12 Brighton Place, Edinburgh

These are two classically designed, two-storey houses with basement levels, built circa 1824 by John Baxter of Portobello, situated within a terrace at 10 Brighton Place, Edinburgh. They were designed as a mirrored pair, each with three bays and flanked by smaller, slightly set-back, single-storey pavilions.

The houses are constructed of polished ashlar stone, deeply channelled at ground level, with droved ashlar to the basement. The pavilions are rendered, while the rear elevation to the northeast is of rubble stonework, the rear of both houses uses squared and snecked sandstone, and the southwest elevation is harled. Horizontal bands of stone define the levels between the basement and ground floor, between the ground and first floor, and along the pavilions. A cornice and blocking course are also present, alongside a coping detail.

The principal southeast elevation features four steps leading to the front doors (concrete to number 10, ashlar to number 12), flanked by original cast-iron handrails. The front doors are panelled, with stained glass in the upper section of number 10's door, while number 12 has a modern replacement. Above the front doors are plate glass fanlights and first-floor windows. Windows are present on each floor in the central bays. Ground floor windows and a door are located in the flanking pavilions, with a first-floor window in the southwest pavilion.

The northwest rear elevation consists of two bays per house. The rear of number 12 is partially obscured. A two-storey harled addition has been built to the rear outer left, featuring a modern door and windows. A boarded basement door is located on the left, and a modern glazed door on the right, with windows to each floor. A later rendered two-storey addition is attached to the rear of the southwest elevation of number 12.

The principal elevation features plate glass timber sash and case windows, whereas a variety of windows, including some 12-pane timber sash and case windows, are found on the rear. The roof is grey slate, piended in style, with a platform roof at the apex. Chimneys, rendered and coped, are present at the front and rear, along with a shouldered wallhead stack at the rear of number 10, an ashlar wallhead stack to the rear of number 8, and a harled wallhead stack on the southwest side.

The interior of number 12 was not inspected in 1994, but information was provided by the current owner. Both houses retain cast-iron balustrades. A colonnade separates the vestibule and hall. The plasterwork remains in good condition, including a surviving ceiling rose in the hall. Shutters are in place and functional, and a black marble fireplace is found in the front ground floor room. The front first floor room features a bowed end wall with two curved panelled doors and a white marble fireplace. A small basement, accessible only from the rear of the house, is also present.

Boundary walls of droved ashlar with coping are situated at the front of both houses, with some areas of breakage. Original iron railings are present at number 12.