Markets · Metro Vancouver
Delta Industrial Real Estate
Delta is where Metro Vancouver's goods movement actually concentrates. Deltaport at Roberts Bank is Canada's largest container terminal; Tilbury and Annacis Island hold the region's deepest inventory of large-format, yard-supported distribution space between it and the rest of the region.
The market is defined by throughput: dock-heavy buildings, deep trailer courts, container yards and the Highway 17 corridor that ties the terminal to Highway 99, Highway 91 and the border.
Land use here is unusually settled — the industrial areas are largely locked in, and the Agricultural Land Reserve around them limits what can be added — which makes existing functional stock strategically valuable.
Market conditions
Where Delta trades.
Lease market · asking bands, net psf
| Submarket | Net asking | Additional rent | Conditions |
|---|---|---|---|
| Delta (Tilbury / Annacis) | $18–$22 | $5–$7 | Active — C&W Q3 2025 Delta weighted avg: $19.87 net. |
Sale market · indicative psf and cap rates
| Submarket | Strata | Freestanding | Cap rate | Notes |
|---|---|---|---|---|
| Delta (Tilbury / Annacis) | $375–$500 | $400–$550 | 4.75%–5.50% | Q3 2025 disclosed FS deals: $318–$404 psf. |
Indicative bands anchored to public reporting — Cushman & Wakefield Vancouver Industrial Marketbeat (Q3 2025) and CBRE Canada (Q1 2026). Updated 2026-05-27. Confirm current conditions directly before relying on a figure.
Forum research and intelligence do not constitute a formal appraisal, a brokerage opinion of value, legal advice, tax advice or investment advice.
Industrial areas
The districts.
- TilburyThe largest industrial area: distribution, food processing, cold storage.
- Annacis IslandRegional distribution fabric in the middle of the Fraser.
- Sunbury / River RoadRiver-oriented industrial between Tilbury and North Delta.
- Roberts BankDeltaport, the rail yard and terminal-serving logistics.
Infrastructure
- Deltaport and Westshore terminals at Roberts Bank, with the Roberts Bank rail corridor
- Highway 17 (the South Fraser Perimeter Road) linking the terminal to Highway 99 and Highway 1
- The Alex Fraser Bridge to Richmond and New Westminster
- The George Massey crossing, whose replacement is the corridor's most-watched project
Zoning and land policy
Delta's industrial designations along the Fraser and at Tilbury are stable and explicitly protected; the practical constraint is serviced land, not policy appetite.
The ALR surrounds the industrial areas on three sides, which caps outward growth and concentrates value in what is already zoned.
Observations
- When the requirement is about throughput and trailers, Delta is usually the answer.
- Port-linked users treat proximity to Deltaport as an operating cost line, not a preference — drayage economics decide the shortlist.
- Yard-supported sites are the scarcest commodity: buildings can be built, but zoned outdoor storage cannot be conjured.
From the library
Related research and notes.
- ResearchLower Mainland Industrial Relocation Economics
- Trade & LogisticsPort of Vancouver Hits Record 170.4M Tonnes — and the Industrial Map Reorganizes Around It
- Market ReportBuild-to-Suit Now Accounts for 80% of New Metro Vancouver Industrial Starts
- Policy WatchThe Regional Industrial Lands Strategy — Why It Sets the Ceiling for New Supply
Official resources
Responsible for industrial real estate in Delta?
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