Edinburgh Technopole

A world-class science and business park providing services and facilities across multi-sectors of life sciences, medicine, electronics, informatics and agri-tech. Edinburgh Technopole is part of the Pioneer Group, with lab and office space to rent across the UK and Ireland.

Pioneer's Edinburgh Technopole is located within a stunning, historic parkland setting in Midlothian.


Edinburgh Technopole is part of the Pioneer Group, an organisation delivering high-quality laboratory and office space to rent in life science and tech-focused locations, and as a Group also offer investment, accelerator programmes, scale-up training, and connections to esteemed figures from the world of science and technology.

Pioneer's Edinburgh Technopole, in Midlothian Science Zone, is a community of thriving companies at all stages of growth and development, with buildings designed with flexibility in mind, offering a range of space options to accommodate office, laboratory and small-scale manufacturing requirements. 

Current Space Available 

Edinburgh Technopole is set on a 126-acre parkland on the Bush Estate comprising of six buildings with a number of offices and labs to rent, including those within the striking, Grade A listed Bush House.

View Lab and Office Space to Rent

Bush House - Serviced Offices

Located in the picturesque Bush House, a Grade II listed estate home. Suites within the building are available on all-inclusive rental packages, and space can be occupied for periods as short as three months, followed by flexible occupancy options. Serviced offices range from 150 to over 1,500 sq. ft. (13 to 1393 m2). 

For immediate occupation, fully serviced office suites from 150 sq ft to 1,844 sq ft.

  • Broadband connectivity and Direct Dial Telephone
  • Fully refurbished with quality furnishings
  • Tea Points/Kitchen Access
  • Meeting rooms
  • Manned reception and office services available
  • Secure environment with 24 hour access
  • Dedicated parking bays
  • Shower and changing facilities
  • On site The Kitchen café

New Development - The Cottage Suites

The Caretakers Cottage to the rear of Bush House has been recently renovated and converted in to guest accommodation, offering three private double ensuite bedrooms with access to a shared lounge and fully-equipped kitchen. 

Nestled amid a stunning natural environment, guests can enjoy a relaxing stay in the peaceful surroundings of the Bush House estate parkland.

This luxuriously furnished accommodation is now available for tenants and visitors to Edinburgh Technopole and reservations can be made through Bush House reception.

These suites are available for overnight and short stay lets exclusively to Edinburgh Technopole tenant occupiers, and other business within the Midlothian Science Zone and their respective guests and visitors.

Prices* per night for accommodation:

  • Suite One - Sage  @ £100 + VAT per night
  • Suite Two - Stone  @ £115 + VAT per night
  • Suite Three - Terracotta @ £100 + VAT per night

* Please note pricing is subject to change  

Find out more and book


The Pioneer Building is the collaborative heart of Edinburgh Technopole and opened in early 2020. It looks out onto the parkland and provides additional amenities to existing and prospective occupiers, creating new office and laboratory buildings, a central café and premier meeting and collaboration facilities.


Edtech Pioneerbuilding Dsc 6712 800

Due to the high demand for additional office and laboratory space in Edinburgh Technopole, development continues with a further two new buildings set to be completed in 2023 and 2024. In total, the masterplan development will provide an additional 20,000 sq. ft with space available starting at 5,000 sq. ft. 

Facilities and Services

Edinburgh Technopole currently has capacity for up to 500,000 sq ft (46,450 sq m) of high quality, fully serviced office and product development space.

The highly specified buildings provide a range of different suite sizes, from the serviced office accommodation in the magnificent 18th Century Grade A Listed Bush House, Fleming Building with self-contained office and laboratory space to the more recent Pioneer Building, also hosting The Kitchen café, and meeting room facilities.

Edinburgh Technopole is specifically designed to offer flexibility and there are a range of space options from single workstations to open plan suites, capable of office and laboratory fit-outs with the possibility of bespoke development on almost any scale.

Leasing arrangements are also flexible to accommodate a company's growth requirements on site within an appropriate budget and timescale.

Bush House offers two high quality meeting rooms to accommodate up to a maximum of 32 between two rooms, with catering facilities available on request.

The Kitchen café in the Pioneer Building is open from 8am to 2.30pm serving breakfast and lunch, and access is exclusive to Edinburgh Technopole tenant occupiers, site contractors and the Midlothian Science Zone community. A take-away service is available for visitors not work-based 'in the zone'.

Business Support

Edinburgh Technopole actively encourages the sharing of resources, exchanging of ideas and provides a support network for interaction between companies and the cluster of world-leading researchers in the Midlothian Science Zone and beyond. 

The partnership with The University of Edinburgh allows companies to gain introductions to the science, business and financial communities of Edinburgh and the Lothians and access to top quality legal, financial and commercial advise through a network of visiting or on-site professionals.


Edinburgh Technopole is only 8 miles south of Edinburgh, with easy access to the city centre and the City Bypass, and only a short distance from Edinburgh Airport, Scotland's largest airport serving many domestic and international destinations.

Access by car is excellent with an innovative car-share scheme in operation, parking is available on site and a local park and ride facility is close by at Straiton. The site is also well served by public transport.

Park Summary

Edinburgh Technopole is part of the Pioneer Group, a merger in April 2021 of existing accelerators BioCity and Knowledge Factory with Trinity Investment Management, a property firm that includes Edinburgh Technopole, in Midlothian Science Zone, within its portfolio.

Want to collaborate? View a summary of tenant companies at Edinburgh Technopole.

500,000 sq ft/ 46,450 sq m
11.2 miles/25 minutes
Rail (nearest):
8.2 miles/30 minutes
City Centre: 
8.5 miles/35 minutes
Pioneer Group - Edinburgh Technopole


Edinburgh Technopole

  • Milton Bridge
  • Penicuik
  • Midlothian, EH26 0BB

Site Director: David Edwards

T: +44 (0)131 445 8600

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Enquiries: Project Team

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