Mill Road Industrial Estate is one of West Lothian’s most modern and community-focused business hubs. Conveniently located in Linlithgow, just minutes from the M9 and a short walk from the town centre, it offers an unrivalled mix of units, services, and opportunities for businesses of all sizes.
Trusted by more than 100 tenants, Mill Road has become the go-to choice for tradespeople, service providers, and growing enterprises across Linlithgow, Bo’ness, Falkirk, and Grangemouth. With a blend of national brands and independent businesses, the estate continues to set the standard for flexibility, connectivity, and security in West Lothian.
Location and Connectivity
Accessibility is one of Mill Road’s greatest strengths. Its central Linlithgow location means that businesses benefit from excellent transport links, including direct access to the M9 motorway and proximity to both Edinburgh and Glasgow. For staff, customers, and suppliers, the town centre is only a short walk away, offering amenities and services that complement daily operations.
This balance of convenience and connectivity has made the estate a prime choice for businesses that want to stay close to their customer base while still being within easy reach of Scotland’s wider transport network.
A Diverse Business Community
The variety of tenants is what gives Mill Road Industrial Estate its unique edge. National operators, such as Screwfix, Howdens, and Arco, sit alongside respected local businesses, including Vant Panels, Dress Up America, and Boxxs Self Storage.
This combination of well-known brands and entrepreneurial independents creates a dynamic environment where businesses thrive through shared footfall, complementary services, and opportunities for collaboration. The presence of both established names and ambitious startups ensures that Mill Road remains a vibrant and forward-looking community.
Unit Types and Opportunities
Mill Road offers a diverse range of unit types, designed to suit various business needs. These include:
– Industrial warehouses suitable for storage, production, or logistics.
– Trade counter units with customer-facing frontage.
– Light commercial workshops for tradespeople and service businesses.
– Secure self-storage options for individuals and businesses.
This flexibility means tenants can find the right space to match their current needs, with the option to scale up as they grow. Many businesses have started with a small storage solution before expanding into larger industrial or trade units on the estate.
Boxxs Self Storage: Secure, Flexible Solutions
For many tenants and residents, Boxxs Self Storage is the first point of entry to Mill Road Industrial Estate. Boxxs offers flexible and affordable storage options, featuring gated access, CCTV surveillance, and transparent pricing. Customers use Boxxs for everything from seasonal equipment and stock overflow to tools and household possessions.
A key advantage of Boxxs is the ability to scale. Some businesses begin with container storage and later upgrade into their first industrial unit within the estate, making Boxxs a natural stepping stone for growth.
Micro Yards: Space with Flexibility
Another innovative option available on the estate is Micro Yards. These combine a secure 20ft container with a private gated yard of around 320 sq ft. Designed for tradespeople, ecommerce operators, and small businesses, Micro Yards provide both storage and outdoor space for vehicles, trailers, or equipment.
With 24/7 gated access, high-security locks, and transparent pricing, Micro Yards are proving popular with local businesses that need more than just a container. They are handy for trades looking for a secure base close to Linlithgow and Bo’ness.
E-Net Park: Modern Units with Offices Built In
For businesses that require more than just storage or workshop space, E-Net Park offers modern industrial units with built-in offices. These units are ideal for companies that want workspace and administration under one roof.
Features include roller-shutter access, dedicated parking, high-speed internet, and flexible footprints suitable for start-ups, SMEs, and established firms. E-Net Park tenants also benefit from estate-wide ANPR monitoring and CCTV coverage.
To check current availability, visit the Mill Road Industrial Estate website.
Estate-Wide Security
Security is a core priority at Mill Road. The estate is protected by ANPR monitoring at every entrance and exit, ensuring that all vehicles entering and leaving the site are recorded. CCTV coverage provides an additional layer of protection across key routes and compounds.
For additional peace of mind, gated compounds are provided for Boxxs and Micro Yards customers, giving them secure 24/7 access to their spaces. This combination of estate-wide and tenant-specific security measures ensures that every business can operate with confidence and peace of mind.
A Consistently Popular Choice
Mill Road Industrial Estate continues to attract businesses because it offers something that few locations can match: a central Linlithgow position, a broad mix of unit types, robust security, and a supportive business community.
Vacancy rates are consistently low, reflecting the high demand for space. From startups and family firms to national chains, tenants choose Mill Road for its convenience, professionalism, and flexibility.
Join the Mill Road Community
Whether you are a tradesperson, a growing SME, or a larger operator, Mill Road Industrial Estate provides the space and support to help your business succeed. With options ranging from secure storage to modern office-integrated units, there is a solution to fit every stage of growth.
