Why Mill Road Industrial Estate Offers More...
Mill Road Industrial Estate is Our Advantage
Located within Mill Road Industrial Estate in Linlithgow, Boxxs Self Storage offers more than just space. For customers in Bo’ness and across West Lothian, it is the wise choice for secure, reliable storage in a modern, well-connected setting.
Not All Estates Are Equal
Mill Road Industrial Estate is what sets Boxxs Self Storage apart. While industrial estates exist all across West Lothian, few offer the same combination of location, layout, security, and professionalism. For residents, tradespeople, and small businesses in West Lothian, that difference matters, especially when you need secure, accessible space close to home.
From Humble Beginnings to a Permanent Home
Mill Road Industrial Estate is our permanent home, but that is not where we began. Boxxs was initially established to meet the practical storage needs of people and businesses in Bo’ness. However, we wanted a more secure and modern location, so we moved. While we have expanded beyond our original postcode, we have not lost touch with our roots or the customers who have supported us from the beginning.
Storage That Works for Everyone
From Mill Road, we continue to support customers in Bo’ness with convenient, high-quality drive-up units, whether you are looking for a traditional shipping container or one of our premium Strongholds units. What sets us apart is not just the storage itself, but the estate from which we operate.
Designed to Perform
Mill Road Industrial Estate is the most modern, professional, and well-connected estate in West Lothian. It offers a high standard of facilities, infrastructure, and community support that does not exist at older or more ad hoc yards elsewhere.
Strategically Placed for Easy Access
Mill Road is strategically located close to Linlithgow train station and the M9, making Bo’ness, Falkirk, and Edinburgh easily accessible. It is ideal for customers who want to access their units quickly without navigating congested or poorly maintained roads.
Built for Security and Usability
But beyond convenience, it is the quality of the estate that matters most. Mill Road is monitored 24/7 with ANPR cameras and is designed to provide excellent access for vans and larger vehicles. The Boxxs site itself is fully gated, features secure PIN-lock entry, and is protected by 24/7 CCTV surveillance.
A Place Where Businesses Grow
While many industrial estates in West Lothian are cobbled together from ageing warehouses and retrofitted spaces, Mill Road has been developed with modern business needs in mind. It attracts forward-thinking tenants, including e-commerce retailers, tradespeople, and local creatives, all of whom benefit from strong infrastructure and a professional presentation.
Room to Grow With You
This matters to Boxxs customers. Whether you are running a small business or simply looking for a secure, well-lit site to store personal items, the environment surrounding your unit makes a significant difference. If you are a trader or tradesperson, you can even grow into one of the industrial units on the estate. In fact, due to our close relationship with other landlords, we have helped several of our tenants move into larger industrial units within the estate when the time was right.
Solutions That Fit
We know our customers' needs vary, regardless of whether they are from Bo’ness, Falkirk, Grangemouth, or Linlithgow. That is why we offer a flexible range of units, all of which are drive-up, secure, and accessible 24/7. Whether you are:
- A tradesperson needing space for tools, materials, or stock
- A homeowner between moves or decluttering
- A micro-business that has outgrown the spare room
- Or simply someone looking for a dry, secure, local space to store valuables
Boxxs has a solution that fits. Being based on Mill Road means those solutions come with genuine peace of mind.
Feedback That Tells the Story
We regularly hear from customers who appreciate the easy drive, the fast sign-up process, and the professional look and feel of the estate. The ability to pull up directly to your unit, without needing to navigate tight corridors or restricted hours, is a game-changer, especially for trades and busy households.
A Smarter Alternative
There is no shortage of storage options across West Lothian. But few can match the combination of premium estate infrastructure, security, and ease of access that Boxxs offers through its home at Mill Road Industrial Estate.
Some storage operators still rely on patched-up containers parked in chaotic yards. Others are based in older industrial estates with limited access, inadequate lighting, or minimal oversight. That is not the standard we operate at, and it is not the standard our customers accept either.
Choosing More Than Storage
Choosing a self-storage provider is not just about the size of the unit or the monthly cost. It is about trust, access, and environment. Boxxs delivers on all fronts, not just because we offer great storage, but because we do it from one of Scotland’s most forward-thinking industrial estates. Our customers deserve better than cheap container yards or second-rate facilities. With Boxxs at Mill Road, they have a smarter, safer, and more convenient option just around the corner.
Coming Soon: NexSpace Next Door
A significant benefit of being based at Mill Road Industrial Estate is not just what is here now. Still, what is coming next? Right next to Boxxs, NexSpace micro-warehouses are under construction and set to open by December 2025.
These EPC A-rated commercial units to let in West Lothian have been purpose-built to meet the needs of modern businesses. Whether you're looking for flexible workshop space, e-commerce storage, or a clean, well-connected industrial unit in West Lothian, NexSpace delivers it all in a single package.
Each unit comes with a turnkey fit-out, complete with integrated office space, smooth concrete floors, and full-height roller doors. They are ideal for trades, industrial ecommerce, and small-scale manufacturing. On-site EV charging, roof-mounted solar panels, and 24/7 CCTV make them some of the most advanced business units in Scotland.
For Boxx's customers, that creates a unique opportunity. If you are outgrowing your storage unit or need to step up into a larger small industrial space, NexSpace offers a natural next step without leaving Mill Road Industrial Estate.
Scotland’s First Self-Storage with a Street Art Exhibition
Mill Road Industrial Estate is more than just storage and workspace. It is also home to something truly unique, a permanent street art exhibition by The Rebel Bear, one of Scotland’s most recognisable anonymous artists.
Located on the Boxxs Self Storage site, this striking collection features large-scale murals that bring colour, creativity, and conversation to the heart of the estate. The works explore themes of identity, society, and digital culture and have already attracted national attention.
For customers, it is a sign that they are storing their belongings in a location that values community, creativity, and originality. For businesses based on the estate, it reflects a wider ethos. Mill Road is more than a place to work. It is a place that supports bold ideas and takes pride in standing apart from the usual grey yards and generic units found elsewhere.
Check Availability and Pricing
Would you be interested in storage or workspace at Mill Road Industrial Estate? Visit boxxs.co.uk to check current availability, view transparent pricing, and reserve a unit online in minutes.