22 PRIMROSE BANK ROAD
Edinburgh EH5 3JG
2
5
2
2,886
Beds
Receptions
Baths
Sq Ft
An exceptional three-storey semi-detached family home, meticulously and sympathetically refurbished by the current owners to an exacting standard. The result is a beautifully finished property that seamlessly combines modern efficiency with the elegance, scale and proportions synonymous with this highly sought-after Trinity address.
Set behind newly installed electric gates, the house offers secure off-street parking, complemented by a private rear garage, providing further flexibility for storage or vehicle use. The property is framed by well-maintained front and rear gardens, creating sheltered and highly appealing outdoor spaces.
Internally, the house has been comprehensively upgraded throughout, including updating the plumbing and electrics, new heating system; replacement glazing; refinished original oak floors, tiling and carpeting; a new kitchen, pantry and utility room; and a suite of contemporary bathrooms. A carefully considered decorative scheme enhances the sense of cohesion, creating a calm and sophisticated living environment.
At the heart of the home lies a superbly appointed kitchen, supported by the utility room and pantry, and fitted with premium Bosch and Siemens appliances. The ground floor provides generous, flowing reception space, ideal for both family living and entertaining, further enhanced by working open fires in the kitchen, dining hall and principal living room.
A defining feature of the house is its wonderfully light, coastal atmosphere; the interiors evoke the relaxed character of a beach house, perfectly in keeping with its elevated position overlooking the Firth of Forth and its close proximity to the water’s edge.
2
5
2
2,886
Beds
Receptions
Baths
Sq Ft
An exceptional three-storey semi-detached family home, meticulously and sympathetically refurbished by the current owners to an exacting standard. The result is a beautifully finished property that seamlessly combines modern efficiency with the elegance, scale and proportions synonymous with this highly sought-after Trinity address.
Set behind newly installed electric gates, the house offers secure off-street parking, complemented by a private rear garage, providing further flexibility for storage or vehicle use. The property is framed by well-maintained front and rear gardens, creating sheltered and highly appealing outdoor spaces.
Internally, the house has been comprehensively upgraded throughout, including updating the plumbing and electrics, new heating system; replacement glazing; refinished original oak floors, tiling and carpeting; a new kitchen, pantry and utility room; and a suite of contemporary bathrooms. A carefully considered decorative scheme enhances the sense of cohesion, creating a calm and sophisticated living environment.
At the heart of the home lies a superbly appointed kitchen, supported by the utility room and pantry, and fitted with premium Bosch and Siemens appliances. The ground floor provides generous, flowing reception space, ideal for both family living and entertaining, further enhanced by working open fires in the kitchen, dining hall and principal living room.
A defining feature of the house is its wonderfully light, coastal atmosphere; the interiors evoke the relaxed character of a beach house, perfectly in keeping with its elevated position overlooking the Firth of Forth and its close proximity to the water’s edge.
2
5
2
2,886
Beds
Receptions
Baths
Sq Ft
2
5
2
2,886
Beds
Receptions
Baths
Sq Ft
Floor Plan
The accommodation is arranged over three levels and has been thoughtfully configured to provide both flexibility and excellent family living space.
The ground floor comprises an entrance vestibule leading into a spacious and welcoming dining hall. To the rear, an open plan living room and kitchen enjoy direct access to the garden via patio doors. To the front, there is a separate sitting room with a fireplace. A large utility room, pantry, under-stair coat room and WC complete the ground floor.
On the first floor, the principal bedroom enjoys incredible rear-facing views across the garden and over the Firth of Forth. A further double bedroom to the rear shares a similarly impressive outlook. To the front, there are two additional double bedrooms, one of which benefits from a luxurious ensuite shower room. There is also a stylish family bathroom with a premium freestanding bath, walk in shower and cleverly integrated built-in cabinetry. Off the landing hall, a walk-in store room, currently utilised as a Peloton room, adds valuable versatility.
The second floor offers a particularly impressive and adaptable space, centred around an open plan living area with kitchenette and bar. Patio doors provide direct access to an exceptional roof terrace, enjoying uninterrupted, far-reaching views across the Firth of Forth towards Fife. This floor also has clear views from the front of the house to Edinburgh Castle and longer-range vista to the Pentland Hills. A further bedroom, equally suitable as a home office, together with a generous store room, completes this level.
Outside Space
The property benefits from fully landscaped private gardens to the front and rear, with side access and a variety of paved seating areas designed to capture sunlight throughout the day.
The rear garden also has a recent garden shed and an outdoor storage cupboard.
From the rear patio, steps lead down to a former World War II bunker, thoughtfully adapted into a highly practical room. This unique feature connects through to the garage.
Summary of Accommodation
An exceptional three-storey semi-detached family home, meticulously and sympathetically refurbished by the current owners to an exacting standard
Fixtures and Fittings
The sale price includes all blinds, curtains, and light fittings. It also includes the following appliances: dishwasher, double fridge, freezer, washing machine, and heat pump tumble dryer.
In all other respects, the treatment of fixtures and fittings shall be in accordance with the relevant Conveyancing Standard Clauses.
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
June 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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All sellers and buyers will be required to complete Anti-Money Laundering (AML) checks via our specialist third-party provider, Coadjute, who conduct these checks on our behalf. These checks will include identity verification, proof of address, and proof of funds if applicable. For further information on how your personal data is processed, please refer to Rettie’s Privacy Policy [Privacy Policy | Rettie] and Coadjute’s Data Security Statement.
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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
Trinity is one of Edinburgh’s most desirable residential districts, situated to the north of the city centre. Originally developed in the 19th century as a prestigious suburb, the area is characterised by elegant Edwardian and Victorian villas, substantial terraces and thoughtfully designed modern homes, all set within a peaceful and well-established community.
The neighbourhood is particularly noted for its abundance of green space and close proximity to the waterfront. Nearby Lomond Park provides excellent local amenity, while the Lomond Tennis Club is a popular addition. Wardie Playing Fields are nearby, and Victoria Park is easily accessed via the cycle path network, offering further open space for recreation. Scenic coastal paths and the growing popularity of wild swimming at Wardie Bay further enhance the area’s strong connection to the water, perfectly complementing the property’s coastal setting.
Trinity also benefits from excellent connectivity, with frequent bus services to the city centre alongside convenient cycle routes. The quaint Newhaven harbour and the vibrant Shore area of Leith are within easy reach, offering a renowned selection of restaurants, bars and cafés.
The local community is one of Trinity’s defining features, with a strong neighbourhood feel and an excellent range of independent amenities. Notable highlights include Herringbone on South Trinity Road, a popular choice for relaxed weekend dining.
The area is particularly well regarded for schooling, falling within the catchment for Wardie Primary School and Trinity Academy. Additional nearby primary options include Trinity and Victoria Primary Schools. Some of Edinburgh’s leading independent schools, including The Edinburgh Academy and Fettes College, as well as the playing fields of George Heriot’s School at Goldenacre, are all within convenient reach, further enhancing the area’s appeal to families.
22 PRIMROSE BANK ROAD
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