10 Units Mosshall Industrial Estate, Blackburn, West Lothian, EH47 7LY

FOR SALE BY ONLINE AUCTION WEDNESDAY 29th April 2026 AT 9AM - ***OUTSTANDING OPPORTUNITY TO ACQUIRE A WELL CONNECTED COMMERCIAL HUB***IDEAL FOR BUSINESSES SEEKING A FLEXIBLE, ACCESSIBLE INDUSTRIAL SPACE IN THE HEART OF WEST LOTHIAN***THE ESTATE PROVIDES EXCELLENT CONNECTIVITY TO BOTH EDINBURGH AND GLASGOW***10.18% YIELD AT GUIDE PRICE***

Currently fully let industrial estate with asset management potential. Current income is £198,520 with potential of £250,000 giving a 12.8% yield at guide price.


Strategically located just minutes from major transport routes, including the M8 motorway, the estate provides excellent connectivity to both Edinburgh and Glasgow, making it ideal for logistics, distribution, and light manufacturing operations. Its proximity to key urban centres ensures easy access to a skilled workforce, suppliers, and customers alike.

Mosshall Industrial Estate features a range of versatile units suitable for a variety of uses, with generous yard space, ample parking, and straightforward access for commercial vehicles. The estate is well-established, benefiting from a strong mix of occupiers and a practical layout designed to support efficient day-to-day operations.

Whether you're expanding, relocating, or launching a new venture, this location delivers a compelling combination of convenience, functionality, and business potential in a thriving industrial setting.

These units are let to a variety of different business with an estimated market rental value: £250kpa.

***DESCRIPTION***
This estate is situated less than one mile south of junction No.4 on the M8 Glasgow Edinburgh Motorway at the meeting point with the M9 northward link road to the Falkirk/Stirling conurbations. From a logistics view point the area around this junction is arguably the best situated in Scotland, providing good and speedy communication routes to the North East and West and so to the 90% of Scotland's population that is within some 35 miles of this point.

The attractions of this location are perhaps confirmed by the fact that developers have sited Livingston Outlet Mall, one of Scotland's premier Factory Outlets Malls within 7 miles of Mosshall, while Aldi and Scottish Courage have recently completed their new Scottish distribution centres less than 1 mile away.

The ten small industrial units built on this estate together with associated road works, car parks and landscaping etc. have all been finished to a particularly high practical and aesthetic standard. There is potential on this site for a number of lateral extensions to the existing units to allow settled Tenants to expand without upheaval.

A further four acres of land to the West has been acquired for future development of either more industrial units or, subject to planning permission, a fair sized residential development.

The basis of the leasing agreements here are invariably tailored to the Tenants own requirements with three yearly index linked rent reviews been the norm.

***AREA***
Blackburn is a town in West Lothian, Scotland, near both Bathgate and Livingston, two of the larger towns in the county. It is situated approximately 20 miles (32 km) west of Edinburgh and 25 miles (40 km) east of Glasgow on the old A8 road.

Blackburn is also in the catchment area of the non-denominational secondary Bathgate Academy, which is 2 miles (3 km) away.

The village also houses three primary schools: Murrayfield Primary, Our Lady of Lourdes Primary and Blackburn Primary as well as Pinewood school, a combination primary/secondary Additional needs school.

***TRANSPORT IN BLACKBURN,SCOTLAND***
Transport in Blackburn, West Lothian, is primarily served by local bus services connecting the village to Livingston, Bathgate, and surrounding areas. Key operators include Lothian Country (Service 72, 275) and SD Travel, providing regular routes for commuting. The nearest train stations are in Bathgate or Livingston for connections to Edinburgh and Glasgow.

***THINGS TO DO IN BLACKBURN,SCOTLAND***
Blackburn in West Lothian, Scotland, is a quiet, community-focused town located near Livingston. While it is primarily a residential area, visitors can enjoy local scenic walks along the River Almond or visit the historic, category-A listed Avon Aqueduct nearby for panoramic views. It acts as a convenient base for exploring central Scotland.

Things to Do in and Around Blackburn (West Lothian):

- Walk the Avon Aqueduct: Visit this impressive 19th-century stone arch structure, which is one of the largest in Scotland, to walk across and admire the views.
- Explore Local Nature: Enjoy walking paths along the surrounding waterways and countryside in West Lothian.
- Visit Five Sisters Zoo: Located in nearby Polbeth (approx. 4km away), this is a popular family attraction featuring a variety of animals, including lions and lemurs.
- Explore Livingston: Visit the nearby town of Livingston for extensive shopping, restaurants, and leisure facilities.
- Day Trip to Edinburgh: Blackburn is within easy driving or public transport distance to Scotland's capital, allowing for easy access to major attractions like Edinburgh Castle.

GUIDE PRICE - £1,950,000

To view legal documents relating to this property please visit our website.

Purchases are subject to a Buyer's Premium. There may also be additional fees on certain properties. Please refer to the Articles of Roup / Special Conditions in the Legal pack to confirm.

Please note that as per the Estate Agents Act 1979 the vendor of the property is a connected party.