Some people think you need an EH postcode to build a business that turns heads. But let’s be honest — if you’re bootstrapping, scaling, or simply looking for space that works, Edinburgh can feel like an expensive straightjacket. And that’s exactly why more and more smart operators are heading 20 minutes west.

At Mill Road Industrial Estate in Linlithgow, we’re not trying to be Edinburgh. We’re trying to be better for business. With more space, more flexibility, and fewer restrictions, this is where ambitious businesses find breathing room — without sacrificing access to Scotland’s capital.

West Lothian’s Premier Location

This isn’t just any estate. Mill Road is West Lothian’s premier industrial location, with direct motorway access, ample parking, and a blend of traditional units, container setups, and upcoming modular builds designed for the way modern businesses work. We’ve attracted e-commerce firms, fabricators, joiners, dog trainers, mechanics, and more — because the environment fits.

When Boxxs Self Storage relocated from Bo’ness, it wasn’t just about space. It was about customer experience. It was about visibility, security, and convenience. And it paid off. The brand now operates 24/7 with automated booking and access, serving clients from across the region — including plenty who used to be based in Edinburgh.

Now, right next door to Boxxs, we’re preparing the cleared site for our next phase: a new modular development that gives even more businesses a chance to grow, thrive, and operate on their terms. It’s not just a construction project. It’s a continuation of our long-term commitment to making Mill Road the best industrial base in the region.

More for Less, Without Compromise

With Edinburgh rents climbing and planning headaches dragging out decisions, Mill Road gives entrepreneurs what they need — straightforward terms, responsive landlords, and a sense of community. You can get your workshop, your office, and your storage sorted without crossing the bypass or selling your soul.

And let’s not ignore lifestyle. Linlithgow’s a better place to work than most industrial areas in the city. It’s cleaner, safer, and easier to park. You’re 5 minutes from a decent coffee, 10 minutes from a lochside walk, and 20 minutes from your next meeting in Edinburgh — assuming you still want to go.