Market Insights
A read on each Metro Vancouver industrial submarket: what is driving demand, where supply sits, and what to expect over the next 6 to 18 months.
Latest Deep-Dives
Submarket Analysis · 9 min read
FortisBC's Tilbury LNG terminal is the single most consequential energy infrastructure project on the Lower Mainland industrial map. Here's what it means for land values, tenant demand, and lease economics in Delta through 2026 and beyond.
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Submarket Analysis · 10 min read
Annacis Island concentrates the densest cluster of heavy industrial, marine-related, and trans-shipment operations in Metro Vancouver. Here's the 2026 market read for owners, occupiers, and investors.
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Submarket Analysis · 9 min read
Campbell Heights is the master-planned business park that's set the Class A industrial standard in South Surrey. Here's the 2026 read on the active development pipeline, lease economics, and what's coming through 2027.
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Real-time availability, transaction comparables, and submarket benchmarks tracked across the Lower Mainland.
Submarkets
Submarket 01
Port-adjacent · last-mile · infill
Vancouver proper remains the tightest industrial submarket in Canada. Port-of-Vancouver-adjacent inventory commands premium pricing, and last-mile logistics tenants compete aggressively for any infill availability. Land is essentially unavailable; tenants and investors should expect lease economics that price in long-term scarcity.
Submarket 02
Manufacturing core · Big Bend · Lake City
Burnaby is the Lower Mainland’s historic manufacturing core. Big Bend continues to evolve toward higher-intensity uses, while Lake City and Still Creek attract tech-adjacent and light-industrial occupiers. Strata inventory turns relatively quickly; freestanding facilities are tightly held.
Submarket 03
Distribution · YVR-adjacent · cold storage
Richmond’s proximity to YVR, the Port, and the Highway 99 corridor make it the default distribution submarket for Metro Vancouver. Cold storage and food-grade tenants concentrate here, and large-format DC inventory remains the most actively absorbed asset profile in the region.
Submarket 04
Newton · Campbell Heights · Port Kells
Surrey carries the most active new development pipeline in the region. Campbell Heights and Port Kells deliver modern, large-bay, high-clear product to tenants priced out of the western submarkets. Lease economics still trail Vancouver and Burnaby on a $/sqft basis but are tightening rapidly.
Submarket 05
Heavy industrial · port logistics · trans-shipment
Annacis Island and Tilbury anchor Metro Vancouver’s heavy-industrial and port-logistics activity. Tenants here are often dealing with truck-intensive operations, large yards, and rail-served sites, a profile that is largely unreplicable elsewhere in the region.
Submarket 06
Emerging large-format · agricultural-industrial interface
The Langley-Abbotsford corridor is the frontier for large-format new development. ALR boundaries constrain supply, but the corridor continues to deliver some of the only large-format greenfield options available to occupiers and developers in the Lower Mainland.
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