Markets · Metro Vancouver
Langley Industrial Real Estate
Langley anchors the eastern end of Metro Vancouver's industrial market. Gloucester Industrial Estates — the large master-planned district at 264 Street and Highway 1 — is the centrepiece: modern large-format buildings, yard-supported sites, and some of the region's most active recent development.
The township's pitch is scale and cost. Land and rents sit below the western submarkets, sites are larger, and the Trans-Canada carries product to the whole region and the border crossings.
Langley increasingly competes directly with Campbell Heights for the same requirements; the two districts, a few minutes apart, effectively form one eastern supply market.
Commissioned photography · pending
Gloucester Industrial Estates, Langley
Large-format distribution and manufacturing along the 264 Street corridor at Highway 1: modern tilt-up, trailer courts, the working eastern edge of the region's industrial supply. Awaiting a genuine frame; the plate stays until one exists.
Market conditions
Where Langley trades.
Lease market · asking bands, net psf
| Submarket | Net asking | Additional rent | Conditions |
|---|---|---|---|
| Langley (Gloucester / Campbell Heights) | $16–$20 | $5–$7 | Active — C&W Q3 2025 Langley weighted avg: $17.91 net. |
Sale market · indicative psf and cap rates
| Submarket | Strata | Freestanding | Cap rate | Notes |
|---|---|---|---|---|
| Langley (Gloucester / Campbell Heights) | $400–$525 | $450–$600 | 5.00%–5.75% | Q3 2025 disclosed FS deals: $480–$585 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.
- Gloucester Industrial EstatesThe eastern flagship: large-format distribution and manufacturing at Highway 1 and 264 Street.
- Langley Bypass corridorService-industrial and showroom along Highway 10.
- Willoughby / 200 StreetGrowing mid-size industrial toward the Carvolth interchange.
- AldergroveThe eastern edge, toward Abbotsford and the border.
Infrastructure
- Highway 1 with the 200 Street, 232 Street and 264 Street interchanges
- The Aldergrove and Pacific border crossings within short drayage distance
- Highway 10 and the Fraser Highway tying Langley to Surrey and the valley
- The Golden Ears Bridge to the north side of the Fraser
Zoning and land policy
The Township of Langley's industrial designations centre on Gloucester and the Highway 1 interchanges; as elsewhere in the region, the Agricultural Land Reserve frames what can ever be added.
Recent planning work has focused on intensifying and extending the Gloucester area — the eastern half of the regional supply conversation.
Observations
- Langley is the value end of the modern-product market: users who need new space but not a western address start here.
- Yard and outside storage are a genuine differentiator — Gloucester sites carry the kind of hardstand the western submarkets cannot offer.
- Development activity here tracks the border and the valley as much as Vancouver: the tenant base is regional by default.
From the library
Related research and notes.
- ResearchLower Mainland Industrial Relocation Economics
- Policy WatchThe Regional Industrial Lands Strategy — Why It Sets the Ceiling for New Supply
- Infrastructure WatchThe 32 Avenue Widening Isn't a Road Project. It's Campbell Heights' Next Supply Pipeline.
- Market ReportBuild-to-Suit Now Accounts for 80% of New Metro Vancouver Industrial Starts
Official resources
Responsible for industrial real estate in Langley?
The Forum prepares market and property-specific intelligence for its members, and brings them together four times a year.