22 Primrose Bank Road, Edinburgh, EH5 3JG


This is a gem of a house with a great feel and enormous potential for creating a more contemporary family home with views to die for, directly over the Firth of Forth to Fife. This Edwardian semi-detached family home over three floors has a warm and homely atmosphere, great proportions and offers the chance to reconfigure with relative ease.


22 Primrose Bank Road, a peaceful location, is situated in leafy Trinity to the north of the city and close to the shoreline of the Firth of Forth. With many good schools both in the state and private sector as well as excellent public transport links to the city centre, only fifteen minutes away, the area as well as the property is highly recommended. Rarely can you live centrally in Edinburgh and feel coastal. You certainly do here.


With four bedrooms and three beautifully proportioned reception rooms, a wonderfully spacious hall as well as a renovated attic area with access to a roof terrace and sea views, it has all the bones of a fantastic family home and the opportunity to modernise and bring it up to 21st century living. The property benefits from mature landscaped gardens to the front and back and a single garage.

Laura Mathieson

Senior Sales Negotiator

Max Mills 

 Director Residential Sales


Property Details & Description




Ground Floor:

Double fronted front door, entrance hall, living room, kitchen/diner, W.C/utility room, study, morning room, under stair cupboard


First Floor:

Four double bedrooms, one en suite, linen cupboard, family bathroom, storage cupboard


Attic Floor:

Large space partly in eaves with windows to north and south, roof terrace, door from attic to roof terrace


Outside Space:

Landscaped front and back gardens, roof terrace, single garage 




Ground Floor


Entrance Hall

Entry to this property is via a wrought iron gate and path leading through the garden to attractive traditional double doors and then into a beautifully spacious hallway. With solid timber floors and white panelled walls, it is currently used as a dining hall but could equally be utilised as a library area/study/hall. It is an incredibly welcoming and flexible space. With the white timber staircase to the rear and rooms leading off it, it forms, at present, the hub of the home.

Morning Room

Immediately on the left is the south facing bright living room with a four paned traditional Edwardian Bay window. Focal point of fireplace. Great proportions. Currently carpeted and with neutral walls.

Kitchen/Dining Room

This is a good sized kitchen diner with two windows to the east. Currently the kitchen has wooden units, both wall mounted and under counter, wall mounted double oven and four ring gas hob with extractor, integrated dishwasher and sink. The kitchen leads to the side outside door as well as to a WC, which at present houses the washing machine and dryer. There is a second door leading to a room with a lovely large window overlooking the garden and currently used as a study.

Living Room

As you enter the hall and directly to the back is the living room which again has great proportions and glass sliding doors to the garden. Carpeted and with neutral walls. Fireplace and attractive mantle.

Understairs Cupboard 

Useful and large understairs cupboard with ample space for household appliances and general storage.


First Floor

Ascending the solid timber staircase, there are two mid landings and hallway illuminated by a rooflight.

Principal Bedroom

This light spacious double bedroom with three large window panes enjoys great sea views and the rear garden.

Carpeted and with neutral décor. Pedestal handbasin.

Bedroom Two

Bedroom Two (double) faces the front and has two large windows, walk in wardrobe with hanging space as well as an ensuite shower room. The shower unit has a Mira electric shower, white sanitary ware, tiled walls and a semi frosted window to the west.


Bedroom Three

Double bedroom three faces south and has two large windows.

Bedroom Four

Double bedroom overlooking garden and sea with two large windows

Family Bathroom

Good sized bathroom with 2 x semi frosted windows. Bath with drench and handheld shower appliance, pedestal sink and WC. All white. Useful floor to ceiling fitted cupboard, the bottom half of which houses the hot water tank. Lino flooring.

There are two useful cupboards off the hall, one with shelving for linen and the other shelved and for general storage.

Attic Floor

A door from the hallway has stairs up to the attic. This is an excellent and versatile space currently used as a living room and bar. There are two areas: one has doors on to the roof terrace and a new Velux window to the South and is partially carpeted with the remainder stripped wood and the other half is more in the eaves but with good head room. These are flexible spaces and could be converted into bedrooms/bathroom should the buyer wish.

The views from this space are fantastic and the roof terrace with its brick balustrade offers fantastic sea views. There is also eaves storage.

Outside Space

The roof terrace offers 180º views of the Forth : bobbing boats in the Granton Marina and along the east coast towards East Lothian.

Front Garden

The Front Garden is south facing and private thanks to mature shrubs and hedging. There is also some area laid to lawn.

Back Garden

This is also a mature and pretty garden given mainly to shrubs and climbers. There is a seating area at the bottom of the garden as well as a paved area directly from the living room. Greenhouse. You can access the back garden from the side door as well as through a gate from the lane.


The property has a single garage at the bottom of the lane where there are many garages serving the properties on this street.




Primrose Bank Road is situated in the heart of Trinity, a popular and affluent residential area to the north of Edinburgh City Centre and close to the shores of Leith, which is renowned for its array of Michelin starred restaurants, cosmopolitan bars and artisan cafés. The property is well served by local supermarkets and a selection of independent shops at Goldenacre; with a Marks and Spencer food store

and recreational facilities including a multi-screen cinema at nearby Ocean Terminal. There are a number of sports and entertainment facilities in the vicinity including the David Lloyd Leisure Centre and Harbour Tennis Club; The Royal Botanic Gardens; Inverleith Park which has active tennis and bowling clubs; Lomond Tennis and Bowls Clubs; Lomond and Victoria Parks; the Water of Leith walkway and Edinburgh’s cycle network. There are good links to the city’s public transport network and convenient access to the City Bypass, Scotland’s Motorway

Network and Edinburgh International Airport. Primrose Bank Road  lies within the catchment area for Wardie Primary School and Trinity Academy with private schooling options including The Edinburgh Academy, Fettes College, Erskine Stewart’s Melville Schools and St George’s School in close proximity.

22 Primrose Bank Road, Edinburgh.jpg

General Remarks:

Proof and Source of Funds / Anti Money Laundering

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. This is acceptable either as original or certified documents.


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.



Gas central heating, mains water, drainage, gas and electricity.






Council Tax Band Category: G (Midlothian)






By appointment through Rettie & Co, 11 Wemyss Place, Edinburgh EH3 6DH. Tel: 0131 220 4160.



1. The property is sold with all faults and defects, whether of condition or otherwise and neither the seller nor Rettie & Co, 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.


2. The Purchaser(s) shall be deemed to acknowledge that he has not entered into contract in reliance on the said statements, that he has satisfied himself 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.


3. Any error, omission or mis-statement 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.