Expert reviews
“Set within two Victorian town houses that sit across the road from one another, with each offering a selection of beautifully appointed rooms and suites, this hotel is one of Edinburgh’s most luxurious boutique options.”
“There’s nothing stuffy about these Victorian villas, their comely original features lovingly preserved in a design-led transformation to sleekest boutique. With stylish bedrooms and a classy bar serving modest food all day, just a 10-minute bus ride from the city centre, they’re a matched pair of handsome dark horses.”
“Dunstane House and its companion, Hampton House, are large Victorian villas dating from the 1860s but totally refurbished in 2017. Gorgeous modern styling complements the many original features, including period fireplaces, stained-glass windows and ornate cornices.”
What guests liked
- Top location
- Boutique style
- Friendly staff
- Private parking
- Free Wifi
All you need to know
The Roseate is a newly renovated hotel in the heart of Edinburgh. Located just a few minutes from the city center, this hotel offers guests a unique experience with a blend of traditional Scottish hospitality and modern luxury.
The Roseate also features a range of luxurious rooms and suites, all of which come with modern amenities and stunning views. Guests have access to a 24-hour concierge service, complimentary WiFi, complimentary breakfast, and a variety of other amenities.
The hotel has two distinct dining options, The Ba’ Bar and The Skerries, each offering a different atmosphere and style. The Ba’ Bar is a welcoming and modern bar serving various drinks and snacks. It also provides a relaxed atmosphere where guests can enjoy a chat and a game of pool. The Skerries, on the other hand, is a classic Scottish restaurant and bar. Here, guests can enjoy traditional Scottish dishes with a modern twist, accompanied by a great selection of beers, wines, and spirits.
With its blend of traditional and modern decor, luxurious rooms, and excellent service, this hotel provides a truly unique experience. Whether you’re looking for a romantic getaway, a business trip, or simply a weekend city break, The Roseate is sure to provide a stay you won’t forget.
Hotel deals & lowest price guarantee
We partner with Booking.com and Agoda. Both booking websites offer the lowest price guarantee, so you can be certain you will always get the best deal for this hotel. If you have seen a better price elsewhere, all you need to do is contact the booking website, and they will refund you the difference immediately. You can price match right up until the day before check-in.
Location
Recent guest reviews
17 January 2025
Exceptional
Excellent stay overall, Zoltan was amazing!
14 January 2025
Highly recommend
Beautiful hotel Brilliant staff Great breakfast
Nothing
8 January 2025
Such a warm and atmospheric hotel. The dining/breakfast space was my favorite.
Beautiful interior. Wonderfully preserved. The room wasn’t very big but the bed was very comfortable. Breakfast was nice but on the pricier side. Staff was wonderful, especially during our check-in. They offered us hot chocolate, sat us by the fire and sent us a list of restaurant recommendations.
The fire alarm went off on the first night and took some time to be fixed. They mentioned there’d be some sort of compensation but we didn’t end up getting any. Other than that everything else was lovely.
7 January 2025
Exceptional
Great location, about 20 minutes walk into Edinburgh city centre. Shops, cafes and restaurants close by. We took the tram from airport to Haymarket and then 5 minutes walk to hotel. Can join river walk into the centre a few minutes from hotel which was lovely. Lovely, friendly staff. Excellent breakfast. Room was great and the bed very comfortable.
6 January 2025
New years eve stay
The building looked impressive when we arrived and we were greeted by Zoltan who made us feel very welcome. We were seated in the main room where Zoltan checked us in and offered us a welcome drink, before we were shown to our suite which was very spacious and clean with a cosy living area. We had a great night's sleep and decided to have the Scottish breakfast the following morning, although the menu had lots of options! I have already recommended The Roseate to friends and family and look forward to another visit soon
All fantastic
5 January 2025
It was wonderful stay specially that the hotel was in a beautiful Scottish capital . It was comfortable and nice place t
The style of the building , the staff and the quietness there.
No thing
3 January 2025
Overall great location, friendly staff in a beautiful setting.
Location was great. Style and Character of main building was extremely appealing. Young Scottish waiter (not sure his name - blonde pony tail) was very friendly and gave great service. Room cleaning staff wete also very professional and friendly.
Restaurant breakfast and dinner were average compared to local restaurants but expensively priced. Water pressure in bathroom was weak and shower didnt stop dripping.
30 December 2024
Very enjoyable
Lovely property staff were very professional and friendly
Our room was very small
26 December 2024
Exceptional
Cannot exist better way to finish our 3-week holidays in Scotland. Amazing experience, divine rest, other world attention from the personal.
17 December 2024
Thoroughly enjoyed my stay. Lovely property, great staff.
Staff is utterly delightful - EVERYONE! Always willing to help, informative, and great company.
The location was a little further away from the main activity. Didn't mind taking the bus, once I understood how to get from A to B, but got turned around alot. Didn't feel safe walking around the hotel at night, so going out in the evening meant taking a taxi.
17 December 2024
A gem of a hotel boutique on route to excellence
Warm welcome which continued throughout stay
16 December 2024
Would highly recommend this hotel for a nice place to add to the gem of a city Edinburgh is!
The hotel was amazing it has a nice old fashioned feel to it and the room was beautiful. We didn’t use the bar but from what I seen it was good. It was a short walk to the city centre or there was a bus stop right outside to take you into it. The staff were all friendly and very informative and took their time to stop and chat, I had a good chat with Zoltan who made me and my girlfriend feel very welcomed.
16 December 2024
A fabulous long weekend!
The property is in an ideal location for Murrayfield if you’re watching the rugby and also not too far outside of the main city centre. You can walk or get a bus that stops right outside the front. The building is magnificent and the room was equally stunning. The service is excellent we couldn’t fault anything.
Nothing!
11 December 2024
Very beautiful hotel, friendly and knowledgeable staff, a great location
Lovely room, very quiet, cosy and well maintained
Nothing
8 December 2024
Fabulous
Good breakfast. Close to Murrayfield
18 November 2024
Amazing stay - comfortable and beautifully decorated.
This experience was so great! They had everything ready, including a bed for our dog. Because the restaurant is not dog friendly they served breakfast directly to our room and it was amazing. We are very happy with our stay.
To park your car and bring your dog there are extra costs associated. We were not aware of this.
18 November 2024
Perfect luxurious hotel
Location, friendly staff, and very clean.
Love everything, thank you
14 November 2024
Beautiful hotel that added a special luxury to our visit to Edinburgh
The best smelling hotel, period. Staff were excellent and made us feel like the most important people in the hotel. Zoltan in particular made our welcome extra special!
13 November 2024
Charming individual hotel with lovely staff
Lovely staff! Very easy to get to from the airport (bus stop right at the door!), good food and relaxed atmosphere
Perhaps a tad on the chilly side in the room, and the shower quite snug!
12 November 2024
Exceptional
Really friendly staff and would go out of their way to help you. You even saw them going out of their way with other guests to help if they could.
The wife made me walk to Tesco express.🤣🤣🤣
12 November 2024
Exceptional
Comfortable and welcoming with good breakfast.
I wish it was half a mile closer to old town.
11 November 2024
Fabulous
Layout and position
11 November 2024
Great hotel very good location for Murrayfield and city centre
Very tasteful decor with lots of character, high quality . Staff were all very friendly and helpful and able to assist with any questions
Didn’t realise we had to book breakfast slot as such had to eat much earlier than would have expected
10 November 2024
Very good
Very nice staff. I enjoyed welcoming tea. Impresive dining area.
I was offered room in other building across the street.. Noise isolation quite poor beetwen the rooms.
9 November 2024
Exceptional
Absolutely Lovely staff. Beautiful atmosphere, we really felt quite luxurious being there.
9 November 2024
Very good
Nice and helpful staff! Good hotel
At the end they ask for 15% optional service fee/tip. Although says it is optional but asking for it directly is making it very pushy.
7 November 2024
Good location as short walk to Haymarket. Nice area.
Had the best welcome we’ve ever had to a hotel with a sit down and a coffee and a chat before being shown to our room.
That it was over the road from the main hotel. Carpet was fraying. Shower wasn’t great. Staff during breakfast had a cold and was snuffling and snorting making me feel quite ill.
7 November 2024
Exceptional
Welcomed as soon as we walked through the front gate. Staff were excellent. Excellent facilities. Room was spotless and well equipped. Ideal location.
Nothing
5 November 2024
Zoltan, and his colleague were super helpful. Great knowledge of Edinburgh and super friendly. Located 15 mins from city
Decor and was clean. Great location.
Small Room
31 October 2024
Fabulous
Attentive, kind, helpful reception staff (given that I had some issues with my room). Especially Juliette and Reya. Wonderful restaurant for both breakfast and dinner.
Underwhelming room.
28 October 2024
Excellent stay. Very comfortsble hotel. Friendly staff
The steam from the bathroom took a long time to clear as there didn't seem to be sufficient ventilation
22 October 2024
Loved it !
Comfortable and friendly and helpful. Great music selection in dining room.
All good
17 October 2024
Nice rooms, good location
Very comfortable guest house within walking distance to restaurants and attractions. Breakfast is very good with a lot of choices. Be aware that not all rooms are situated within the main house. Our room was in the building across the road from the main house, so a short walk for breakfast in the morning. Overall though an enjoyable stay and very quiet rooms.
15 October 2024
Exceptional
Fantastic greeting from gentlemen on arrival. Excellent staff throughout Hotel. Breakfast was excellent and the server was great .
At Breakfast main course arrived with the starters which meant by the time you had eaten your Cereal etc your main course was cold. I noticed this happened on other tables which by their expression they weren't to happy.
15 October 2024
Exceptional
The decor was lovely and the room well appointed. The staff were helpful, friendly, and professional.
12 October 2024
nice place
friendly staff, a nice and quite place
sound insulation in rooms is not that good you can hear the tv and people talking in other nearby rooms floor mat is old and has lots of aerosols (flying particles)
8 October 2024
Gem of a find! Superb care and attention by the staff. We were treated like roalty!
Fantastic service and beautiful room!
Everything was great
6 October 2024
5 stars!
Tea upon arrival Greeted warmly by Jamie Cocktails at cozy bar Very comfortable room, the Eday room Tasty breakfast
5 October 2024
Good room and fair price but not “luxury”
Staff excellent…friendly and welcoming. Room was good value for money
The room in which we stayed was as advertised and good value but was not quite what you would have expected of a luxury five star hotel
4 October 2024
Comfortable and convenient stay but will def ask for a room in the main house next time.
The main hotel looked lovely and we had a delicious breakfast. The staff were lovely.
Wasn’t too enamoured with our room which was opposite the main hotel in a basement next to a rather uninviting common-roomesqe communal sitting area.
28 September 2024
Very charming hotel.
Very charming, felt like we were at home, very comfortable. Short walk to bus stop and tram. Highly recommend.
There was no air conditioning and to open a window at night for cool air you had to open the whole window which is a safety concern. Someone could’ve easily just crawled into a window. I suggest latches that prevent the windows from opening all the way. Also very little explanation about how to operate wall furnace and floor heating. Major complaint a party was booked by one of our rooms and it was VERY loud. Had to complain about the noise level. Should’ve booked a location that wasn’t next to bedrooms.
23 September 2024
Excellent stay
It was in a unique older building and I liked the quiet location. We like to walk so it was in walking distance for to city center if y don’t mind a 1 mile walk. Otherwise there are buses right out front. Staff were very welcoming.
Nothing
20 September 2024
Nice and comfortable.
Room was nice, I can't say excellent because I was staying in the other building that was a little bit disappoint me. Breakfast was nice and the service as well. The bar was very nice and it's a good spot to spend your afternoon.
I didn't have a room in the main building that I was expecting. I had a room with no view. It was clean and pleasant but as my 1st stay in Edinburgh I would have preferred a room with an outside view.
12 September 2024
Nice cozy stay
The hotel was beautiful. The staff were attentive and professional. The hotel is quiet and near mass transportation.
N/a
11 September 2024
Unpretentious, comfortable hotel with everything I needed
The staff were extremely friendly and helpful. Breakfast was excellent
Bringing my breakfast bill when I wasn’t ready to leave made me feel I had outstayed my welcome
11 September 2024
Exceptional
Beautifully furnished property Cozy quiet room Great staff
Nothing . Everything was perfect
10 September 2024
Beautiful place with great service.
Beautiful! Inside and out. Especially loved the restaurant decor and atmosphere. Loved the playlist when we arrived. Jamie was super helpful, as was the girl working at the bar (regrettably didn’t get her name). We’re willing to hold our bags till check in. Had storage for bags unneeded during stay to help with space.
No face washcloths (seems to be common in Europe). Room was TINY. I’d recommend not going with the petite room unless just one person, or a couple traveling very light (carry-ons only).
9 September 2024
This hotel was a nice retreat after long days of sightseeing.
Stylish, immaculately clean, great location on all transit routes.
Only trouble we had was the water pressure in the shower. Which was not a big deal.
6 September 2024
A cozy Scottish hotel experience you'll remember!
While you have to consider transport to and from the heart of the city, the bus is right outside your door, Ubers are inexpensive and you will feel grateful at the end of the night when you're peacefully tucked into a more comfortable room without outside noise. I thought the buildings were both beautiful – yet the house across the street is far more modern and I preferred it to the main building – and the restaurant and outside bar was picture perfect. Breakfast is a must one of the days as is taking the local walk into town along the river. I wish I had known about it sooner actually!
The food wasn't as good as I would have liked. Staff was accommodating and comped dinner when we didn't eat it. Overall a very good hotel but I expected more. While my room in the more modern building across the street was more comfortable, my parent's room in the main building (in the same "class") was small and lacking for a luxury hotel price.
Hotel facilities
Food & Drink
- - Restaurant
- - Bar
- - Breakfast in the room
- - Kid meals
- - Wine/champagne (additional charge)
- - Fruits (additional charge)
- - Coffee house on site
General
- - Room service
- - Non-smoking rooms
- - Family rooms
- - Safety deposit box
- - Heating
- - Non-smoking throughout
- - Pet basket
- - Pet bowls
Business facilities
- - Meeting/banquet facilities (additional charge)
- - Fax/photocopying (additional charge)
Reception services
- - 24-hour front desk
- - Express check-in/check-out
- - Luggage storage
- - Concierge service
- - Private check-in/check-out
- - Invoice provided
Activities
- - Golf course (within 3 km) (additional charge)
Outdoors
- - Garden
- - Terrace
- - Sun terrace
- - Outdoor furniture
- - Picnic area
Cleaning services
- - Laundry (additional charge)
- - Dry cleaning (additional charge)
- - Daily housekeeping
Entertainment and family services
- - Board games/puzzles
Miscellaneous
- - 24-hour security
- - Smoke alarms
- - CCTV in common areas
- - CCTV outside property
- - Fire extinguishers
- - Access to health care professionals
- - Face masks for guests available
20 January 2025
Really lovely staff who couldn’t have been more helpful. They tried their best to make sure we had a very enjoyable stay