Mill Road Industrial Estate has quietly become one of the region’s most vibrant commercial locations, tucked into the west end of Linlithgow and just minutes from major road and rail links. With a unique mix of national suppliers, skilled independents, and fast-growing startups, it’s more than just a place to work — it’s a thriving business community. For Boxx’s Self Storage, there’s no better place to be.
A Commercial Community with Character
What sets Mill Road apart is the strength and variety of its tenant base. On one side, the estate is home to well-known national names like Arco, Screwfix, Toolstation, and Howdens — trusted suppliers serving West Lothian and beyond construction and trade industries. On the other hand, it supports a range of local independents that add creativity, personality, and specialist expertise to the estate.
You’ll find businesses like Sebastian Kobelt Chocolatier and Pâtissier, Wildflower Wines, and Linlithgow Distillery, alongside e-commerce firms, design studios, workshops, and specialist trades. The result is a diverse commercial environment that draws steady footfall while maintaining a friendly, collaborative atmosphere.
Location That Works for Modern Business
Accessibility is one of Mill Road’s biggest strengths. Situated just a few minutes from the M9, the estate offers direct routes to Central Scotland to Falkirk, Stirling, Edinburgh, and other key points. Linlithgow town centre is nearby, and the train station, with direct links to both Glasgow and Edinburgh, is only a mile away.
That connectivity makes the estate ideal for traditional industrial use and businesses that rely on logistics, flexible warehousing, or space for project-based work. From last-mile delivery operations to online retailers scaling up their storage needs, Mill Road is perfectly positioned to support all commercial activity types.
A Secure, Well-Maintained Site
Mill Road offers more than convenience — it’s also a secure, well-kept environment. The roads are wide and well-paved, units are clearly marked and sensibly spaced, and the entire estate is professionally maintained. Surveillance is active around key access points, with CCTV in place, including coverage around Boxxs’ location.
It’s a professional setting that’s never overcrowded or chaotic, making it easy for tenants and visitors alike to access, operate, and feel at ease.
Boxxs: Self Storage That Works on Your Terms
Located within the estate, Boxxs Self Storage offers high-quality container storage to both businesses and individuals. Our brand-new, one-trip containers are weatherproof, clean, and available 24 hours a day via secure PIN code access. We’ve designed our service to be as flexible as the businesses we support — with no deposits, no long-term contracts, and rolling monthly terms.
We already support several Mill Road tenants with storage for overflow stock, tools and equipment, secure vehicle storage, and short-term project-based needs. Whether you run a trade business, manage an e-commerce brand, or just need extra space during a busy period, Boxxs provides storage that scales with you.
And we serve more than just business users—we also serve private clients, including collectors, families in transition, and even classic car owners, like the Aston Martin DB5 currently stored safely with us.
Built for What Comes Next
Mill Road isn’t standing still. The estate continues to grow, with new projects like the upcoming Locked Workspace concept — a flexible modular business space designed for local startups and sole traders who need more than just a desk. These developments reflect a broader shift in how people want to work, and Boxxs is proud to be part of that story.
Our vision is to support the full lifecycle of local businesses — from their first move into storage to their expansion into full-scale workspace. That’s the role we’re playing as part of Mill Road’s evolving identity.
See It for Yourself
Mill Road Industrial Estate is more than just an address. It’s a working, evolving environment that supports tradespeople, national suppliers, creative studios, and everyone in between. With Boxxs on site, it also offers flexible, secure storage built around your needs.
If you’re based in Linlithgow or looking for a professional base in the area, we’d love to show you what the estate and Boxxs can offer.
Visit www.millroadindustrialestate.co.uk to explore the estate.
Visit www.boxxs.co.uk to book your storage unit or get in touch
Boxxs Self Storage — Secure. Accessible. Right where you need us