Sandeman House, 13 High Street, Edinburgh

Sandeman House is a building located at 13 High Street, Edinburgh, that demonstrates a complex history of construction and alteration spanning from the 19th century to the late 20th century. The core of the building dates to 1849 as part of a tenemental block, which was later reduced in height. A significant alteration occurred in 1916, with the addition of Scots Baronial detailing to the southeast corner. A brick extension was added to the west elevation in 1862, and a small, harled extension was built to the south side in the 1960s.

The principal (south) elevation features steps leading to a central, chamfered entrance doorway with polished stone margins. A tripartite window sits to the right of the entrance, with brick relieving arches above both features. The upper level has a central tripartite window. The basement level includes a doorway and a bipartite window to the left. A slightly projecting gable is located at the outer right, with a curved facade set beneath it, and further corbelling above.

The rear (north) elevation presents a plain, three-story, four-bay gable-end with numerous bricked-up window openings. The west elevation displays a three-story section with a central, advanced two-bay brick section, raised cills, and a timber basement door. A harled extension sits to the outer right. The east elevation, partially obscured by ivy, includes a slightly advanced, corbelled gable and a basement entrance door. Wallhead stacks are also present, along with a range to the right featuring ground-floor windows and blocked openings above.

The windows are predominantly timber sash and case, with 12 panes, though some are 6-pane casements. Glazed doors feature timber astragals. Grey slate covers the pitched roofs, and there are skylights and air vents. The stacks are coped, with a replacement clay can on the west gable stack dating from 1994, and rainwater goods are made of cast iron.

Inside, the entrance hall leads to a large central hall with a heavy, timber-framed open kingpost roof, timber panelling to dado height, and a timber-panelled gallery at the southern end. A modern mezzanine floor runs along the west wall, and stairs lead down to the basement. A lower hall features a sprung floor and timber-panelled dado. The building also contains a three-apartment caretaker’s flat and three cast-iron chimneypieces. Fresh air vents with hopper-type doors are regularly spaced on the external walls.

The landscaped garden within the courtyard features a circular lawn, a pebble border, a drystane wall with flat coping, a circular seating area with metal benches, shrub planting, trees and paving, and painted steel gates at each close entrance.