and beautifully furnished. Couldn't fault it. Kath and colleagues were lovely.

Daniela 10.0

The staff was really useful and friendly, The location absolutely perfect and within walking distance from the center. The appartment was beautiful and comfortable! We stayed in the small appartment and we used the small bed too, everything was excellent!

Katie 10.0

This stay was the stand out hotel on our recent trip up to Scotland. We stayed just the one night here on our way up, and will most definitely be staying again next time we visit Edinburgh! The lady (I’m so bad with names!) who greeted us was lovely, showed us everything we needed and was really friendly. The room itself was large, and beautifully decorated with everything you could think of needing for a stay away from home - with a separate seating area and dressing area too. When we were shown the bathroom we knew we’d be spending more time at the hotel than usual, despite being located so perfectly in Edinburgh (just a short walk from everything). The bath was huge, and had to be used, though the huge shower was also amazing! I’ve jabbered on quite a bit here, but this place deserves it!

Rebecca 10.0

Beautiful rooms and very friendly staff at reception (Katie)

Luke 10.0

A really lovely space, far surpassing the photos and a great location. We immediately booked for a further visit.

Neil_y 10.0

The hotel and room were lovely. Everything you could possibly need. I've never seen more wardrobe space! Excellent location, 10 minutes away from the train station. The staff were fantastic. So friendly and helpful, they really went the extra mile.

Kim 9.0

Lovely room and restaurant on the bottom floor was excellent

Elah 10.0

Everything! The design and space of the room. And the bed was so comfy.

Rachel 8.0

The beautiful room which was excellent value at Festival time.

Alex 8.0

Lovely house Very good communication Huge room

Tours nearby

All tours in Edinburgh →

About This Hotel

21212 is a stylish boutique hotel located in the heart of Edinburgh. True to its name, the property offers an intimate and refined accommodation experience with a shared lounge, a restaurant, and a bar. Just 300 metres from the Edinburgh Playhouse, its central position makes it an ideal starting point for exploring the city’s theatres, galleries, and lively dining scene. The address is 3 Royal Terrace, EH7 5AB, and the five-room property prioritizes privacy and personal service. With its small scale, the hotel delivers a warm, personalised touch that larger properties often cannot. Each room is thoughtfully decorated and features a comfortable bed and modern amenities; some rooms enjoy views of the city, inviting guests to unwind in a serene setting after a day of sightseeing. Free Wi‑Fi is available throughout the building, allowing guests to stay connected while enjoying the boutique ambience. The on-site lounge offers a relaxed space to read or chat, while the restaurant showcases a menu with seasonal and regional influences, and the bar provides a curated selection of drinks for the evenings. The location enables easy walking access to Edinburgh’s cultural landmarks, parks, shops, and cafés, giving visitors the flexibility to tailor their day to their interests. A boutique experience like this blends contemporary design, meticulous cleanliness, and attentive service, creating a memorable city-break stay in Edinburgh. Check-in is available from 15:00 to 22:00, and check-out is by 11:00. Policies on extra beds or cots and age restrictions can vary by room type, so guests are advised to confirm at booking. Pets are not allowed. Overall, 21212 offers a refined, quiet, and personable alternative to larger hotels, combining comfort with a central, convenient setting that makes the most of Edinburgh’s vibrant energy.

Location

3 Royal Terrace

Airport transfer from Edinburgh Airport

Other hotels in Edinburgh

All hotels in Edinburgh

Facilities

Bar Smoke alarms Safety deposit box Daily housekeeping Security alarm Internet services Heating Shared lounge/TV area Private check-in/check-out Special diet menus (on request) Restaurant Wine/champagne Non-smoking rooms Non-smoking throughout WiFi available in all areas Free WiFi WiFi Fire extinguishers

Frequently asked questions

How far is 21212 from the airport?

The nearest airport is Edinburgh Airport (EDI), about 12 km away. You can add a private airport transfer at a fixed price when you book.

Is breakfast included at 21212?

The rates we offer are room only; breakfast is not included.

Can I cancel for free?

The rates currently offered for this hotel are non-refundable.

What do guests think of 21212?

Guests rate it 9.4 out of 10, from 434 reviews.

How much does a night at 21212 cost?

Nightly prices start from £318.19; the exact price depends on your dates and room, and is shown before you book.

Which tours can I book near 21212?

Popular tours near the hotel include Edinburgh Castle: Guided Walking Tour with Entry Ticket, Edinburgh Castle Guided Tour Tickets Included, Ghost Bus Tour. You can add them to your hotel booking.

£318.19 / night Check Availability