12 Edinburgh Road, South Queensferry

12 Edinburgh Road in South Queensferry is an early 19th-century building that has undergone later alterations. It consists of three storeys and an attic, serving as a shop and tenements. The structure is made of coursed rubble with stugged ashlar dressings and features a painted shop front.

The north elevation, which is the principal facade, has a remodelled shop front at the ground floor. It includes a central two-leaf door topped with a scrolled pediment and flanked by shop windows. The fascia is continuous with the adjacent building at 10 Edinburgh Road. The upper floors have a four-window arrangement, although there are blocked windows in the right bay on both the first and second floors. The window in the second bay from the right is square in proportion, and there are dormer windows in the outer bays.

The east elevation is connected to an adjoining building, while the south elevation was not visible in 2000. The west elevation is also adjacent to another building. The property features a variety of glazing patterns, a slate roof with straight skews, and no chimney stacks.