If you’re a business owner in West Lothian looking for office space, Linlithgow is a location that ticks every box. Well connected, well serviced, and home to a thriving commercial community, it’s where you can base your operations without the premium price tag of a big city. And when it comes to a workspace that balances quality and affordability, Mill Road Industrial Estate stands out.
Home to a growing number of SMEs, start-ups, and established names, the estate offers everything from industrial units and self-storage to modern, professional office accommodation. Two buildings in particular – Pinnacle House and Herkimer House – offer serviced office space that’s ideal for businesses wanting a professional setup without overcommitting.
Pinnacle House: Flexible Office Space with Parking and Options
Pinnacle House Business Centre, Mill Road Industrial Estate, Linlithgow, EH49 7SF
Pinnacle House Business Centre offers a range of fully refurbished office suites that are ready to let. This large building features both open plan and cellular spaces on flexible terms.
Several suites are available on the ground floor, ranging from 150 sq ft to 873 sq ft, with a 276 sq ft suite located on the first floor. These offices can be let individually or in combination to suit your business size and growth plans. On-site secure parking is also included—a plus for teams or clients coming and going.
Pinnacle House is located on the same estate as Boxxs Self Storage, allowing businesses to rent office space alongside flexible storage space for stock, tools, or documents. This makes it ideal for e-commerce, trades, and growing enterprises that want everything on one site.
Herkimer House: Serviced Offices with Professional Facilities
Herkimer House, Mill Road Industrial Estate, Linlithgow, EH49 7SF
Herkimer House offers a contemporary office environment with a professional edge. Organised over two floors, the building provides fully serviced offices that cater to everything from solo operators to larger teams of up to 40 people.
The space is designed to help businesses project a polished corporate image. Offices are fully furnished, IT and telecom-ready, with access to reception services and on-site management. Facilities include car parking, meeting rooms, and air conditioning throughout, creating a workspace that feels as good as it looks.
Although telecom and broadband are charged separately, the pricing excludes rent, rates, service charges and utilities. This transparent structure makes budgeting easier, particularly for growing businesses.
Whether you’re a consultant, creative, tech start-up or established enterprise, Herkimer House provides a reliable base in one of West Lothian’s most respected commercial estates.
More Than Just Offices
One of the advantages of being based on Mill Road Industrial Estate is the access to more than just office space. You’ll be near:
– Boxxs Self Storage, offering 24/7-accessible storage units ideal for stock, documents, tools or seasonal overflow
– Workshop units and trade spaces, ideal if your business needs a blend of office and operational space
– An on-site Royal Mail depot, which is especially useful for e-commerce businesses looking for faster dispatch and fulfilment options
This combination of practical workspace, storage flexibility, and logistical access makes Mill Road a smart choice for any business that wants to grow.
Why Linlithgow?
Linlithgow’s location between Edinburgh and Falkirk gives you the best of both worlds — proximity to major business hubs without overhead. You benefit from excellent transport links, access to West Lothian’s skilled workforce, and a professional setting that reflects well on your business.
Mill Road Industrial Estate sits at the heart of that opportunity. Whether you need a desk, a warehouse, or a container, there’s an option here that fits.
