Greater Vancouver Submarket
Campbell Heights.
Surrey's master-planned business park standard.
Overview
The market in one read.
Campbell Heights is South Surrey's master-planned industrial business park and has become the de facto Class A industrial standard in the eastern Lower Mainland. The submarket combines modern large-bay and mid-bay distribution, manufacturing, and flex industrial inventory, with consistent building specifications, planned roadway infrastructure, and a curated tenant mix. Lease economics command a small premium over comparable Port Kells product, reflecting the master-planned environment and stronger building image.
Market Snapshot
Key metrics for Campbell Heights.
- Lease Range
- $16 – $20 PSF net
- Vacancy
- 2 – 4%; consistent absorption
- Clear Heights
- 32 – 40 ft in new product
- Asset Mix
- Class A distribution, mid-bay multi-tenant, manufacturing, flex
- Land Availability
- Active build-out; finite remaining within park boundaries
Defining Characteristics
What makes Campbell Heights distinct.
- Master-planned business park environment
- Consistent Class A building specifications
- Planned roadway and utility infrastructure
- Highway 99 and Highway 15 (US border) access
- Curated tenant mix and brand-conscious occupiers
- Strong amenity availability
Typical Tenant Base
Who occupies space here.
- Class A distribution and 3PL
- Manufacturing and assembly
- Building materials and equipment
- Specialty industrial and flex
- Owner-user occupiers (strata inventory available)
- Cross-border distribution and customs operations
Notable Industrial Areas
Where the industrial inventory clusters.
Campbell Heights North
Campbell Heights South
186th Street industrial corridor
32nd Avenue industrial frontage
Croydon Drive corridor
Why I Work Campbell Heights
Direct submarket coverage.
Campbell Heights rewards brokers who track the development pipeline closely and maintain relationships with the major institutional landlords. Samuel's industrial focus and NAI Commercial Vancouver's local presence provide clients with early access to pre-leasing opportunities, deep comparable knowledge, and the negotiating depth required in a market where building specifications drive meaningful economic differences. Operators considering Campbell Heights should engage 6 to 18 months ahead of any meaningful occupancy requirement.
Tenants should compare Campbell Heights against Port Kells on roadway access, rail availability (Port Kells advantage), and master-planned environment (Campbell Heights advantage). Owner-users should evaluate strata acquisition opportunities — Campbell Heights strata has shown strong long-term appreciation and remains liquid.
Frequently Asked Questions
Campbell Heights industrial, answered.
What makes Campbell Heights different from other Surrey industrial submarkets?
Campbell Heights is master-planned, with consistent building specifications, planned roadway infrastructure, and a curated tenant mix. Other Surrey submarkets — Port Kells, Newton, Cloverdale — offer a more mixed environment of legacy and new product. Campbell Heights commands a small premium for the consistency and image, which justifies itself for many brand-conscious occupiers.
What lease rate should I expect in Campbell Heights?
Class A modern distribution leases in Campbell Heights typically range from $16 to $20 PSF net depending on size, configuration, and specifications. Operating costs run $5 to $8 PSF. The combined occupancy cost is comparable to Port Kells with a small premium for the master-planned environment.
Can I buy strata industrial in Campbell Heights?
Yes — Campbell Heights has modern strata industrial inventory, particularly suited to owner-users in the 5,000 to 30,000 SF range. The strata market has shown consistent appreciation and remains liquid. For stable owner-users, Campbell Heights strata typically delivers strong long-term economics.
How does Campbell Heights handle US border-bound freight?
Campbell Heights sits 15 minutes from the Pacific Highway truck crossing at Surrey's southern border, making it among the strongest Metro Vancouver submarkets for US-bound freight flows. Customs operators, cross-border distributors, and FTZ-style operations frequently cluster here for this reason.
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