38 Brighton Place, Edinburgh

The building consists of a pair of two-storey houses with basement and flanking single-storey pavilions, dating to around 1824 and built by John Baxter of Portobello. Number 40 was subdivided in 1965. The houses are situated within a terrace and are slightly asymmetrical, with Number 38 projecting slightly and Number 40 set back.

The facades are constructed from polished ashlar, with deeply-channelled detailing on the northeast pavilion and along the ground floor. Droved ashlar is used on the basement and southwest pavilion, while squared and snecked sandstone features on the side and rear elevations. Horizontal bands delineate the basement, ground, and first floors, and a cill course runs along the first floor. Cornices and blocking courses are present, with additional detailing on the wing of Number 38.

The principal (southeast) elevation has original cast-iron handrails flanking steps leading to panelled entrances – three steps to Number 38 and two to Number 40. The doors have glazed upper panels and canopies above. Rectangular fanlights, with stained glass above the entrance to Number 38 and plate glass above Number 40, are positioned above the doors. Sash windows are present on each floor, with basement windows visible in the intermediate bays. A bipartite window is found in the northeast pavilion, while the southwest pavilion features a window and door.

The rear (northwest) elevation of Number 38 is only partially visible. It features a blank bay at ground and first floor level, possibly with a timber bowed window to the right. Stained glass is present in the upper sections of the windows. Number 40 has a basement and an additional storey rendered in bull-faced render on its pavilion.

The windows of Number 38 on the principal elevation and rear are timber sash and case with plate glass; a border-glazed staircase window is found on the southwest side. Number 40 has a variety of window types, including 12-pane timber sash and case windows and modern swing casements. The roof is covered in grey slate and piended. Chimneys are constructed from ashlar and rendered materials, with coped details and varying orientations.

The interior of Number 38 was not inspected in 1994, but retains encaustic tiles in the hall and an original cast-iron balustrade. The ground floor flat of Number 40 boasts good plasterwork, including a large ceiling rose in the front room, along with shutters, encaustic tiles, and delicate plasterwork in the vestibule.

The boundary walls consist of weathered sandstone with coping to the front of both properties and tall rubble garden walls to the rear.