This is a good value place to stay for the Fringe and only 15-20 minute walk from a lot of the venues.
The room is extremely large and the beds are comfortable.
There is a bathroom that you will share with some other lodgers and guests. It was not too busy though and we didnt have to wait to use it.
Beatrice is very relaxed about you coming and out, and was very flexible about check in and check out times which was fantastic.
Possibly an issue for some might be that you do not have a lot of privacy, in so far as you cannot lock the bedroom door.
Note that the address is building number 1, not 12.