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Guide Price£130,000

24.5 Acre Site at Roman Camp, Broxburn, West Lothian, EH530LQ

Land size: 24.5 acres

Key Features

SUBSTANTIAL 24.5 ACRE site located adjacent to Roman Camp Business Park within the town of Broxburn. PRIME DEVELOPMENT POTENTIAL for either commercial, residential or mixed use. Super investment buy.
HUGE DEVELOPMENT POTENTIAL*** Potential for a variety of development opportunities, such as residential, leisure or commercial park (subject to obtaining necessary consents). IDEAL FOR DEVELOPER
SUPER SIZED PLOT approx. 9.93 Hectares (24.5 acres) EXCELLENT DEVELOPMENT OPPORTUNITY. PERFECT COMMUTER LOCATION FOR ACCESS TO LIVINGSTON, EDINBURGH AND GLASGOW.
MASSIVE POTENTIAL FOR BUILDER/ DEVELOPER. Extremely prominent position. SUPER SIZED AREA OF LAND offering potential for multiple uses including the potential for future development. FREEHOLD
Located approximately 13 miles west of Edinburgh, the town is also 35 miles east from Glasgow and benefits from easy commuter access to both M8 and M9 Motorways.

Description

** SALE BY AUCTION - 10 September 2026 - Timed Online Auction **

SUBSTANTIAL 9.93 HECTARE site located adjacent to Roman Camp Business Park within the town of Broxburn. MASSIVE POTENTIAL FOR BUILDER/ DEVELOPER. Extremely prominent position. HUGE DEVELOPMENT POTENTIAL*** Potential for a variety of development opportunities, such as residential, leisure or commercial park (subject to obtaining necessary consents). EXCELLENT DEVELOPMENT OPPORTUNITY. SUPER SIZED PLOT approx. 9.93 Hectares (24.5 acres) Located approximately 13 miles west of Edinburgh, the town is also 35 miles east from Glasgow and benefits from easy commuter access to both M8 and M9 Motorways. The local train station, Uphall Station, is a 15-minute walk from the site, and here you can catch a train to Edinburgh Waverly Station in just 17 minutes. Or take a trip from Queen Street Station to Glasgow in just over an hour.

This site at Roman Camp is located in West Lothian, just 20 minutes west of Edinburgh City centre making it the perfect accommodation in Edinburgh for the Fringe Festival. Just over four miles from the M8 and M9 junction, offering easy access to the Scottish Highlands, the West and East coasts, and the beautiful Scottish borders. This site is on the fringes of Broxburn, a popular West Lothian town and is approximately 9 miles west of the Edinburgh City Centre. The Almondvale centre, the Designer Outlet Centre and the new Elements Centre are all just a short drive away in Livingston. Broxburn has four schools, all state funded, Broxburn Primary, Kirkhill Primary, St. Nicholas Roman Catholic Primary and Broxburn Academy. Broxburn Academy is one of the top state academies in Scotland; with its well regarded Science and Maths departments. As a commuter town serving the M8 corridor into Edinburgh and the industrial areas of Livingston, Broxburn has seen a recent increase in population.

Auction Details
10 September 2026, 10am-3pm
Timed Online Auction

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Development Vacant Land Undeveloped Land Bare Land

Map Location

Property details

Tenure: Ask Agent
Council Tax Band: Ask Agent
Date Posted: 2026-07-03

Market Value Analysis

Compared with 34 Development Land listings in Scotland (10+ acres).

This Property£5,306 / acre

Development Land Average (10+ acres) £14,209 / acre

View full market data

Utilities & Restrictions

Utilities

Electricity: Ask Agent
Water: Ask Agent
Heating: Ask Agent
Broadband: Ask Agent
Sewerage: Ask Agent

Rights & Restrictions

Public Rights of Way: Ask Agent
Private Rights of Way: Ask Agent
Listed Property: Ask Agent
Restrictions: Ask Agent

Listed status, conservation areas and planning constraints for this location are in the full report.

Property Features

Accessibility: Ask Agent
Parking: Ask Agent
Garden: Ask Agent

Beyond the particulars: planning activity, flood history, heritage and ground risks, checked for this exact spot.

Connectivity

Broadband

No premises records for this postcode, which is common for bare land and rural plots. A new connection would be quoted by the provider.

Mobile signal

No address-level signal records for this postcode, which is common for bare land.

Ofcom Connected Nations postcode-level predictions. Speeds and signal are modelled, not measured, and vary between addresses and providers.

Signal is the easy part. Planning activity, flood history and protected designations here are in the full report.

Nearest Schools

Primary

Pumpherston and Uphall Station CPS341 metres
Pupils
193
Type
Non-denominational
Letham Primary School0.8 miles
Pupils
160
Type
Non-denominational
Riverside Primary School1 mile
Pupils
206
Type
Non-denominational
St Nicholas Primary School1.4 miles
Pupils
386
Type
Roman Catholic
Knightsridge Primary School1.4 miles
Pupils
231
Type
Non-denominational

Secondary

Inveralmond Community High School1.5 miles
Pupils
1,033
Type
Non-denominational
Broxburn Academy1.8 miles
Pupils
911
Type
Non-denominational
St Margaret's Academy2.1 miles
Pupils
1,106
Type
Roman Catholic
The James Young High School2.3 miles
Pupils
1,197
Type
Non-denominational
Deans Community High School2.5 miles
Pupils
1,006
Type
Non-denominational

Distances are straight-line from the advertised location. Source: the national school registers (DfE, Welsh Government, Scottish Government) and Ofsted.

Schools are just the start: planning activity, heritage and any flood history here are in the full report.

Amenities

Supermarket

Co-op Scotmid Pumpherston, Livingston547 metres

Co-op Uphall Station, Livingston0.9 miles

Co-op Livingston - Craigshill, Livingston1 mile

GP surgery

The Craigshill Partnership1 mile

Pharmacy

Boots Uk Ltd1 mile

Green space

Public Park Or Garden349 metres

Straight-line distances from the advertised location. Sources: NHS records, Geolytix supermarket locations, OS Open Greenspace and the national trails registers.

The area stacks up? Now check the location itself: planning nearby, protected designations and past flooding.

Getting Around

Nearest station

Uphall Rail Station0.9 miles

Nearest bus stop

Drumshoreland Road589 metres

Typical drive times

Bathgate14 min · 7.5 miles

Broxburn4 min · 2.5 miles

Blackburn15 min · 9.2 miles

Livingston9 min · 4 miles

Dunfermline (city)27 min · 18 miles

Straight-line distances from the advertised location; drive times are typical free-flow times over OpenStreetMap road data, so allow more at peak. Public transport locations from DfT NaPTAN.

Easy to reach matters. So do planning activity, flood history and ground risks: all in the full report.

Flood Risk

From SEPA flood map open data, checked around the advertised map pin and allowing for the listed acreage where known. This summary comes from LandSale, the advertising platform, not from the listing agent, and is not part of the agent's particulars. Risk can vary across a single holding, so verify anything critical through your own searches before committing.

Rivers and the sea

Not shown on SEPA's flood mapsLower risk

Surface water

Within SEPA's mapped surface water extentMapped risk

Mapped within the area searched, not at the advertised map pin itself.

The detail behind these bandings

The full report pinpoints where this location sits on the flood maps, and runs the deeper checks that usually only surface after an offer.

Exact flood zones & annual chances (included in the full report)
Any recorded past flooding (included in the full report)
Planning activity nearby (included in the full report)
Heritage & conservation (included in the full report)
Protected nature designations (included in the full report)
Ground risks (included in the full report)

£14.99 · one-off purchase

By LandSale, the platform. Not provided by the listing agent. Ready in about a minute.

Important notice: Information, maps and tags on this page are drawn from the advertising agent's marketing materials or generated automatically. LandSale has not verified them. Relying on these details is at your own risk, always carry out independent checks before committing to a purchase.

Listing agent

Future Property Auctions, Glasgow

241 Kilmarnock Road Glasgow G41 3JF

Contact Future Property Auctions, Glasgow

241 Kilmarnock Road Glasgow G41 3JF

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