20 PRIMROSE BANK ROAD
Edinburgh EH5 3JG
2
5
2
2,910
Beds
Receptions
Baths
Sq Ft
A handsome semi-detached villa (built 1926) of considerable character, this impressive red brick-built home extends to almost 3,000 sq ft and offers beautifully proportioned accommodation over three levels. Occupying an elevated position, the property enjoys spectacular, uninterrupted views to the rear across the Firth of Forth and towards Fife, a rare and highly sought-after feature.
This is a much-loved family home that has been conscientiously maintained over the past 40 years (with hard-wood double glazing throughout), now offering an exciting opportunity for a new owner to undertake a degree of internal upgrading and create a superb contemporary home within a fine period shell. The house retains a wealth of original charm, including ornate woodwork, panelling, and fireplaces, while offering flexible family accommodation suited to modern living.
Externally, there are mature and well-established gardens to both the front and rear - widely admired and beautifully stocked - together with the significant benefit of a large garage accessed via a rear lane, an unusual and valuable asset for a property of this type.
2
5
2
2,910
Beds
Receptions
Baths
Sq Ft
A handsome semi-detached villa (built 1926) of considerable character, this impressive red brick-built home extends to almost 3,000 sq ft and offers beautifully proportioned accommodation over three levels. Occupying an elevated position, the property enjoys spectacular, uninterrupted views to the rear across the Firth of Forth and towards Fife, a rare and highly sought-after feature.
This is a much-loved family home that has been conscientiously maintained over the past 40 years (with hard-wood double glazing throughout), now offering an exciting opportunity for a new owner to undertake a degree of internal upgrading and create a superb contemporary home within a fine period shell. The house retains a wealth of original charm, including ornate woodwork, panelling, and fireplaces, while offering flexible family accommodation suited to modern living.
Externally, there are mature and well-established gardens to both the front and rear - widely admired and beautifully stocked - together with the significant benefit of a large garage accessed via a rear lane, an unusual and valuable asset for a property of this type.
2
5
2
2,910
Beds
Receptions
Baths
Sq Ft
2
5
2
2,910
Beds
Receptions
Baths
Sq Ft
Floor Plan
Ground Floor
The property is approached via a delightful and colourful front garden, leading to an impressive and generously proportioned dining hall, rich in period detail with fine timber panelling. From here, double doors open into a bright and spacious open‑plan kitchen and living area to the rear, featuring large windows and a door providing direct access to the garden, along with a gas fire creating a warm focal point.
The kitchen is fully fitted and includes a gas Aga. To the front, a well‑proportioned sitting room enjoys a sunny south‑facing aspect through a bay window and features an open fireplace, providing a traditional and inviting focal point.
Completing the ground floor is a substantial utility room with excellent storage and ceiling height suitable for a pulley system, a separate WC located near the rear door, and a boiler room accessed externally from the side of the house.
First Floor
The principal bedroom is positioned to the rear, enjoying wonderful open views across the Firth of Forth and the garden below, and includes built‑in wardrobes and a wash hand basin. A further double bedroom to the front benefits from Jack‑and‑Jill access to an en suite bathroom. There are two additional double bedrooms (front and rear), along with a well‑appointed family bathroom with shower over bath and useful storage cupboards.
Second Floor
The upper level provides excellent additional space, including a further double bedroom with both a Velux and a full‑height window, and access to a tank/attic room suitable for storage. A large games room offers flexibility as a home office, studio, or additional bedroom if required.
From the landing, there is access to a large roof terrace, perfectly positioned to take full advantage of the breathtaking panoramic views across the Firth of Forth.
Gardens & Garage
The gardens are a particular highlight of the property and have been carefully cultivated over many years, creating an exceptionally attractive and often‑admired setting. Both the front and rear gardens are richly stocked with a vibrant mix of spring bulbs, rhododendrons, azaleas, roses, and a variety of mature shrubs, complemented by a colourful blend of annuals and perennials throughout the seasons.
There is also a productive element to the garden, with plum and apple trees, as well as rhubarb, gooseberry, and blackcurrant bushes. A composting area is discreetly positioned at the end of the pathway leading to the garage. At the bottom of the garden, the terrace area enjoys a particularly sunny aspect and is a genuine sun trap.
The rear garden offers a high degree of privacy and includes several seating areas and patios, ideal for outdoor entertaining and family enjoyment. A side pathway provides convenient access through to the rear.
The generous garage is accessed both from the garden and via a rear lane, and is equipped with an up‑and‑over door, power, and an electric vehicle charging point, making it suitable for a range of modern uses beyond simple vehicle storage.
Summary of Accommodation
A handsome semi-detached villa (built 1926) of considerable character, this impressive red brick-built home extends to almost 3,000 sq ft and offers beautifully proportioned accommodation over three levels
Fixtures and Fittings
Only appliances specifically mentioned in the sales particulars are included in the sale price. In all other aspects the treatment of fixtures and fittings within the relevant Conveyancing Standard Clauses apply.
Services
Gas heating, mains water, electricity, broadband, telephone (subject to telephone providers’ regulations).
Viewing is strictly by appointment through the relevant office listing the property;
Wemyss Place - 11 Wemyss Place, Edinburgh, EH3 6DH. Tel: 0131 220 4160
Edinburgh South - 47-49 Morningside Road, Edinburgh, EH10 4AZ. Tel: 0131 287 7200
Viewings
Offers
With the exception of offers to developers or third parties, all other offers should be submitted in Scottish Legal Form to the selling agents Rettie & Co. & Rettie LLP’s. A closing date by which offers must be submitted may be fixed later. Please note that interested parties are advised to register their interest with the selling agents in order that they may be advised should a closing date be set. The seller reserves the right to accept any offer at any time.
Matterport 3D Tour
General Remarks & Information
Council Tax Band:
EPC Rating:
Postcode:
Tenure:
Particulars Prepared:
G
D
EH5 3JG
Freehold
March 2026 - First Issue
This property and other properties offered by Rettie & Co. & Rettie LLP’s. can be viewed on our website at www.rettie.co.uk as well as Rightmove and The London Office.
The property is sold subject to and with the benefit of all servitude rights, burdens, reservations and wayleaves including rights of access and rights of way, whether public or private, light, support, drainage, water and wayleaves for masts, pylons, stays, cable, drains and water, gas and other pipes whether contained in the title deeds or informally constituted and whether or not referred to above.
Rettie, their clients and any joint agents give notice that:
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They are not authorised to make or give any representations or warranties in relation to the property either in writing or by word of mouth. Any information given is entirely without responsibility on the part of the agents or the sellers. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact.
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All Rettie floorplans are drawn to RICS standard. The text, photographs and plans are for guidance only and are not necessarily comprehensive and it should not be assumed that the property remains as photographed. Any error, omission or mis-statement shall not annul the sale or entitle any party to compensation or recourse to action at law. It should not be assumed that the property has all necessary planning, building regulation or other consents, including for its current use. Rettie & Co. & Rettie LLP’s have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise and ought to seek their own professional advice.
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All descriptions or references to condition are given in good faith only. Whilst every endeavour is made to ensure accuracy, please check with us on any points of especial importance to you, especially if intending to travel some distance. No responsibility can be accepted for expenses incurred in inspecting properties which have been sold or withdrawn.
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Under the HMRC Anti Money Laundering legislation all offers to purchase a property on a cash basis or subject to mortgage require evidence of source of funds. This may include evidence of bank statements/funding source, mortgage or confirmation from a solicitor the purchaser has the funds to conclude the transaction.
All individuals involved in the transaction are required to produce proof of identity and proof of address. Rettie use electronic verification, if this is not possible original documents are acceptable.
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The property is sold with all faults and defects, whether of condition or otherwise and neither the seller nor Rettie & Co. or Rettie LLP’s, the selling agent, are responsible for such faults and defects, nor for any statement contained in the particulars of the property prepared by the said agent.
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The Purchaser(s) shall be deemed to acknowledge that they have not entered into contract in reliance on the said statements, that they are satisfied themselves as to the content of each of the said statements by inspection or otherwise and that no warranty or representation has been made by the seller or the said agents in relation to or in connection with the property.
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Any error, omission or misstatement in any of the said statements shall not entitle the purchaser(s) to rescind or to be discharged from this contract, nor entitle either party to compensation or damages nor in any circumstances to give either party any cause for action.
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Location
Primrose Bank Road is a highly desirable residential address in north Edinburgh, prized for its attractive period homes, peaceful setting, and strong sense of community. The neighbourhood is known for its friendly and welcoming atmosphere, with long standing residents and a genuine village like feel, further enhanced by regular social gatherings and neighbourhood events. Trinity itself is widely regarded as one of Edinburgh’s most peaceful residential districts, benefitting from the absence of through north-south traffic as the roads naturally terminate at the Firth of Forth. The area also offers ample on street parking, adding to its day to day convenience for residents and visitors alike.
The property is ideally positioned to enjoy an exceptional range of local amenities and recreational opportunities. Sports enthusiasts will appreciate the nearby Lomond Tennis Club, while the surrounding area offers an abundance of green space, including Lomond Park, Wardie Playing Fields and the world renowned Royal Botanic Garden Edinburgh. These provide excellent opportunities for walking, sport, and family recreation, all within easy reach of the property.
The area is also highly regarded for its schooling, lying within convenient reach of some of Edinburgh’s most sought after institutions, including The Edinburgh Academy and Fettes College.
A short distance away, the vibrant Shore area of Leith offers an outstanding selection of restaurants, cafés, and bars, widely regarded as some of the best in the city, creating a lively and cosmopolitan contrast to the tranquillity of Primrose Bank Road itself.
The property also benefits from excellent public transport links, with frequent bus services providing swift and convenient access across Edinburgh and into the city centre. Combined with its elevated position and breath-taking views across the Firth of Forth, this is a location that offers a rare balance of community, connectivity, and lifestyle.
20 PRIMROSE BANK ROAD
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