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Prominent Industrial Investment, 9 Caputhall Road, Deans Industrial Estate, Livingston, EH54 8AS

35,686 Sq Ft / Industrial / Investment

For Sale - £2,800,000.00

Under Offer - Last updated: 09 June 2022

The property is located in a prominent pitch being visible from the M8 motorway itself. The building is of a steel portal frame construction comprising workshop accommodation at ground floor level with staff welfare facilities ,wc’s and office accommodation at first floor level which is of a cellular style, incorporating further storage and wc facilities. As mentioned there is also an undeveloped area of land to the east of the property which extends to 1.21 acres (0.49 ha) which could be suitable for further development or expansion once the current lease has expired, subject to the relevant planning permission being obtained.

The subjects also benefit from reasonable eaves height with workshop 1 being approximately 5.25m and workshop 2 at approximately 3.2m. The workshops also benefit from insulated steel panelling, electronically operated up and over doors, staff welfare and wc facilities with the flooring of a large concrete pad base.

The first floor office accommodation is laid out to provide cellular space, presented in a reasonable condition with stud lined walls which are plastered and painted, suspended ceiling tiles which incorportate recessed strip lighting. The floors are of a suspended timber nature with carpet overlay finish, natural lighting is afforded into the unit by way of the aluminium framed and double glazed window and heating is by electric wall heaters.


The subjects are located within the largest West Lothian settlement of Livingston lying approximately 14 miles west of Edinburgh and 25 miles east of Glasgow. The subjects offer great transport links via Scotland’s motorway network off junction 3 and 3a of the M8 motorway.

The property itself is situated within Deans Industrial Estate to the west side of Livingston. Deans Industrial Estate is a well established industrial location with many other national and local operators in the area including Schuh, DHL, Schlumberger, and Advance Construction who are in the neighboroughing unit.


The subjects have been measured in accordance with the MRICS Code of Measuring Practice – 6th Edition on a net gross internal area basis and is as follows: -

Workshop 1 – 1,692.25 sq m ( 18,215 sq ft)

Workshop 2 – 728.04 sq m ( 7,841 sq ft)

First Floor Office and storage – 894.66 sq m (9,630 sq ft)

Total - 3,315.33 sq m (35,686 sq ft)


PRICE - Offers over £2.8 million

INVESTMENT SUMMARY - The property is let to Veolia ES (UK) Limited on FRI terms until 28th September 2031 at a passing rent of £165,000 per annum (£4.62 per sq ft) with an upwards only review in 29th September 2026.

At present, the unit is sub-let to Timber Frameworks (Alba) Limited, on a coterminous sub-lease, with the sub-tenant having the option to break in September 2026 on givings six months notice.

ENERGY PERFORMANCE - A copy of the Energy Performance Certificate (EPC) is available upon request. The current rating is B

RATEABLE VALUE - With reference to the Scottish Assessors Association website we have found that the current rateable value to be £100,000.

DATE OF ENTRY - Upon completion of formal legal missives.  

VAT - The asset is elected for VAT which will therefore be payable on this transaction.

LEGAL EXPENSE - Each party will be responsible for the legal costs incurred in this transaction. The purchaser will be responsible for any LBTT, registration dues and VAT included theron. 


  • Located within Deans Industrial Estate, Livingston with easy access to the M8 motorway network linking both Edinburgh and Glasgow.
  • Prominent large industrial unit with office content extending to approximately 3,315 sq m (35,686 sq ft)
  • The subjects are currently let to Veolia ES (UK) Ltd in its entirety with its expiry due on the 28th September 2031.
  • Unexpired term of approximately 9.5 years.
  • The current passing rent is £165,000 per annum, but subject to review in September 2026.
  • Offers over £2.8 million reflecting net initial yield of approximately 5.54%.

Property Quote Price(s)

DescriptionSale typeGuide pricePrice type
Offers over For Sale Freehold £2,800,000.00 NA

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Contact agents

Oliver Lawson

DM Hall

0131 610 0575

Graeme Pollock

DM Hall

0131 610 0750

Ian Davidson

DM Hall

0131 610 0830

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