|
Please consider the environment before printing this Property |
|
10% Hybrid Industrial / Office Investment
|
for sale
|
|
£
1,125,000
Subject to contract
|
Location
Livingston is the principal town within West Lothian, located in the heart of Scotland’s Central Belt, approximately 24 km (15 miles) west of Edinburgh and 48 km (30 miles) east of Glasgow.
The town benefits from strong road communications, accessed via Junctions 3 and 3a of the M8 motorway, which links Edinburgh in the east with Glasgow in the west. The A899 connects Livingston to the national motorway and trunk road network and links to the A71 to the south and A89 to the west.
Three Scotrail Mainline Rail stations supply Livingston: Uphall, Livingston North and Livingston South – providing passengers with regular local and national services. There are direct services to Edinburgh (21 minutes) and Glasgow (58 minutes) from Livingston’s stations.
Livingston is located approximately 10 miles west of Edinburgh International Airport which provides regular domestic services to London and the main UK airports, as well as flights to over 150 destinations worldwide.
Summary
- Modern hybrid industrial / office investment
- Established commercial location, within Scotland’s Central Belt
- New lease expiring in March 2035 (9 years unexpired)
- Securely let to PPL Training Ltd
- Low passing rent of £120,000 per annum (£9.80 per sq ft)
- Property comprehensively refurbished by the tenant, at a cost of over £400,000
- Heritable Interest (Scottish equivalent to English Freehold)
- £1,125,000, subject to contract
- 10.0% Net Initial Yield
- Capital Value of £92 per sq ft
Situation
The subject property is prominently positioned within Kirkton Campus, an established mixed employment location approximately 3.2 km (2 miles) to the south of Livingston town centre.
Neighbouring occupiers include Edinburgh Instruments, St Ellens Day Hospital, Konica Minolta and Pfeiffer Vacuum.
Kirkton Campus is also home to Sky, who have been a major employer in West Lothian for almost 30 years. In January 2026, Sky submitted a full planning application for a major, state-of-the-art Scottish headquarters and campus development on Baird Road, adjacent to their existing Kirkton Campus, only 1.6 km (1 mile) from the subject property. The proposals will extend the site by an additional 15 acres, taking it to over 21,000 sq m in size, and be home to around 3,000 staff. The development underscores Sky’s long-term commitment to the region, supporting thousands of jobs and driving regional economic growth.
The property benefits from being in close proximity to numerous local amenities, approximately a seven-minute walk from Almondvale town centre. Immediately to the east of Kirkton Campus is a retail park home to Morrisons, The Range, and B&Q. Adjacent to that is the Almondvale South Retail Park which houses occupiers including Sainsbury’s, Sports Direct, Home Bargains and KFC.
Livingston Designer Outlet is approximately 0.8 km (0.5 miles) to the north-east. Scotland’s largest designer outlet, with over 80 shops, restaurants and cafes, brands include Adidas, Nike, Next, Barbour, Boss, Calvin Klein, Kurt Geiger, Lacoste, Reiss, Timberland and Marks & Spencer.
Description
The property comprises a modern, single-storey steel portal frame hybrid industrial / office building.
The accommodation is configured around a central core containing spacious training facilities, seminar rooms, ventilation testing facilities, mechanical assessment rooms, first aid room, canteen/staff area and WC facilities.
The building was comprehensively refurbished by the tenant in xxx at a cost in excess of £400,000, demonstrating their commitment to the subject property. A schedule of works is available to download via the data room. [Is this available?]
Externally, the unit benefits from approximately 40 car parking spaces.
The property has an EPC rating of C-37.
Accommodation
The property has been measured in accordance with the RICS Code of Measuring Practice and provides a Gross Internal Area of 1,137 sq m (12,242 sq ft).
A set of floor plans is available to download.
Tenure
Heritable Interest (Scottish equivalent to English Freehold).
Tenancy
The subject property was pre-let to PPL Training Limited on a lease from 11th September 2025, expiring on 10th March 2035 (9 years unexpired lease term).
The passing rent is £120,000 per annum (£105.54 per sq m / £9.80 per sq ft). The lease benefits from an upwards only rent review on the 5th anniversary (11th March 2030) to the greater of the passing rent or open market rental value.
The lease is held on full repairing & insuring terms (subject to a photographic schedule of condition). The tenant has recently spent over £400,000 on an internal refurbishment of the building.
The tenant had a break option on 10th March 2030 which has been removed, demonstrating their commitment to the property. The tenant has been granted a three-month rent-free period from xxx 2026. The vendor will top-up the income by way of an appropriate adjustment on the completion sum, in order than an investor does not suffer an income shortfall.
The property was previously occupied by the NHS for 15 years, prior to the pre-let to the current tenant.
Covenant
PPL Training Limited (Co. No. 03982955) has reported the following figures:
| Year Ending | 30th June 2024 | 30th June 2023 |
| Turnover | £10,348,794 | £8,958,538 |
| Pre-Tax Profits | £2,981,375 | £1,603,452 |
| Net Assets | £2,789,950 | £3,338,140 |
PPL Training Limited was founded in April 2020 and is an industry-leading provider of Safe Systems of Work and Technical Compliance training courses in the UK and internationally. They specialize in disciplines such as High Voltage, Low Voltage, Mechanical and Pressure Systems, Legionella, and Fire Safety. PPL training is currently working with over 100+ NHS Trusts across England, Scotland, Wales and Northern Ireland.
The company has two office and training facilities in York, three in Slough and one in Livingston.
In 2025, as part of their planned expansion to boost capacity in Scotland, the company relocated their centre to the subject property in Livingston, enabling them to replicate the practical training facilities they have in York and Slough, covering all disciplines within their training course portfolio for the Scottish region.
For further information please visit www.ppltraining.co.uk
The Scottish Industrial Market - CAN WE UPDATE?
The Scottish industrial property market continues to demonstrate robust activity, driven by strong demand and limited supply across all key regions. Prime industrial rents have seen sustained growth, particularly for modern, high-quality units, reflecting the ongoing appetite from occupiers in sectors such as logistics, e-commerce, and light manufacturing. Investment in the sector remains competitive, with a notable interest in assets offering long-term income potential and opportunities for speculative development to address the supply-demand imbalance
In 2024, the Scottish industrial investment market experienced a notable rebound, with investment volumes for the sector reaching £359 million, significantly up from a five-year low of £292 million in 2023. This contributed to over £2 billion in total commercial property transactions across Scotland. Prime industrial rents saw sustained growth throughout Scotland, hitting a record £16 per sq ft in Edinburgh, driven by historically low vacancy rates across the central belt. The greater Glasgow region has a vacancy rate of around 3% but if you remove obsolete stock from these statistics, the rate drops to 1.50%-2.00%. Despite a challenging first half, the sector closed 2024 with strong fundamentals, attracting both domestic and international capital, anticipating further yield hardening throughout 2025.
VAT
The property has been elected for VAT. It is anticipated that the sale will be treated as a Transfer of a Going Concern (TOGC).
Proposal
We are instructed to seek a figure of £1,125,000 (One Million, One Hundred and Twenty-Five Thousand Pounds), subject to contract, reflecting a net initial yield of 10.0% and a capital value of £92 per sq ft.
Please note that a purchaser will be re-charged the costs of the searches (£xxx) which are provided in the data room.
Please note that a purchaser will be charged a Transaction Fee of 1.0% of the purchase price plus VAT.
Investment Considerations
An opportunity to acquire a modern hybrid industrial / office investment located in Scotland’s Central Belt;
Situated within an established business park;
Let on a new lease until March 2035, providing an attractive unexpired lease term;
Let to an established tenant who has invested over £400,000 in the building and has removed their break option, demonstrating their commitment to this location;
Low passing rent of £120,000 per annum (£9.80 per sq ft);
Attractive lot size to an investor;
Attractive net initial yield.
Singer Vielle AI Assistant - Try It Now
Have a question about this property?
Click the chat button in the bottom right corner of the screen. Instant answers - available 24/7.
Data Room
A full data room is available for this property.
Click the button below to access the data room, or navigate to the area titled “clicktopurchase®”, where you can view the data room and commence the online purchase process.
Join Our WhatsApp Community
Receive early notifications of property investment opportunities direct to your phone.
Singer Vielle Finance Services
Contact our team if you are seeking senior debt, bridging finance or development finance.
Contacts
|
Singer Vielle
|
||
|
|
||
|
Vendor's Solicitor Firm
|
||
|
|
||
Disclaimer
This disclaimer applies to www.singervielle.com (the “Site”) which is owned by Singer Vielle Limited (“Singer Vielle”) and operated under licence by Singer Vielle 2 LLP.
All Properties are listed subject to contract and the prices shown are exclusive of VAT if applicable.
© 2024 Singer Vielle Ltd