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Welcome to Eleven…
one moment whilst we prepare your visit.
A luxury Georgian townhouse, kept privately
11 Royal Terrace · Edinburgh EH7 5AB
Eleven
Royal Terrace
A Georgian townhouse in the quiet heart of Edinburgh, kept with the warmth of a home and a calm that is all its own.
Nowhere else is Eleven.
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Arrive. Close the door behind you.
See Edinburgh at your own pace.
XI
Chapter One · The House
A Georgian townhouse,
brought up to date.
Number Eleven has stood on Royal Terrace for around two hundred years. It sits just far enough from the busiest parts of Edinburgh for the traffic to ease and the city to feel a little quieter, while staying close enough that the key parts of the city are within a short walk.
Then the front door opens.
Behind the front door, the house has been carefully restored, keeping its original Georgian features while adding the comforts you would expect today. Reception is intimate and low-key, with no large desk and no long queue. Just a warm welcome from a small team who know the house well and look after it properly.
Designed by William Playfair in the 1820s, Eleven has plenty of history, but it does not feel stuck in the past. It is comfortable, relaxed and more like staying in a well-kept home than a traditional hotel.
The Scott Suite · Second Floor
Be whoever youcame here to be.
26Guests
13Rooms
1Address
Chapter Two · Rooms & Suites
Five categories,
thirteen named rooms.
Five categories, from the smaller Terrace Doubles to the expansive Playfair Suite. Every room has its own name, design and private en-suite, so no two experiences are quite the same.
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{{ tier.toggleLabel }} ↓All room imagery is indicative. These are concept visuals and the finished suite may differ in elements of design and finish.
Chapter Three · The Team
Looked after,
without the fuss.
Eleven is run more like a private house than a traditional hotel. The service is friendly and personal, without the formality, so you can settle in and enjoy Edinburgh at your own pace.
I
The House Hosts
A small team of House Hosts looks after you throughout your stay. They are there when you need them, without hovering, and will soon get to know your name and how you like to spend your time.
II
A simpler arrival
There is no queue, large lobby or formal check-in desk. We will welcome you, show you to your room, explain anything you need to know and then leave you to settle in.
III
Privacy when you want it
Come and go as you please. If you would rather keep to yourself, we will respect that without you needing to ask.
Travelling with family or friends? Up to three rooms can connect behind private doors, giving you space together while everyone keeps their own bedroom and bathroom. We can also arrange rooms close to one another if you prefer.
Chapter Four · The Orangery
The Orangery,
for residents only.
The Orangery sits as the gateway to the garden, a short flight of stairs from the house. With glass on two sides, it looks back towards Eleven and out across the gardens. Continental breakfast is served here each morning, with fresh coffee through the day and a short list of wines, spirits and cocktails in the evening. There is no passing trade or public access; it is reserved for residents and their guests.
A short flight of stairs, then glass on two sides: the house behind you, the gardens in front of you.
· Resident-only · Stairs only · No lift access ·
Morning
A good continental breakfast
Start the day with pastries from a local bakery, charcuterie, smoked Scottish salmon, seasonal fruit and freshly made coffee, served with the best of Scottish hospitality.
Afternoon
Take some time out
Spend the afternoon over tea or coffee, take a window seat and enjoy the view across the garden. It is a relaxed space to read, talk or simply take a break.
Evening
A drink before dinner
Have a drink before dinner or settle in for the evening. The bar offers a small selection of wines, cocktails, local spirits and fine Scotch whisky.
The Gardens
A private garden,
leading up towards Calton Hill.
Beyond the Orangery, the walled garden rises in a series of terraces towards Calton Hill. There is seating throughout, with places to catch the sun at different times of day.
Take a coffee outside in the morning, find a sunny spot in the afternoon or have a drink as the evening draws in. Like the Orangery, the garden is reserved for residents and their guests.
· Residents only · Tiered and walled · Outdoor seating ·
Chapter Five · Occasions
Stay together, keep your own space.
Several rooms can be connected for families and groups. Each person still has their own bedroom, bathroom and lockable door, with private access between the rooms when you want it.
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The whole house
Exclusive Use
Book all thirteen rooms and the house is yours, with space for up to 26 guests and a team of House Hosts looking after your group throughout the stay.
26Guests
13Rooms & Suites
24/7House Hosts
For the length of your stay, it is yours alone. Exclusive use is available for stays of two nights or more.
Weddings & private stays
Weddings and
private stays.
Take the whole house for a wedding stay, family gathering or private visit. You will have all thirteen rooms to yourselves, close to central Edinburgh but away from its busiest streets.
Wedding mornings · Up to 26
The morning of
your wedding.
On the morning of the wedding, up to 26 of your closest family and friends can wake under one roof. The Playfair Suite has plenty of room for outfits, hair and make-up, while connecting rooms make it easier for families with children to stay close.
Before you leave, we can arrange champagne in the Orangery and time for photographs in the garden or on the terrace steps. While you are at the ceremony, our House Hosts will refresh the rooms so everything is ready when you return.
The Playfair Suite · Getting ready
The whole house
All thirteen rooms for up to 26 guests, with no one else staying in the house.
A two-night stay
Wedding exclusive use is available for at least two nights, covering the night before and the night of your wedding. You can add another night if you would like to stay on as newlyweds.
Rooms refreshed
We will arrange housekeeping around your plans and refresh the rooms while you are at the ceremony.
XI
Eleven cannot host the wedding ceremony itself, but we welcome wedding stays for anything from the newlyweds alone to a group of 26. Contact us directly and we will help plan the accommodation around your day.
Private & VIP stays
Space to
spread out.
For a private stay, you can book the whole house or a group of three connecting rooms. The ground-floor Playfair Suite has plenty of space for dressing and sits beside the entrance, with the Greyfriars Double nearby. The Royal Interconnecting arrangement gives you three connected rooms across the first floor, each with its own lockable door.
Edinburgh Castle and the Palace of Holyroodhouse are both within easy reach, while Royal Terrace itself remains away from the busiest parts of the centre.
A private floor · Three interconnecting rooms
We plan every group stay directly with you, based on what you need.
Enquire about your occasionChapter Six · Edinburgh
A short walk
to almost everything.
Royal Terrace rests on the shoulder of Calton Hill, at the quiet edge of the New Town. Edinburgh Castle, the Royal Mile, Holyrood, the Playhouse, Edinburgh Waverley and Princes Street are all an easy walk, yet the address sits a little apart from the city’s pace: a hotel near Calton Hill with the whole of Edinburgh city centre at the end of the street.
Arrival & Parking
Edinburgh Waverley, 14 minutes on foot.
Edinburgh Airport, 25 minutes by car.
The house has no private car park. On-street parking on Royal Terrace sits within the central zone, chargeable with a maximum stay of four hours in operating hours, so we do not recommend it overnight. For overnight parking we recommend Q-Park OMNI Centre, roughly an eleven-minute walk away. See Good to Know for full details.
Within Reach
A curated neighbourhood
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Chapter Seven · Reservations
Enquire privately.
A small house, taken seriously. Live availability is held in our reservations system, ready to book the moment you are.
A more considered
way to book.
Open the booking system to choose dates, view live availability and book any of our available room types.
Direct rates·No booking fee·Best-rate guarantee
The Edinburgh calendar
Edinburgh International FestivalAug
HogmanayDec 30 to Jan 1
Burns Night, in-house supperJan 25
Six Nations at MurrayfieldFeb to Mar
Edinburgh’s busiest weekends; hold dates early.
Limited-service property by design · Book instantly online
For exclusive use, multi-room arrangements or any special request, please write to our reservations team directly.
RESERVATIONS@11ROYALTERRACE.CO.UK
Chapter Eight · Good to Know
A few things
worth knowing.
The small print, kept plain. Anything you don’t see here, our team will gladly answer before you arrive.
Parking & arrival
+On-street parking on Royal Terrace sits within the central zone: it is chargeable, with a maximum stay of four hours within operating hours. Please check the City of Edinburgh Council for current times and prices. We don’t recommend parking overnight on Royal Terrace, given the limited spaces and time restrictions. For overnight parking we recommend Q-Park OMNI Centre, roughly an eleven-minute walk away.
Breakfast & dining
+The house does not serve cooked meals. Breakfast is a considered continental and charcuterie selection, served in the Orangery daily between 7:30 and 10:30, with arrangements available on request outside these hours. Beyond breakfast, a menu of nibbles and light bites is available in the Orangery through the day.
The Orangery
+The Orangery is for residents only, with no public access. Guests of residents are warmly welcome to join them for a drink or two.
Accessibility & access
+Eleven is a listed Georgian townhouse, and we want to be clear and honest about access: the building is not able to offer step-free or wheelchair access. There are entrance steps at the front, stairs to all floors and no lift. The entrance-level Playfair Suite and Greyfriars Double have no internal stairs to climb once inside, though the front entrance steps remain; some rooms sit on the lower ground floor, reached by their own secure external entrances, with steps, at the front and rear. The Orangery sits externally to the main house and is reached up a flight of stairs. As a general rule of thumb, guests should be comfortable climbing a flight of stairs, and we will gladly help with the bags. If you have any access requirements at all, please contact the team before booking so we can talk through the property honestly and help you decide whether it suits you.
Service & housekeeping
+The property is staffed 24 hours a day. Housekeeping refreshes your room daily. We are glad to accommodate a great many requests, provided we have a little notice in advance.
Rooms & allocation
+We cannot guarantee a specific room unless it is booked as such. Interconnecting arrangements are always specific rooms; an individual category, such as a Signature Suite, may be one of several. Exclusive use of the whole house is available by arrangement. If a particular room genuinely matters to your stay, do contact the team before booking so we can discuss your needs and whether the room, and the house, will suit them.
Interconnecting rooms
+Interconnecting rooms are always kept locked unless they are booked together as an interconnecting arrangement. Many are joined by a double door, one on each side of the passageway between the rooms, so both must be opened to pass between them, keeping each room entirely private otherwise.
Transfers & local knowledge
+Airport transfers can be arranged; these are payable directly to the provider, and the team will pass on the relevant details once you are booked with us. Beyond that, the team knows the city well and holds a wide local network, so please don’t be afraid to ask; we can help arrange almost anything you need.
Charges, deposits & city tax
+Everything provided in the rooms is intended for use during your stay; anything taken away will be charged accordingly, and a deposit may be held on a credit card on arrival to cover items charged to the room. Gratuities are always welcome and are never included in our advertised rates. Edinburgh City Tax is not included in advertised rates and is payable directly at the property on arrival.
The House · Since the 1820s
Two hundred years at
Number Eleven.
Eleven stands within one of William Henry Playfair’s most ambitious compositions. Drawn between 1820 and 1824, Royal Terrace formed part of his Eastern New Town, an elegant sequence of Royal, Regent and Carlton Terraces gathered around Calton Hill and conceived as a showpiece, grander and more theatrical than the original New Town below. Its royal names marked the visit of King George IV to Edinburgh in 1822.
Rather than a row of separate houses, the terrace was designed as a single monumental frontage: 121 bays forming an extended classical palace front, its restrained ashlar façades punctuated by imposing pavilions of Ionic and Corinthian columns. Number Eleven belongs to the earliest completed section, built between 1823 and the early 1830s, well before the central stretch was finished in the 1850s and 1860s.
The setting was planned as carefully as the architecture. The gardens below the terrace keep the open northern outlook towards Leith and the Firth of Forth, while the secluded slopes of Calton Hill and Regent Gardens rise behind. Together they lend the house a quiet sense of separation, even so close to the heart of the city.
The terrace
At roughly 360 metres, Royal Terrace is reputedly the longest continuous Georgian terrace in Europe: Category-A listed, within Edinburgh’s UNESCO World Heritage New Town. It was once known as ‘Whisky Row’, after the wine and spirit merchants said to have taken these elevated houses to watch their ships come in to Leith — a story best enjoyed as Edinburgh folklore.
Neighbours along the terrace
Royal Terrace has long drawn artists, scholars, engineers and merchants. A few doors from Eleven, at Number 8, lived Alexander Ignatius Roche of the Glasgow Boys, who kept painting with his left hand after illness. Charles Piazzi Smyth, Astronomer Royal for Scotland, lived at Number 15; the lighthouse engineers Alan and David Stevenson at Number 25; and the cartographer John Bartholomew, who engraved the map for Treasure Island, at Number 32. It is the mixture of science, art and quiet public life behind an ordered façade that Eleven carries into its own new chapter.
The restoration
Our own chapter has been added with restraint. Calacatta marble cut from a single block, sculptural brushed brass beneath the original plaster rosettes, fluted joinery and soft limewashed plaster; the original sash windows kept throughout and discreetly double-glazed against the city. Every fitting was chosen to flatter the period rather than shout over it, the comforts brought gently up to now and the character left intact.
ArchitectW. H. Playfair, 1820s
The Terrace121 bays, one palace front
ListingCategory-A, UNESCO New Town