12-14 Regent Street, Portobello, Edinburgh

12-14 Regent Street is a later 19th century, two-storey, three-bay house that has been subdivided by floor, with No 12 occupying the first floor. The exterior is constructed of stugged ashlar with droved dressings, featuring a base course, a broad moulded band course, a cornice, and a blocking course.

On the southeast (principal) elevation, there is a slightly raised doorpiece with a deep-set panelled door at the center, accompanied by a three-pane rectangular fanlight and a bipartite window above on the first floor. The ground floor has tripartite windows in the flanking bays, with additional windows on the first floor. The first-floor windows are distinguished by corbelled cills. To the extreme left, there is a door with a three-pane fanlight above, providing access to the first-floor house.

The northwest (rear) elevation is not fully visible as of 1994, but it features a red brick extension at the center with a bowed end, resembling a turnpike staircase, which includes a doorway and a window on the first floor.

The building has four-pane sash and case windows and is topped with a grey slate roof that has coped and rendered stacks.

The boundary wall is made of painted, stugged ashlar with coping.