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A luxury Georgian townhouse, kept privately
11 Royal Terrace · Edinburgh EH7
Eleven
Royal Terrace
A discreet Georgian townhouse in the quiet heart of Edinburgh, kept with the warmth of a home and the privacy of a secret.
Nowhere else is Eleven.
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Arrive. Close the door behind you.
Let Edinburgh unfold at your own pace.
XI
Chapter One · The House
A Playfair terrace,
quietly reimagined.
The cab turns off London Road and the city begins to loosen its grip. The noise softens. The traffic thins. Ahead, the long sweep of Royal Terrace unfolds until Number Eleven appears at its centre, waiting quietly behind its original fanlight as it has for two hundred years.
Then the front door opens.
Inside, checkerboard marble leads you into a hall of remarkable proportions. A pale-oak stair rises gracefully through the house, drawing the eye upward towards impossibly high ceilings and that increasingly rare sensation of space: not space for anything in particular. Simply space to be.
Two centuries of stories sit in these walls, and ours have been added quietly: calacatta marble cut from a single block, sculptural brushed brass hung beneath the original plaster rosettes, fluted joinery and soft limewashed plaster, the original sash windows retained throughout and discreetly double-glazed against the city, every fitting chosen to flatter the period rather than shout over it. The restoration of William Playfair’s 1820s terrace has been almost reverent; its comforts brought gently up to now, its soul left entirely intact. This is a luxury Georgian townhouse hotel in the heart of Edinburgh’s New Town, kept as a private house rather than run as one.
The Scott Suite · Second Floor
The Architect
William Henry Playfair, 1820s. Number Eleven stands among the terrace’s earliest and original houses, completed within the first decade of building.
The Longest in Europe
At roughly 360 metres, Royal Terrace is reputedly the longest Georgian terrace in Europe. Category-A listed, within Edinburgh’s UNESCO World Heritage New Town.
‘Whisky Row’
The terrace’s old name, for the wine and spirit merchants who took these houses to watch their ships return to Leith. A street built for those who had arrived.
Be whoever youcame here to be.
26Guests
13Rooms
1Address
Chapter One · cont. · The Team
Held quietly,
held as one.
Eleven is cared for with all the warmth of a private house and none of the ceremony of a hotel, in the care of our House Hosts. The feeling is of a country home kept quietly for you, a quiet luxury retreat tucked into the heart of the city centre, where the city shuts behind you and the only schedule that matters is your own.
I
The House Hosts
A small, dedicated team of House Hosts looks after you throughout your stay, always within reach and never hovering. Not a general manager, not a duty desk, but House Hosts who know your name and keep Eleven running with the ease and intimacy of a much-loved family home rather than the machinery of a hotel.
II
The world, left at the door
Your car draws up at the door and the city quietens behind you. No queue, no bank-style front desk, no expansive lobby to cross. You are shown up to your suite, shown how everything works, and then left in peace to let your shoulders drop and the day soften around you.
III
Discretion, quietly assumed
Guests are never named in public and bookings are never published. The house is yours to enjoy as you would your own, to receive whom you wish, photograph what you wish, and keep all of it to yourself if you would rather. Here, privacy is never something you have to ask for.
Travelling as a family, a party, or with staff of your own? Up to three of our suites interconnect behind a private door, so a nanny, an assistant or security, or simply those you love, are never more than a room away. Where interconnecting suites aren’t the preference, we’re glad to arrange rooms close to one another; just mention your party at booking.
Chapter Two · Rooms & Suites
Four categories,
thirteen named rooms.
Four tiers, from the intimate Terrace Doubles to the principal Signature Suites. No two rooms are alike, and not one is a number on a door: each is named for an Edinburgh landmark you could walk to before breakfast, and each has its own private en-suite. Open any room to watch it unfold.
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All room imagery is indicative. These are concept visuals and the finished suite may differ in elements of design and finish.
Chapter Three · The Orangery
A glasshouse,
only for residents.
At the heart of the property sits the Orangery, set within the gardens. It is the bar, where continental breakfast is served each morning, and a calm place to pause. An arched run of fluted, midnight-blue joinery lines one wall in brushed brass and marble, an espresso machine warming through the morning and a short list of wines kept cool beside it. There is no walk-in trade, no day visitors, and no other guests you have not already passed on the stair. It is, very deliberately, only for you.
A short flight of stairs, then glass on three sides and the gardens in front of you.
· Resident-only · Stairs only · No lift access ·
Morning
A continental breakfast, properly considered
Viennoiserie from the city’s finest baker, charcuterie and smoked Scottish salmon, fruit in season, single-estate coffee and the day’s papers. Nowhere to be, nothing to rush.
Afternoon
A quiet hour to yourself
Tea, a window seat, a long view to the gardens. The speakers stay off and conversation stays low. Your House Hosts will already know to leave you in peace.
Evening
A drink before dinner
A short, considered bar list. Edinburgh gin, a single-cask malt, a martini cut a little sharper than most, a coupe of something cold. Low light, no soundtrack, then out into the city on your own terms.
Chapter Four · Together
Stay close, stay separate.
Eleven Royal Terrace was reimagined so that suites can be taken on their own, or quietly combined behind a single shared corridor, each with its own bathroom and lockable door. A more discreet way to travel together, close when you wish to be, entirely separate when you do not.
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The whole house
Exclusive Use
All thirteen rooms and suites, taken privately, with no other guests in the house. A discreet arrival, one shared corridor and your own House Hosts for the whole of your stay, sleeping up to 26 across the full collection.
26Guests
13Rooms & Suites
24/7House Hosts
Guests are never named publicly. Bookings are never published. The house is yours.
Chapter Five · Occasions
Weddings, and the
moments that matter most.
Taken privately, the whole of Eleven becomes yours: a private house to gather in before a wedding in the heart of Edinburgh, a discreet base for visiting dignitaries, and a quiet luxury retreat for celebrity clientele who need the city close, without the hustle and bustle of the city centre at the door.
Wedding mornings · Up to 26
The morning of
your wedding.
Picture the house on the morning itself. Your closest family, up to twenty-six of them, wake under one roof. The iconic Playfair Suite gives the wedding party a generous, light-filled space to get ready, with room for the largest gowns and outfits, hair and make-up artists at work and a glass of something cold in hand. Children stay in rooms adjoining their parents, and every couple, and every party around them, can gather and intermingle exactly as they wish.
Before you leave, we can host a final, intimate champagne reception in the Orangery. Then a few last photographs of the soon-to-be-wed among the garden greenery, a shot or two on the terrace steps down to the cobbled street where the wedding car waits, and you are away to be married. While you are gone, our House Hosts quietly refresh every room, so you return to a home set right for the celebration to carry on.
The Playfair Suite · Getting ready
The whole house
Thirteen rooms and up to twenty-six of your nearest, privately, with no other guests to share the day with.
A two-night stay
Exclusive use is offered on a two-night basis, the day before and the day of your wedding. Stay a further night to yourselves as newlyweds.
Rooms refreshed
Housekeeping is timed to the day, so the house is quietly reset while you are away being married.
XI
Please note that while Eleven is unable to host a wedding ceremony itself, we warmly welcome wedding parties, from just the newlyweds to your full immediate family and friends, anywhere from 2 to 26 people. Enquire directly for the best rates and to ensure your stay is blended seamlessly into your big day.
Private & VIP stays
Discretion for
those who need it.
For a principal, a public figure or a visiting dignitary, take the whole house, or simply a single floor of three interconnecting rooms for you and your team. The iconic Playfair Suite offers an exceptional dressing space to try the largest gowns and outfits, and to receive stylists, make-up artists and an entourage. It sits on the ground floor beside the entrance, for easy, private movement in and out of the house, with the Greyfriars Double right alongside it, an ideal room for close protection to keep their own space close at hand. For those who would rather be set further back from the door, the Royal Interconnecting configuration gives the use of an entire floor of three interconnecting rooms, ideal for a family with children and close protection or a nanny, all together yet each behind their own lockable door.
Edinburgh Castle and the Palace of Holyroodhouse are both an easy, unhurried approach from Royal Terrace, so official engagements are close at hand while the address itself stays serenely apart from the city centre. Guests are never named publicly, and bookings are never published.
A private floor · Three interconnecting rooms
Every occasion at Eleven is planned quietly, in person, and entirely around you.
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 stays serenely held back from the city’s pace: a hotel near Calton Hill with the whole of Edinburgh city centre at the end of the street.
11 Royal Terrace
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Within Reach
A curated neighbourhood
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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.
Chapter Seven · Reservations
Enquire privately.
A small house, taken seriously. Live availability is held in our reservations system, and every stay is confirmed personally.
A more considered
way to book.
Open the booking system to choose dates, view live availability and hold any of the thirteen rooms. Personal confirmation follows within 24 hours.
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 · Confirmed personally within 24 hours
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.