How to Rent an Industrial Unit in West Lothian: A Step-by-Step Guide from Mill Road
Industrial units to let in West Lothian are in high demand among tradespeople, SMEs, and growing businesses seeking flexible and secure space. Finding the right industrial unit can be a turning point for any growing business. Whether you’re a tradesperson in need of extra space for tools and vehicles or an SME looking for a scalable location to expand operations, West Lothian has a wide variety of industrial spaces available if you know where to look. From long-established estates in Livingston and Bathgate to newer, well-connected hubs like Mill Road Industrial Estate, Linlithgow, the region offers options to suit every size, budget, and business model. But navigating commercial property for the first time can feel overwhelming. This guide explains what to consider, where to search, and how to secure the right unit for your needs.
What Should You Know Before You Start Your Search?
Before you start looking at listings, take the time to define precisely what you need. Start with size. Are you a sole trader looking for a compact unit, or do you manage stock, equipment, and vehicles for a growing team? Units in West Lothian range from small starter spaces offered by the council to large-scale industrial warehouses available through commercial agents. Next, think about your ideal location. Livingston is the region’s industrial powerhouse, with estates like Deans, Brucefield, and Houstoun offering high-volume capacity and national logistics links. Bathgate and Broxburn also have a healthy spread of estates such as Easter Inch, Whiteside, and East Mains, while Whitburn’s Murraysgate Estate offers motorway access. Linlithgow, although smaller, is very popular due to its modern infrastructure, ease of access to Edinburgh, Glasgow, Stirling, and Falkirk, as well as its proximity to the M9.
Equally important are the features inside the unit. Many tenants prioritise roller-shutter doors, high eaves, and reinforced flooring, especially if they handle machinery or large deliveries. Office space, secure yards, and integrated power supply are also standard requirements. Your budget will shape what’s possible, so make sure you understand whether prices include VAT, business rates, and service charges. At Mill Road Industrial Estate, for example, many landlords offer transparent pricing with no hidden fees, and flexible terms that allow you to start small and scale up as your business grows.
Where Can You Find Industrial Units to Rent in West Lothian?
Once you’re clear on your requirements, it’s time to start the search. West Lothian Council is a good starting point, especially for new or small businesses. The council owns and manages over 500 commercial properties, including a range of industrial units in towns like Livingston and Bathgate. Some of these are offered on “easy in, easy out” terms, making them ideal for short-term projects or those testing a new business idea. Listings can be found via the council’s Invest in West Lothian portal or by downloading available property brochures.
Beyond the council, several commercial property websites can give you access to a broader market. Rightmove and Zoopla both have commercial sections tailored to West Lothian, listing everything from small units to major logistics hubs. NovaLoca and EG Propertylink specialise in industrial and warehouse listings, allowing you to refine your search by location, size, and features. However, online portals don’t always present the complete picture. That’s why it’s often smart to reach out to local commercial agents, such as Graham & Sibbald or Ryden, who may have private listings or upcoming units not yet advertised publicly. Mill Road Industrial Estate, for example, is home to several modern storage and workspace solutions that can be booked directly through tenants like Boxxs Self Storage or Micro Yards, with no agent required.
What’s Involved in Viewing and Securing a Lease?
Once you’ve identified a few potential units, you’ll want to arrange site visits. It’s essential to see the space in person and confirm that access, condition, and layout meet your needs. During viewings, check the yard space, ceiling height, and whether services such as electricity or water are already connected. If the property meets your criteria, the next step is to submit an offer. This is typically handled directly by the agent or landlord.
From there, you may enter lease negotiations. Specific terms, such as rent-free periods, break clauses, or contributions toward fit-outs, can often be discussed—particularly if the landlord sees long-term value in your tenancy. Once the terms are agreed upon, both parties’ solicitors will prepare the lease. It’s best to appoint a solicitor with experience in commercial property to ensure everything is in order. Once the lease is signed and payment is received, you’ll receive the keys and can begin preparing your unit.
Ready to Find the Right Industrial Unit for Your Business?
Whether you’re launching a new venture, expanding operations, or need a better base for your tools and vehicles, West Lothian has the space to support your growth. From council-run units in Bathgate to high-spec drive-up storage at Mill Road Industrial Estate, Linlithgow, the options are varied, but the right one comes down to your needs. If you’re looking for industrial units to let in West Lothian or a modern warehouse to rent that offers flexibility, security, and convenience, get in touch with Mill Road today to arrange a site tour or explore available units.
