A rare and exceptional lower villa forming part of a grand Victorian house in the heart of Trinity, one of Edinburgh’s most sought-after residential districts. Painstakingly refurbished in 2021 to a high standard, the property combines classic architectural charm with sleek, contemporary interiors and modern comforts.
Occupying the entire ground floor and part of the upper floor, the property benefits from double-fronted accommodation, private front and rear gardens, a single garage, and most notably, one of the most dramatic and uninterrupted sea views in the city.
The property is entered via a square vestibule into a wide and welcoming hallway. At the front of the house lies a bright living room with bay window and fireplace, along with a spacious guest bedroom, also with bay window - both offering pleasant views over the landscaped front garden.
To the rear, a double bedroom with a magnificent semi circular window takes in the striking seascape. An elegant dining room - which could also serve as a fourth bedroom - leads through to a charming breakfasting area, which in turn opens into a sun/garden room with panoramic window overlooking the garden and the Firth of Forth beyond.
The fully fitted kitchen is equipped with quality integrated appliances and enjoys a peaceful rear outlook, with direct access to the garden via a side door.
The ground floor is completed by a third double bedroom, a luxurious shower room, and a separate WC beneath the stairs. On the upper floor is a home office, ideal for remote working or as a fifth bedroom if required.
Beneath the house lies extensive cellar storage, providing superb additional space.
Outside Space:
The property enjoys beautifully maintained private gardens to the front and rear. The rear garden is a highlight, with multiple seating areas, manicured lawn and planting, and a truly spectacular open aspect across the Firth of Forth. The garden enjoys afternoon and evening sunshine at the top, and sunlight throughout the day at the lower levels - making it an ideal place to relax and entertain.
The garage is accessed via the garden and also from a lane further down the road, making it ideal for vehicle storage, bikes, or general secure storage.
Additional Information:
• Gas central heating
• Full rewire and replumb in 2021
• Period features retained throughout
General Remarks & Information
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).
Offers should be submitted in Scottish Legal Form to the selling agents Rettie & Co. 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.
Council Tax Band:
G
EPC Rating:
E
Postcode:
EH5 3JF
Tenure:
Freehold
Particulars Prepared:
Aug 2025
Internet Website
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, OnTheMarket and The London Office.
Servitude Rights, Burdens & Wayleaves
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.
Important Notice
Rettie, their clients and any joint agents give notice that:
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.
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.
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.
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. Rettie use electronic verification, if this is not possible original documents are acceptable.
Misrepresentations
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.
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.
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.
Location
30 Primrose Bank Road enjoys a peaceful and established setting in the heart of Trinity, one of Edinburgh’s most desirable residential areas. Known for its elegant architecture, wide leafy streets, and strong sense of community, Trinity is particularly popular with families and those looking to downsize without compromising on space, lifestyle, or access to amenities.
The property is just a short stroll from Lomond Park, with its well-maintained green space and Lomond Tennis Club, and is also within easy reach of the Royal Botanic Garden Edinburgh and Inverleith Park - both offering peaceful landscapes, scenic walking routes, and excellent opportunities for enjoying the outdoors. The nearby Water of Leith Walkway provides further access to nature, running through some of the city’s most attractive neighbourhoods.
A range of local shops, cafés and services can be found in Goldenacre, Newhaven, and Stockbridge, while the vibrant bars, restaurants and galleries of Leith - especially around The Shore - are just a short drive or bus ride away, offering excellent options for dining out and cultural experiences.
While many buyers in the area are drawn to Trinity for its peace and accessibility, the proximity to respected schools such as The Edinburgh Academy, Fettes College, and Wardie Primary School also adds to the enduring appeal and investment quality of the location.
With excellent public transport links and easy access to the city centre and further afield, this is a location that offers a wonderful balance of tranquillity, convenience, and lifestyle.
We use cookies to ensure that we give you the best experience on our website. If you continue to use this site we will assume that you are happy with it.Ok
