30 BRIGHTON PLACE
Edinburgh EH15 1LJ
3
6
2
2321
Beds
Receptions
Baths
Sq Ft
Occupying a prime position within the heart of Portobello, this exceptional Grade B listed semi-detached Georgian townhouse is a truly outstanding family home, combining elegant period architecture with extensive and flexible accommodation extending to approximately 2,321 sq ft including a separate self-contained annex. Boasting five bedrooms within the principal residence, a detached two-bedroom annex, substantial private gardens and gated off-street parking, this is a rare opportunity to acquire one of the area's most impressive family homes.
The property immediately captivates on arrival with its handsome Georgian façade, substantial front garden and secure gated driveway providing valuable off-street parking. Stepping inside, the welcoming entrance hallway sets the tone for the accommodation beyond, showcasing beautiful original encaustic tiled flooring that has been lovingly preserved and provides a stunning first impression.
To the front of the house, the magnificent principal reception room enjoys excellent proportions and an abundance of natural light. Rich in period character, the room features original timber floorboards, ornate cornice detailing and an attractive wood-burning stove, creating a warm and inviting focal point. The spacious dining kitchen provides an ideal setting for everyday family life and entertaining alike, while the ground floor further offers two well-proportioned double bedrooms, a WC and excellent storage.
The first floor continues to impress, offering three generously sized bedrooms and a family bathroom. The principal bedroom enjoys particularly impressive proportions, while enjoying open views across Brighton Park, adding to the sense of space and tranquillity. The second double bedroom located to the rear of the house provides flexible accommodation, ideally suited to family living or guest accommodation. Bedroom three is a particularly appealing and versatile room, enjoying the same attractive outlook across Brighton Park as the principal bedroom. The lovely green views create a bright and peaceful setting, making it an ideal guest bedroom, home office or study.
One of the property's most unique and valuable features is the detached two-bedroom annex situated to the rear of the main house. Accessed via its own private side entrance and positioned beside the rear garden, the annex provides fantastic flexibility. Comprising a living room, kitchen, two bedrooms and a bathroom, it is perfectly suited for multi-generational living, guest accommodation, an Airbnb or long-term rental opportunity (subject to any necessary consents), or an exceptional home office and studio space.
The gardens are a particular highlight. The substantial front garden creates an impressive setting for the house while offering secure off-street parking behind gates. To the rear, the private paved garden provides a peaceful and secluded outdoor space ideal for entertaining, family gatherings or simply enjoying the tranquil surroundings.
Retaining an abundance of original Georgian features while offering highly versatile modern accommodation, 30 Brighton Place is a remarkable family home that effortlessly blends character, charm and practicality in one of Edinburgh's most desirable coastal neighbourhoods.
3
6
2
2321
Beds
Receptions
Baths
Sq Ft
Occupying a prime position within the heart of Portobello, this exceptional Grade B listed semi-detached Georgian townhouse is a truly outstanding family home, combining elegant period architecture with extensive and flexible accommodation extending to approximately 2,321 sq ft including a separate self-contained annex. Boasting five bedrooms within the principal residence, a detached two-bedroom annex, substantial private gardens and gated off-street parking, this is a rare opportunity to acquire one of the area's most impressive family homes.
The property immediately captivates on arrival with its handsome Georgian façade, substantial front garden and secure gated driveway providing valuable off-street parking. Stepping inside, the welcoming entrance hallway sets the tone for the accommodation beyond, showcasing beautiful original encaustic tiled flooring that has been lovingly preserved and provides a stunning first impression.
To the front of the house, the magnificent principal reception room enjoys excellent proportions and an abundance of natural light. Rich in period character, the room features original timber floorboards, ornate cornice detailing and an attractive wood-burning stove, creating a warm and inviting focal point. The spacious dining kitchen provides an ideal setting for everyday family life and entertaining alike, while the ground floor further offers two well-proportioned double bedrooms, a WC and excellent storage.
The first floor continues to impress, offering three generously sized bedrooms and a family bathroom. The principal bedroom enjoys particularly impressive proportions, while enjoying open views across Brighton Park, adding to the sense of space and tranquillity. The second double bedroom located to the rear of the house provides flexible accommodation, ideally suited to family living or guest accommodation. Bedroom three is a particularly appealing and versatile room, enjoying the same attractive outlook across Brighton Park as the principal bedroom. The lovely green views create a bright and peaceful setting, making it an ideal guest bedroom, home office or study.
One of the property's most unique and valuable features is the detached two-bedroom annex situated to the rear of the main house. Accessed via its own private side entrance and positioned beside the rear garden, the annex provides fantastic flexibility. Comprising a living room, kitchen, two bedrooms and a bathroom, it is perfectly suited for multi-generational living, guest accommodation, an Airbnb or long-term rental opportunity (subject to any necessary consents), or an exceptional home office and studio space.
The gardens are a particular highlight. The substantial front garden creates an impressive setting for the house while offering secure off-street parking behind gates. To the rear, the private paved garden provides a peaceful and secluded outdoor space ideal for entertaining, family gatherings or simply enjoying the tranquil surroundings.
Retaining an abundance of original Georgian features while offering highly versatile modern accommodation, 30 Brighton Place is a remarkable family home that effortlessly blends character, charm and practicality in one of Edinburgh's most desirable coastal neighbourhoods.
3
6
2
2321
Beds
Receptions
Baths
Sq Ft
3
6
2
2321
Beds
Receptions
Baths
Sq Ft
Floor Plan
Ground Floor
Entrance Hallway, Living Room, Kitchen/Dining Room, Two Double Bedrooms, W.C, Utility.
First Floor
Three Bedrooms, Family Bathroom.
Annex
Living Room, Kitchen, Bathroom, Two Double Bedrooms
Externally:Front Garden with Off-Street Parking, Rear Garden
Summary of Accommodation
Occupying a prime position within the heart of Portobello, this exceptional semi-detached Georgian townhouse is a truly outstanding family home, combining elegant period architecture with extensive and flexible accommodation extending to approximately 2,321 sq ft including a separate self-contained annex.
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.
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General Remarks & Information
Council Tax Band:
EPC Rating:
Postcode:
Tenure:
Particulars Prepared:
EH15 1LJ
Freehold
September 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
30 Brighton Place enjoys an enviable position within the heart of Portobello, one of Edinburgh's most sought-after residential districts. Often referred to as Edinburgh's seaside suburb, Portobello offers a unique lifestyle combining coastal living with excellent city connectivity. The area centres around its famous sandy beach and promenade, which stretch for miles along the Firth of Forth and provide a wonderful setting for walking, cycling, paddleboarding, sailing and a variety of outdoor pursuits.
Portobello has evolved into one of the capital's most vibrant communities, renowned for its superb selection of independent cafés, artisan bakeries, restaurants, delicatessens and bars. Popular local establishments include neighbourhood coffee shops, award-winning eateries and traditional pubs, all contributing to the area's strong sense of community and village atmosphere. The nearby Portobello High Street caters for everyday needs with a wide range of local retailers, supermarkets and essential services.
Families are particularly attracted to the area due to its excellent selection of well-regarded schooling at both primary and secondary levels, while a number of private schooling options are also easily accessible. Leisure facilities are plentiful, including Portobello Swim Centre with its historic Victorian Turkish Baths, several golf courses, sailing clubs and extensive green spaces including nearby Holyrood Park and the expansive grounds of Arthur's Seat.
Despite its peaceful coastal setting, Portobello remains exceptionally well connected to Edinburgh city centre, which can be reached in approximately 15 minutes by car or frequent bus services. The nearby A1 and Edinburgh City Bypass provide excellent access to the wider motorway network, Edinburgh Airport and East Lothian's picturesque coastline, making the location ideal for commuters. The neighbouring districts of Joppa, Duddingston and Musselburgh further enhance the range of amenities on offer.
Combining beautiful architecture, a renowned beach, outstanding local amenities and excellent transport links, Portobello continues to be regarded as one of Edinburgh's most desirable places to live, making 30 Brighton Place an exceptional opportunity to enjoy the very best of city and coastal living.
30 BRIGHTON PLACE
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