Mill Road Industrial Estate continues to be a hub for skilled tradespeople and growing service businesses across West Lothian. With its unbeatable location, flexible unit sizes and practical layout, the estate attracts plumbers, electricians, decorators, couriers and more — all looking for a secure, well-connected base to run their operations.
You only have to visit the estate mid-morning to see the activity in full swing: vans being loaded, materials dropped off, suppliers arriving, and customers popping by. The layout supports it all. Wide turning areas, clear signage, and dedicated parking make it easy to get in, get the job done, and move on with your day.
E-Net Park, a key estate section, has become a particular favourite with local trades. The modern design of the buildings, combined with direct drive-up access, means tenants can operate efficiently and present a professional image to clients and suppliers. The infrastructure is built to support fast-paced, mobile businesses, whether it’s loading tools, meeting customers, or receiving deliveries.
One of the estate’s greatest strengths is how accessible it is. Just a few minutes from the M9 and within easy reach of Linlithgow town centre, Mill Road makes it easy for business owners to serve clients in Bo’ness, Polmont, Falkirk, Bathgate and beyond. It is central, practical and reliable — exactly what service businesses need.
The estate also supports new businesses looking to scale up. Some start with a single storage unit at Boxxs Self Storage. As they grow, they transition into larger workshop or office spaces within the estate. This ability to expand without uprooting is a significant advantage, saving time, money, and disruption.
Security is another key reason trades choose Mill Road. The estate benefits from ANPR cameras across the site, providing a clear record of vehicle movements and deterring unwanted visitors. While the entire estate is accessible, some sections—like the Boxxs Self Storage yard—offer gated access and 24/7 security for even greater peace of mind.
It’s not just about practicalities. There is a real sense of community here. Many trades operating at Mill Road know each other, work together on projects or offer a nod and a wave in the morning. It’s a friendly, business-focused atmosphere that helps people feel settled and supported.
Mill Road Industrial Estate offers everything you need if you’re a tradesperson or service business looking for your next move: space, access, security and community. It’s West Lothian’s premier industrial location — and the best base for getting things done.
