Royal Terrace, Edinburgh, United Kingdom
Book from GBP Book from £225 per night


Royal Terrace, Edinburgh, United Kingdom

Elegant luxury and magical food with a refreshing smattering of madcap fun, in the classy heart of Georgian Edinburgh

Elegant luxury and magical food with a refreshing smattering of madcap fun, in the classy heart of Georgian Edinburgh

Calton Hill's spectacular sunsets, the regal Holyroodhouse, the sloping peak of Arthur's Seat: just a few must-see landmarks within a short walk of this magnificent 4-storey Georgian townhouse. While its exterior is quintessential of the city, the name, the lipstick-red reception desk, and the '60s Doctor Who-style lettering on the front are all hints that you’re not in just another plush (but staid) Edinburgh hotel. The late chef Paul Kitching, who owned and ran 21212 with his partner Katie, had a mischievous sense of fun, which is infused throughout the old building.

Since Paul's passing, Katie and her friendly team have kept up the 4 stylish suites, with their fabulous bed linen, state-of-the-art bathrooms and dreamy views over the city rooftops, and even added an apartment for 2-3 to the mix. And the chef's baton has been handed to Stuart Ralston, one of Scotland's finest. He's already the esteemed owner of 3 top restaurants in the city, and his latest culinary venture Lyla promises to celebrate Scottish seafood and continue this townhouse's legacy as a highlight of Edinburgh's food scene.


  • The fine dining restaurant is led by one of Scotland's most acclaimed chefs
  • The location: at the end of the world’s longest, and arguably most handsome, Georgian crescent, and bang in the centre of Edinburgh’s New Town
  • The opulent décor is deliciously over the top
  • The views. On a fine day you can even see the Firth of Forth from 2 of the suites
  • For non-parents, the fact that it's mainly child-free could be a plus


  • We haven't visited since the restaurant has become Ralston's Lyla, but we are expecting wonderful things
  • Parking nearby is all metered, though it’s free overnight and all weekend
  • No lift and lots of stairs

Best time to go

Edinburgh is fascinating at any time of year. Come in August for thespian thrills; or avoid the crowds and explore the city’s historic streets, shops and restaurants the rest of the year. In December the lure is Edinburgh’s Christmas markets, and on New Year’s Eve its lively Hogmanay celebrations. 21212 is closed for a week in summer and a week in winter, but the dates change each year.

Our top tips

Escape the crowds with a walk along the River Almond from the pretty village of Cramond (10km from the hotel). At low tide - check tide times first - you can walk out to Cramond Island in the Firth of Forth.

Great for...

City Style
  • Boutique Hotel
  • 4 rooms + 1 apartment for 2-3
  • Restaurant + breakfast
  • Over 5s only, not ideal for kids
  • Open all year
  • Pool
  • Spa Treatments
  • Beach Nearby
  • Pet Friendly
  • Disabled Access
  • Car not necessary
  • Parking
  • Restaurants Nearby
  • WiFi
  • Air Conditioning
  • Guest Lounge
  • Terrace
  • Garden
  • Gym


There are just 4 bedrooms, all generously sized and split over the 2nd and 3rd floors of the house. The numbering though, is predictably eccentric: instead of being numbered 1-4, like the hotel’s moniker they all contain 1s and 2s. Colours tend to be naturals that remind you of foods (of course) like mustard, sage, cream and coffee, and you’ll spot all the big designers from Osborne & Little to Sahco Hesslein, Romo and Designers Guild.

As in the rest of the house, the suites’ Georgian features and proportions provide a stunning backdrop for contemporary lighting and furnishings. There’s plenty of space to mooch, sleep, read or just gaze out over beautiful Edinburgh; on a fine day you can even see the Firth of Forth from bedrooms 1 and 21. Suites at the back (2 and 12) have wonderful views over the huge gardens leading up into woods, plus New-York style shutters to keep the place cosy on winter nights. We stayed in #12, and slept brilliantly as the linen was crisp and luxurious, the bed huge.

All suites have flatscreen TVs, free WiFi, good storage space and a walk-in shower or wet room. #12 and 1, on the 2nd floor, also have vast egg-shaped island baths that are made of stone and lit by mounted LED lights - ideal for long, indulgent soaks.

There are nice extra touches, too, like bathrobes, Noble Isle goodies and a decanter of sloe gin to soothe you after a hectic day at the Festival or tramping round the sights. You can ring down for complimentary tea or coffee whenever you like.

Beside the hotel is the Courtyard Apartment (sleeps 2-3). Private stairs lead up to the apartment, where the open-plan living area (with a single sofabed), kitchenette and sleeping area with a super-kingsize bed create a cosy home-from-home space, perfect for a couple. The bathroom boasts a walk-in shower and freestanding tub, and outside there’s a private courtyard.

Features include:

  • Bathrobes
  • Central heating
  • Hairdryer
  • Iron
  • Safe box
  • Toiletries
  • TV
  • WiFi


After a period of closure following Paul's passing, the restaurant has been taken on by renowned Scottish chef Stuart Ralston and given new life as Lyla, the fourth addition to his cluster of acclaimed eateries in Edinburgh.

Dinner is a 10-course tasting menu focused on seafood, with an optional curated wine flight alongside. All produce is sourced from Scotland; you can expect ingredients like Isle of Skye langoustine, wild bream and n25 caviar, artfully presented and almost too perfect to eat. This is fine dining in its truest form so it doesn't come cheap, but if Ralston's reputation is anything to go by, it'll be worth every penny. We can't wait to try it for ourselves!

Served on the first floor, breakfast is a simple continental affair but by all accounts just as delicious as you'd expect from the team at 21212.

If you’re staying on a night when the restaurant is closed (Sun-Tue), there are plenty of options for eating out. You could try one of Ralston's other restaurants, Aizle, Noto or Tipo. Also well worth trying is Ondine, a seafood restaurant perched above the Royal Mile.

Features include:

  • Bar
  • Restaurant
  • Restaurants nearby


  • In August, Edinburgh throbs to the sounds of its famous Festival, a theatrical extravaganza. Book well in advance for a stay during this month

  • Catch your breath after walking up to Arthur’s Seat - then have it taken away again by the views

  • Check out the palace of Holyroodhouse, the Royal family’s Edinburgh residence, including its abbey and the Queen's Gallery, which hosts visiting exhibitions from the Royal collections

  • Immerse yourself in the medieval Old Town and wander along the Royal Mile, the capital’s most historic street

  • Stroll up Calton Hill, behind the hotel, and enjoy views out to the Firth of Forth - sunsets from up here are particularly memorable

  • Treat yourself to a spot of retail therapy on Prince’s Street

  • Tickle your tastebuds with a visit to Edinburgh’s famous farmers' market on Castle Terrace on Saturday mornings

  • Pop up to Edinburgh Castle, which lords it over the city. Hear the One o’Clock Gun booming from the battlements, admire the Scottish Crown Jewels, and visit the National War Museum of Scotland

  • Get inspired by the old masters at the National Galleries of Scotland

  • Visit the National Museum of Scotland and see ancient Egyptian artefacts to modern-day innovations

  • Gen up on your plant species at the Royal Botanic Gardens, and marvel at its Victorian Palm House

  • There are great golf courses a short drive away

  • Come in December for the Christmas markets, or on New Year’s Eve for the Hogmanay shindig, including a massive street party on Prince’s Street

Activities on site or nearby include:

  • Golf
  • Hiking
  • Historical sites
  • Museums / galleries
  • Nightlife
  • Plantlife / flora
  • Shopping / markets


21212 does not accept children under 5, and has no extra beds or baby cots. It's really an adults-only place.

Family friendly accommodation:

The only room which could take a family of 3 is the Courtyard Apartment which has a sofa bed.

Kid Friendly:


21212 is situated in the centre of Edinburgh in Scotland, a 10-minute walk from Waverley Station, Prince's Street and the main shopping areas, and 5 minutes from the Edinburgh Playhouse.

By Air
Fly into Edinburgh Airport, which is served by many domestic and international airlines. Alternatively, fly to Glasgow and drive here (1.5 hours). Click on the links below for a list of airlines serving these airports.

From the Airport
You can get a taxi from Edinburgh and Glasgow airports. Alternatively you can hire a car, take the Edinburgh Shuttle (a door-to-door shared taxi service which is cheaper), or take a bus into the centre and walk to the hotel.

By Train
Edinburgh’s Waverley station is a mainline station, reachable from London and Birmingham in 4.5 hours, Glasgow in 45 minutes and York in just over 2 hours. 21212 is a short taxi ride away.

By Car
Edinburgh is a great city to explore on foot so there’s no need to bring a car. But if you want to hire one, see our car rental recommendations. There is no private car park at 21212 so you'd need to leave your car in a city car park, or on the metred spaces opposite the hotel (free in the evenings and at weekends).

Detailed directions will be sent to you when you book through i-escape.com.

More on getting to the UK and getting around


  • Edinburgh 17.0 km EDI
  • Glasgow 94.0 km GLA


  • Beach 12.0 km
  • Shops 0.4 km
  • Restaurant 0.4 km

Our guests' ratings...

Based on 2 independent reviews from i-escape guests


{{ review.rating }}/10, ,

Rates for 21212

Arriving on: