Sandeman House, 13 High Street, Edinburgh

1916, 2-storey and basement rectangular-plan hall, incorporating earlier fabric and later alterations. Tenemental core of main building, 1849; reduced in height and truncated; stugged squared and snecked sandstone in random courses; long and short quoins; droved ashlar margins; infilled regularly-spaced openings. Scots Baronial detailing to SE corner, 1916; random snecked rubble; long and short irregular-shaped quoins; rendered concrete lintels; corbelling; irregular fenestration; infilled openings. Slender red brick (common bond) 2-storey and basement extension to W elevation, 1862; yellow brick margins and quoins; regular fenestration. Small harled single storey extension to S elevation, 1960s; raised bull-faced long and short quoins; tripartite window with rendered concrete margins. Landscaped garden in courtyard, Turnbull Jeffrey Partnership, 1999.

S (PRINCIPAL) ELEVATION: steps up to central chamfered entrance doorway with raised polished margins; tripartite window to right; brick relieving arches to both; central tripartite window above. Basement level with doorway and bipartite window to left. Slightly advanced gable at outer right; curved facade below; projecting corbelled section above.

N (REAR) ELEVATION: 3-storey 4-bay plain gable end; many bricked-up window openings.

W ELEVATION: 3-storey; central advanced 2-bay brick section; cills appear raised; timber basement door; plain 3-bay section to left; harled single storey section to outer right.

E ELEVATION: (partially obscured by ivy) slightly advanced corbelled gable to outer left; entrance door at basment level; stair windows above; wallhead gable stack. Range to right; windows at ground; blocked openings to outer left at all 3 floors have timber or stone lintels; central shouldered wallhead stack.

Late 20th century timber glazing, predominantly 12-pane sash and case; also 6-pane timber casements, in appropriate style. Glazed doors with timber astragals. Grey slate pitched roofs; skylights; air vent. Coped stacks, that to W gable is 1994 replacement; clay cans. Cast-iron rainwater goods.

INTERIOR: entrance hall; timber glazed doors to large central hall; heavy timbered open kingpost truss roof; timber panelling to dado height; timber panelled gallery at S end; modern mezzanine floor along W wall; stairs to basement. Lower hall with sprung floor and timber panelled dado. 3-apartment caretaker's flat; 3 cast-iron chimneypieces. Fresh air vents with hopper-type doors regularly spaced on external walls throughout.

LANDSCAPED GARDEN: central circular lawn; pebble border; drystane wall with flat coping; adjacent circular seating area with metal benches; surrounding shrub planting, trees and paving; painted steel gates at each close entrance.