Before “fulfilment centres” became the norm before most people knew what “FBA” meant, something quietly impressive was taking shape in a corner of Linlithgow. Long before e-commerce became today’s dominant force, Mill Road Industrial Estate had already positioned itself as a thriving hub for online retail.
At a time when selling online was still considered a side hustle, Mill Road was quietly home to dozens of high-performing eBay and Amazon sellers, running real businesses out of modest industrial units. These weren’t just storage spaces. They were picking and packing stations, makeshift photo studios, shipping bases, and full-time operations — often run by small teams or families.
It wasn’t a trend. It was a blueprint.
The Original “eBay Village”
As this 2018 news article highlighted, the E-Net Park section of Mill Road became known informally as “eBay Village.” It earned this name not because someone coined a clever marketing phrase, but because it was a village of online sellers.
Tenants shipped thousands of parcels a week to customers across the UK and internationally. Businesses specialised in everything from electronics to party supplies, homeware to rare parts. Units were adapted not just for storage but for fulfilment—with racking systems, packing benches, label printers, stock software, and, in many cases, nightly courier collections.
That kind of ecosystem didn’t exist anywhere else in West Lothian. And frankly, it still doesn’t.
In fact, Mill Road’s e-commerce culture was making headlines as far back as 2011. In a “Online Boost for Park Life” feature, The Herald highlighted how the estate’s owner strategically pivoted from traditional lettings to targeting internet sellers, long before it became a mainstream property model. The article noted that Mill Road had become a hub for online traders during the downturn, turning idle stock into one of West Lothian’s most vibrant fulfilment zones.
Built Around Real Sellers, Not Just “Space”
What’s remarkable is that this wasn’t an organic accident—it was a deliberate, strategic reinvention. As featured in the national press, the estate’s management recognised early on that the future of small businesses was online. Units were marketed directly to sellers, and the infrastructure was quietly built around what they needed: flexibility, security, and scalability.
It was the environment that made it work. One tenant’s courier might collect for three others. Advice about listings, logistics, or product sourcing passed from door to door. It was collaborative, busy, and real.
New Modular Units Built for the Next Generation of Online Retailers
Today’s e-commerce sellers need more than just space — they need flexible, purpose-built environments where digital business meets physical operations. That’s why we’re launching a new range of hybrid modular business units right here on the estate.
Each unit is designed with modern online businesses in mind and includes:
– Roller-shutter access for receiving deliveries and dispatching orders
– Enclosed office space for managing customer service, admin, or content creation
– WC and kitchenette facilities so you don’t need to leave the unit
– Dedicated parking and good yard access
– Energy-efficient construction
These are ideal for Shopify brands, Amazon sellers, eBay businesses, or even TikTok shops looking for a physical base to scale operations.
And if you ever outgrow your internal space or need to separate long-term stock from fast-moving inventory? You can rent additional secure container storage from Boxxs, located just a few metres away on the estate.
E-Commerce Is in Our DNA
Mill Road’s history as an e-commerce hub isn’t a marketing spin. It’s a proven track record that sets us apart from other industrial estates in the region. While others have rushed to retrofit themselves to support online businesses, we’ve been doing it for years and continue to adapt to what digital-first companies actually need.
We’re still home to:
– Boxxs Self Storage – for additional stock, seasonal inventory, or affordable overflow space
– E-Net Park units – the original home of West Lothian’s eBay community
– A Royal Mail depot – right inside the estate, perfect for daily dispatch
– Supportive infrastructure – short-term licences, secure access, and scalable space
Mill Road is also home to some of the most recognisable e-commerce sellers in the UK — including Dress Up America, Totely, Playmags, Vant Panels, Natural Answers, Pawbit, and Golf Poser. These businesses operate nationally and internationally, but their base is here in Linlithgow.
Mill Road: Still Leading the Pack
Whether you’re an established Amazon seller, a start-up on Shopify, or a side hustle ready to grow, Mill Road Industrial Estate offers a ready-made environment for e-commerce success. We’ve built the next stage of the journey — you just have to move in.
Mill Road was doing online retail before it was cool. Now, we’re doing it even better.