An Exceptional Opportunity to Create a Substantial Detached Family Home
Located on one of Newington's most sought-after residential streets, 12 West Savile Road presents a rare opportunity to transform a substantial detached villa into an impressive family residence. Formerly part of the Royal Blind School, the property is currently vacant and extends to approximately 4,134 sq. ft, offering considerable scope for refurbishment and reconfiguration. The property occupies a generous plot and benefits from a substantial private rear garden and extensive off-road parking.
Architectural plans and CGI imagery have been prepared to illustrate the potential to create an outstanding five-bedroom family home, subject to the necessary consents. Properties offering this combination of scale, location, garden and parking are rarely available in this part of Edinburgh. The proposed accommodation provides generous living space and flexibility, with the opportunity to create a home tailored to the requirements of the purchaser.
Proposed Accommodation
The proposed ground-floor accommodation includes an impressive open-plan kitchen, sitting and dining room with direct access to the rear garden. Further accommodation includes a drawing room, additional sitting room, playroom or cinema, together with a utility room and WC. On the first floor, the proposed layout provides five generous double bedrooms, including three with en-suite bathrooms, with the remaining two bedrooms served by a Jack and Jill bathroom.
Garden & Parking
The generous rear garden is directly accessed from the proposed kitchen, sitting and dining space, providing an excellent setting for family life, entertaining and outdoor relaxation. The property also benefits from ample off-road parking for multiple vehicles, adding further practicality and appeal to the property.
Planning & Development Opportunity
The property is currently designated as Class 8 Residential Institution use. A Notice of Intention to Grant Planning Permission has been issued for the change of use to a Class 9 private dwellinghouse, together with associated alterations, subject only to the conclusion of a Section 75 agreement. Architectural plans and further CGI imagery are available on request, illustrating how the property could be transformed into a substantial and contemporary family home.
The combination of its detached setting, generous accommodation, garden, parking and proposed five-bedroom layout makes 12 West Savile Road a particularly interesting residential opportunity in one of Edinburgh's most established neighbourhoods.
The planning position should be confirmed by interested parties and their professional advisers.
Rateable Value, Rates Relief & LBTT
The property currently has a rateable value of £9,700 according to the Scottish Assessors Association. As the property currently remains in non-domestic use, purchasers may be eligible for relief under the Small Business Bonus Scheme. The property is eligible for the Small Business Bonus Scheme, which offers up to 100% relief for properties with a rateable value of £12,000 or less subject to eligibility and individual circumstances.
The property's current non-residential status may also offer a significant Land and Buildings Transaction Tax (LBTT) advantage. As the acquisition is currently expected to be treated as a commercial purchase, LBTT may be payable at commercial rates rather than residential rates, potentially resulting in a substantial saving.
Purchasers should obtain independent legal and tax advice regarding the applicable LBTT treatment and any potential reliefs. Purchasers intending to rely upon borrowing are advised to seek early guidance from their mortgage broker or financial adviser regarding the property's current planning and use status.
12 West Savile Road, Edinburgh, EH16 5NG
4,134 SQFT
384 SQM
Property Details & Description
Location
West Savile Road is located in Edinburgh’s desirable Southside, an area known for its attractive period architecture, vibrant community, and excellent connectivity. The property is particularly well placed for access to a broad range of local amenities and green spaces, making it an ideal setting for families and professionals alike.
Within a short walk, you’ll find the popular Newington and Cameron Toll areas, which offer an excellent selection of independent shops, cafes, restaurants, and a large Sainsbury’s supermarket. The Royal Commonwealth Pool and Prestonfield Golf Club are also nearby, providing great leisure options.
The property sits within the catchment area for several highly regarded state and independent schools, including Sciennes Primary, St. Peter’s RC Primary, James Gillespie’s High School, and George Heriot’s School. The University of Edinburgh’s King’s Buildings and George Square campuses are both within easy reach, making this a sought-after location for academic professionals as well.
There are numerous public parks nearby including Holyrood Park, The Meadows, and Blackford Hill, all offering wide open spaces, scenic walking routes, and panoramic city views.
Transport links are excellent, with regular bus services connecting to Edinburgh city centre, which is approximately 2 miles away, and convenient road access to the City Bypass, Edinburgh Airport, and key commuter routes to the south and west.
This prime residential location offers the perfect balance of city convenience, access to nature, and a strong sense of local community.
Floorplan
General Remarks & Information
12 West Savile Road currently has a rateable value of £10,300, with a proposed 2026 value of £9,700 as per the Scottish Assessors Association. The property is eligible for the Small Business Bonus Scheme, which offers up to 100% relief for properties with a rateable value of £12,000 or less. As the property is currently non-residential (C8 use), buyers will pay LBTT at commercial rates rather than higher residential rates, offering a significant saving.
Viewings
Viewing by appointment via Rettie & Co
Satellite Navigation
The property’s postcode is EH16 5NG
Fixtures and Fittings
Only items specifically mentioned in the particulars of sale are included in the sale price.
Entry & Possession
Entry and vacant possession will be by mutual agreement and arrangement. Entry for this property is available quickly should a buyer wish.
Local Authority
Edinburgh Council
Tenure
Class 8
Offers
Offers should be submitted in Scottish Legal Form to the selling agents Rettie & Co. 47-49 Morningside Road, Edinburgh, Midlothian, EH10 4AZ
Servitude Rights, Burdens & Wayleaves
The property is sold subject to and with the benefit of all servitude rights, burdens, reservations and wayleaves including rights of access and rights of way, whether public or private, light, support, drainage, water and wayleaves for masts, pylons, stays, cable, drains and water, gas and other pipes whether contained in the title deeds or informally constituted and whether or not referred to above.
Particulars and Plans
These particulars and plan are believed to be correct, but they are in no way guaranteed. Any error, omission or misstatement shall not annul the sale or entitle any party to compensation nor in any circumstances give grounds for action at law.
The photographs in this brochure date from October 2025
Websites and
Social Media
This property and other properties offered by Rettie & Co can be viewed on our website at www.rettie.co.uk as well as our affiliated websites at www.rightmove.co.uk, www.onthemarket.com and www.thelondonoffice.co.uk. In addition, our social media platforms are facebook.com, RettieTownandCountry, twitter.com, RettieandCo, Instagram and LinkedIn.
Proof and Source of Funds/Anti Money Laundering
Under the HMRC Anti Money Laundering legislation all offers to purchase a property on a cash basis or subject to mortgage require evidence of source of funds. This may include evidence of bank statements/funding source, mortgage or confirmation from a solicitor the purchaser has the funds to conclude the transaction. All individuals involved in the transaction are required to produce proof of identity and proof of address. This is acceptable either as original or certified documents.
Misrepresentations
1. The property is sold with all faults and defects, whether of condition or otherwise and neither the seller nor Rettie & Co, the selling agent, are responsible for such faults and defects, nor for any statement contained in the particulars of the property prepared by the said agent.
2. The Purchaser(s) shall be deemed to acknowledge that he has not entered into contact in reliance on the said statements, that he has satisfied himself as to the content of each of the said statements by inspection or otherwise and that no warranty or representation has been made by the seller or the said agents in relation to or in connection with the property.
3. Any error, omission or misstatement in any of the said statements shall not entitle the purchaser(s) to rescind or to be discharged from this contract, nor entitle either party to compensation or damages nor in any circumstances to give either party any cause for action.
Important Notices
Rettie & Co, their clients and any joint agents give notice that:
1. They are not authorised to make or give any representations or warranties in relation to the property either in writing or by word of mouth. Any information given is entirely without responsibility on the part of the agents or the sellers. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact.
2. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive and it should not be assumed that the property remains as photographed. Any error, omission or misstatement shall not annul the sale, or entitle any party to compensation or recourse to action at law. It should not be assumed that the property has all necessary planning, building regulation or other consents, including for its current use. Rettie & Co. have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise and ought to seek their own professional advice.
3. All descriptions or references to condition are given in good faith only. Whilst every endeavour is made to ensure accuracy, please check with us on any points of especial importance to you, especially if intending to travel some distance. No responsibility can be accepted for expenses incurred in inspecting properties which have been sold or withdrawn.
