Greater Vancouver Submarket
Port Kells.
Northeast Surrey's industrial growth corridor.
Overview
The market in one read.
Port Kells occupies northeast Surrey along the Highway 17 corridor and serves as a critical hub for large-format distribution, manufacturing, and rail-served industrial operations. The submarket combines direct access to Highway 1, Highway 17, and the Deltaport SFPR (South Fraser Perimeter Road), with CN and CP rail service available to multiple sites. Recent development has delivered modern Class A large-format distribution product, and the submarket continues to absorb both build-to-suit and speculative inventory.
Market Snapshot
Key metrics for Port Kells.
- Lease Range
- $15 – $19 PSF net (modern Class A)
- Vacancy
- 2 – 4%; modern large-format absorbed quickly
- Clear Heights
- 32 – 40 ft in new product; 24 – 30 ft in legacy
- Asset Mix
- Large-format distribution, mid-bay, manufacturing, rail-served
- Land Availability
- Finite remaining greenfield; active development pipeline
Defining Characteristics
What makes Port Kells distinct.
- Highway 17 (SFPR) and Highway 1 corridor access
- Direct routing to Deltaport via SFPR
- CN and CP rail service available to multiple sites
- Modern large-format Class A inventory
- Strong absorption by 3PL and e-commerce tenants
- Lower land cost than Campbell Heights
Typical Tenant Base
Who occupies space here.
- Large-format 3PL and contract logistics
- E-commerce fulfillment
- Manufacturing and assembly
- Building materials distribution
- Cross-border freight operators
- Rail-served bulk and commodity tenants
Notable Industrial Areas
Where the industrial inventory clusters.
Port Kells Industrial Park
192nd Street industrial corridor
Bridgeview Drive industrial
104th Avenue industrial
Northeast Surrey SFPR frontage
Why I Work Port Kells
Direct submarket coverage.
Port Kells rewards brokers who understand large-format distribution economics, rail-served site specifics, and the SFPR-to-Deltaport freight corridor. Samuel's industrial-only focus and NAI Commercial Vancouver's relationships with major Port Kells developers and landlords provide clients early access to pre-leasing inventory and meaningful negotiating depth. The submarket suits operators with national or cross-border distribution footprints who need large contiguous facilities at a price point below Richmond.
Tenants weighing Port Kells against Campbell Heights should evaluate roadway access, brand image (Campbell Heights is more master-planned), and rail availability (Port Kells advantage). Owners considering speculative development should track the pipeline carefully — Port Kells has absorbed inventory well but pace and tenant requirements shift quickly.
Frequently Asked Questions
Port Kells industrial, answered.
What's the advantage of Port Kells vs Campbell Heights for distribution?
Port Kells offers direct SFPR access to Deltaport, rail service availability, and slightly lower lease rates. Campbell Heights offers a master-planned business park environment, curated tenant mix, and stronger amenities. For pure-play distribution with rail or Deltaport routing requirements, Port Kells often wins. For Class A image-conscious occupiers, Campbell Heights frequently wins.
How does rail service work in Port Kells?
Several Port Kells sites have direct rail spurs from CN and CP. Rail-served inventory is limited and trades at premiums. Tenants needing rail access should engage with a specialist broker who can identify available rail-served buildings and underwrite the operational integration carefully.
What's the absorption pace in Port Kells for new construction?
Port Kells has absorbed new large-format Class A inventory at a strong pace over the past several years, driven by 3PL, e-commerce, and cross-border distribution demand. Pre-leasing on speculative buildings has been common. The pace can shift with broader market conditions — current absorption tracking is best done with a broker actively in the submarket.
Can owner-users buy large-format industrial in Port Kells?
Owner-user opportunities exist in Port Kells but are limited at the largest format. Most large-format inventory trades as institutional leased asset transactions. Owner-users wanting freestanding building acquisitions should engage early and consider both Port Kells and Campbell Heights submarkets in the search.
