3 Brunstane Road North, Portobello EH15 2DL







Within a stone’s throw of Portobello’s seafront promenade, 3 Brunstane Road North is an exceptional opportunity to acquire a substantial Victorian semi-detached house situated in a highly desirable residential area characterised by sandstone villas, tranquil leafy streets and period architecture.

Situated on a quiet cul-de-sac between the iconic beachfront and historic Portobello & Joppa Parish Church, the nine-bedroomed property has a coveted location offering some wonderful views across the Firth of Forth.

Currently run as a boutique guesthouse, the handsome property is arranged over three floors and features a wealth of period features including ornate ceiling cornicing, rose circles and original fireplaces.

It provides an excellent opportunity for a potential buyer to acquire an impressive property with an enclosed garden in a popular seaside suburb to run either as a business or as a wonderful family home. There are ample opportunities, subject to planning consent approval, to reconfigure rooms to create flexible modern living spaces. There are also design possibilities in creating a self-contained flat in the basement either for rental or family use. Located just three miles east of Edinburgh city centre, Portobello is renowned for its community spirit, village atmosphere, excellent local amenities and the café-lined seafront promenade.


John Wybar
 Associate Director


James Whitson
 Director of Edinburgh Residential Sales


Property Details & Description

Summary of Accomodation


Ground Floor

Entrance Vestibule, Hall, Dining Room, Deep Under-Stair Storage Cupboard, Dining-Kitchen Room, Two Double Bedrooms & En-Suite Shower Rooms, Door Access to Annexe



Family Sitting Room & Garden Access, Home Office, Bathroom, Utility Room & Rear Garden Stair Access


First Floor

Drawing Room, Principal Bedroom with En-Suite Shower Room, Two Further Double Bedrooms with En-Suite Shower Rooms


Lower Ground Floor

Three Double Bedrooms with En-Suite Shower Rooms, Further Double Bedroom, Shower Room, Laundry Cupboard, Electrical & Comms Cupboard, Deep Under Stair Storage Room, Storage Cupboard


Outside Space

Private Enclosed Front Garden & Entrance Pathway, Private Enclosed Rear Garden, Extensive Under Annexe Storage Room, Outhouse Shed & Single Garage to Side of Property & Private Road Access




Situated on a peaceful road within yards of Portobello’s iconic seafront promenade, the handsome Victorian semi-detached property boasts magnificent reception rooms of grand proportions with beautiful period features, nine bedrooms and a wonderful stone-walled enclosed garden.


The spacious accommodation is as follows:



 Ground Floor:

  • Front Entrance: An iron gate opens to a stone path that leads up through the front garden to the Victorian Storm double front door with a window panel above inscribed with 3 Straven. The entrance vestibule has an original tiled floor and a stained glass-panelled inner front door that opens into an attractive hallway with a high ceiling, decorative ceiling cornicing and a rose circle. There is an under-stair storage cupboard.

  • Dining Room: With its deep bay window overlooking the attractive front garden and to the sea beyond, the dining room has an air of formality and grandeur with a wealth of original period features including ornate cornicing, a dado rail and an original wood-surround decorative fireplace. On either side of the fireplace there are in-built display cabinets.

  • Kitchen-Dining Room: With two windows offering sea views, the L-shaped kitchen features two integrated sinks and plenty of base and upper storage solutions. There is a dining table positioned in front of the larger of the two windows that incorporates a window seat.  

  • Bedroom Four: Overlooking the private rear garden, the double bedroom has a built-in wardrobe and an en-suite shower room with pedestal wash basin & WC.

  • Bedroom Five: Overlooking the pretty front garden, the double bedroom has a built-in wardrobe and an en-suite shower room with a pedestal wash basin & WC.



First Floor:


A carpeted staircase with decorative balustrade and mahogany handrail sweeps up past a beautiful Victorian stained-glass oval window to the first-floor landing.


  • Sitting Room: The spectacular room has a wonderful deep bay window offering far-reaching views across the Firth of Forth.  The high-ceiling room has a wealth of period character with richly ornate and colourfully painted ceiling cornicing and a rose circle, an open shelved in-built bookcase and a marble surround working fireplace with blue-tiled hearth.


  • Principal Bedroom: On the east side of the property, the generously proportioned room enjoys wonderful sea views.  It has an en-suite bathroom with large shower cubicle, wash basin & WC.


  • Bedroom: 2 & 3: There are two further double rooms on this floor. One with a peaceful garden outlook to the rear whilst the second overlooks the peaceful front of the house and enjoys sea views. Both the rooms have built-in wardrobes and an en-suite bathroom with a shower cubicle, wash basin & WC.





At the end of the entrance hall there is a door that leads into the modern annexe to the rear of the property.

  • Utility Room: There is a small utility room with a Belfast sink. Next to this room there is door and stair access to the garden.

  • Family Room: With a large picture frame window with views towards the sea, this light-filled room is currently used as a family sitting room.

  • There is door and stair access to the side of the property and rear garden.

  • Home Office: With large window framing the sea view, this room is currently used as a home office.

  • Bathroom: Tiled bathroom with jacuzzi bath & overhead shower appliance, pedestal wash basin, mounted vanity mirror cabinet & WC.


Lower Ground Floor:


From the entrance hall there is a staircase that leads down to access all the accommodation and storage areas on the lower ground floor as well as the side door entrance. There are four bedrooms on this level with three en-suite shower rooms. There are plenty of reconfiguration opportunities for this floor, subject to necessary planning consent approvals, to convert the space into a self-contained flat as there is private side door access or to create a large games/playroom or gym.


  • Bedroom 6:  A good sized double room with two built-in wardrobes and a large en-suite shower rooms with wash basin & WC.

  • Bedroom 7, 8 & 9: Three further double bedrooms with two benefitting from en-suite shower rooms with a wash basin & WC.

  • Shower Room: Shower cubicle, wash basin & WC.

  • There are three storage cupboards on this floor.



Outside & Communal Space:


  • Front Garden: A decorative iron gate opens into the private enclosed front garden with lawned area edged with floral borders on either side of the stone path leading up to the front door.

  • Side Corridor: Accessed from a door on the lower ground level or a gate from the private road that runs along the east side of the house, this inner corridor is home to the single garage and an outhouse for garden equipment.

  • Rear Garden: The private south facing garden has an extensive lawn edged with floral borders and mature trees and is enclosed by a stone wall.  There is door access to a large under annexe storage room that has an electricity supply.




Portobello is a highly desirable seaside suburb that lies three miles east of Edinburgh city centre and within easy reach of the city’s financial, entertainment and shopping districts by road, train, bus or cycle.  The location offers all the advantages of living in a coastal village but within striking distance of the city centre. Many of the town’s buildings and houses are Georgian or Victorian in style and form part of the Portobello Conservation Area. The property is located within walking distance of Portobello High Street with its excellent choice of cafes, restaurants and independent shops. Other local amenities include medical and dental practices, a public library and three easily walkable supermarkets (Scotmid, Sainsbury’s and Aldi). An Asda superstore is available at The Jewel and further shops are at Fort Kinnaird retail park, both just a short drive away.


The iconic three-kilometre Portobello promenade and beach is a haven for walkers, swimmers and paddle boarders and is home to the Portobello Sailing & Kayaking Club.  The popular promenade is lined with cafes and the Portobello Swim Centre, a beautiful Victorian swimming pool featuring Turkish baths and a modern gym.  Other recreational facilities nearby include two golf courses, a community tennis club, plenty of leafy green spaces and a choice of children’s play parks.  The impressive Newhailes House, a National Trust property, that also has an adventure playpark lies just under a mile away.


There is excellent state school provision in the area, the property being in the catchment area for Towerbank Primary, St John’s RC Primary and Portobello High School. Private schooling options are available at Loretto School in nearby Musselburgh as well as plenty of choice in Edinburgh.  


The area is well served by regular bus routes into central Edinburgh, whilst nearby Brunstane Station also provides a train link to the city centre.  The property has convenient access to the A1 south and to the City Bypass that connects to Edinburgh International Airport and Scotland’s motorway network.  

3 Brunstane Road North, Portobello - Floorplan (1).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, gas and electricity, broadband, telephone (subject to telephone providers’ regulations.)



EH15 2DL



Council Tax Band Category:  XX




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 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.

Prepared November 2021 – First Issue