If you’re considering relocating or expanding your business in West Lothian, Mill Road Industrial Estate in Linlithgow is one of the most sought-after locations for commercial and light industrial premises. With its proximity to key transport routes, growing local economy, and ongoing investment in modern infrastructure, it’s no surprise that demand for space here has steadily increased.

A Strategic Location for West Lothian Businesses

Mill Road Industrial Estate is ideally situated in Linlithgow, with easy access to the M9, Edinburgh, and the wider Central Belt. It caters to a diverse mix of businesses, from logistics and light manufacturing to creative studios and local trades. It has also become a hub for e-commerce businesses, with several successful online retailers operating from the estate due to its strategic location, flexible unit sizes, and the ability to scale into additional storage units during peak season. It’s also a significant advantage that a Royal Mail depot is located within the estate, helping streamline dispatch and delivery.

Unit Prices at Mill Road Industrial Estate

Rental prices at Mill Road vary depending on the unit size, condition, specifications, and whether the unit is managed by the local authority. The estate comprises 12 small industrial or trade-counter units, managed by West Lothian Council, and available on flexible, monthly leases. These are ideal for startups and local businesses that are growing. To arrange a viewing or for further information, contact Pauline Smith at West Lothian Council on 01506 281832

Traditional light industrial units, such as those located at the E-Net Park development within the estate, typically range from £7 to £9 per square foot per annum.

• High-spec new build modular units, such as those in the upcoming NexSpace development, are priced at £200 per week, reflecting their modern design, energy efficiency, and flexible usage.
• Self-storage container units, operated by Boxxs Self Storage within the estate, follow a weekly pricing model (including VAT):
  • 5ft x 8ft Strongholds™: approx. £15.00 per week
  • 8ft container units: approx. £23.08 per week
  • 10ft container units: approx. £27.69 per week
  • 20ft container units: approx. £36.00 per week

These prices are accurate as of July 25, 2025. For up-to-date pricing and availability, visit Boxxs’ Booking & Reservations page.

There are also several private yards located throughout the estate, some with ancillary buildings or hardstanding. However, these change hands very infrequently and are typically sold or let off the market, making it difficult to provide reliable pricing guidance.

What’s Included in a Commercial Lease

Most leases at Mill Road are Full Repairing and Insuring (FRI), meaning tenants are responsible for internal and external upkeep. However, this is balanced by highly competitive base rents and the ability to tailor units to specific operational needs.

Typically, rents include:

• Access to secure, gated premises
• 24/7 access
• Power and lighting (in serviced or upgraded units)
• Proximity to shared amenities and parking

Business rates, utilities, and insurance are usually paid separately by the tenant. However, many units are below the threshold for Small Business Rates Relief, offering considerable savings.

Premium Modular Units at NexSpace

SRA Ventures’ new development, NexSpace, is a significant addition to the Mill Road Industrial Estate and introduces a premium tier of workspace. Each modular unit includes:

• A 532 sq ft workshop
• A 108 sq ft glazed office
• High-spec insulation and energy efficiency
• EV charging, solar panels, and CCTV
• Bright façades and strong roadside visibility

Units are available at £200 per week on leasehold terms and are due for handover by the end of Q1 2026. NexSpace is ideal for businesses that want to project a professional image without compromising on functionality or cost-efficiency. All units are expected to qualify for Small Business Rates Relief, making them even more financially attractive for smaller operators.

Why Mill Road Offers Better Value Than Other Industrial Estates

With increasing demand, limited supply, and continued investment in infrastructure and security, pricing at Mill Road Industrial Estate is trending upward, and for good reason. Unlike many older industrial estates in the region, Mill Road has undergone a steady programme of modernisation. The vast majority of buildings are newer, purpose-built units or recently refurbished spaces, designed to meet today’s business needs.

The estate’s profile has been further strengthened by:

• The success and expansion of Boxxs Self-Storage
• The launch of the new high-spec NexSpace development
• Significant improvements to lighting, road layout, and access
• ANPR security at all entrances and exits
• Strong uptake from SMEs seeking clean, modern premises outside congested urban zones

Despite its quality, Mill Road remains a bargain compared to many of the tired, run-down industrial estates still operating across West Lothian. Businesses here benefit from a professional environment, modern infrastructure, and landlords who are actively investing in the estate’s long-term quality and appeal.

Flexible Terms for Growing Businesses

Mill Road is home to a diverse range of tenants, including sole traders, micro-businesses, and well-established firms. National operators such as Screwfix, Howdens, Toolstation, and Arco already have a presence on the estate, underlining its strength as a proven commercial location. Whether you need a small workshop, additional storage, or a modern hybrid unit with office space, the estate offers pricing structures and unit types to suit most operational needs and budgets.

Short-term agreements, step-rent leases, and incentives for longer-term commitments may also be available, depending on the landlord and the specific unit. This flexibility is one of the reasons businesses tend to stay and grow within the estate over the long term.

Check Availability and Book Your Space

Availability at Mill Road can change quickly, and pricing often reflects real-time demand. If you’re actively looking for space, it’s worth registering your interest early, especially for upcoming new builds or modern refurbished units.

You can view currently available properties directly at our available properties section on the website, or get in touch with the relevant agent or landlord listed.