Campbell Heights in 2026 — A Mature Park With Border Access and No Room Left
Campbell Heights has finished growing. What is left is a master-planned, largely built-out business park five kilometres from the Pacific Highway crossing — and that changes how you should approach it.
August 11, 2026 · 2 min read · By Samuel Brahem, in association with NAI Commercial
The park in numbers
- About 1,200 acres in South Surrey between 16 and 24 Avenue, 184 and 196 Street
- Roughly 8 to 9 million sq. ft., mostly built after 2005, Class A and B, 24 to 32 feet clear in newer distribution product
- Strata bays of 3,000 to 15,000 sq. ft., common in the southern sections
- Less than five kilometres to the Pacific Highway border crossing; Highway 99 and 15 for north–south
Who is here and what it costs
The tenant base is 3PLs running cross-border and regional networks, food and beverage processors, building-materials distributors, e-commerce fulfillment and light manufacturers in millwork and fabrication. Business park zoning allows higher office ratios, so head offices paired with warehousing are common.
Surrey net asking rents averaged about $18.66 per sq. ft. in Q2 2026 and Campbell Heights trades around that figure, with newer Class A and small strata above it — slightly under Richmond and Vancouver, in line with newer Langley. Strata sales to owner-users sit at $450 to $550 per sq. ft.; investors are more selective.
Campbell Heights is no longer a frontier market. It is a supply-constrained one.
Infrastructure and zoning to check
The 32 Avenue widening is moving through design and land acquisition and will tie the park to Highway 1 via 196 Street. Power capacity needs verifying — some older sections were designed for lighter commercial loads, and BC Hydro lead times outrun lease negotiations. Zoning is mostly IB and IL, which restricts outdoor storage, heavy manufacturing and some logistics activity that Port Kells permits.
How it compares
Port Kells gives bigger parcels and heavier zoning. Langley's 200 Street corridor gives modern product without the border. Delta North gives rail and port adjacency that Campbell Heights lacks. Pick Campbell Heights for building quality, cross-border access and a professional park setting; look elsewhere for intermodal or large contiguous footprints. Test your power, zoning and truck requirements against specific buildings, not the park's appearance.
