Langley–Aldergrove: Where Metro Vancouver's Industrial Corridor Still Has Room
Regional vacancy sits at 4.3%, but large contiguous sites in the core are still hard to find. The Langley–Aldergrove corridor is where that requirement actually gets solved.
June 16, 2026 · 2 min read · By Samuel Brahem, in association with NAI Commercial
Where the corridor runs
The corridor follows Highway 1 and the Fraser Highway from Gloucester Industrial Estates and Langley Business Park east to Aldergrove's nodes around the 264th Street border crossing. That gives operators direct access to Highway 1, Highway 13 and the Aldergrove–Lynden crossing, which is why cross-border logistics users keep showing up here.
Unlike Vancouver, Burnaby and Richmond, the Township of Langley still has agricultural land being redesignated for employment use — several hundred acres built or in planning. For anyone needing 50,000 sq. ft. or more contiguous, this is now the most practical option in the region.
The numbers
- Langley net asking rent: about $19.20 per sq. ft. in Q2 2026
- Burnaby $19.67, Richmond $20.26 — the discount to the core is now modest
- Surrey, including Campbell Heights and Port Kells, $18.66 — slightly below Langley
- Vacancy 5.3%, availability 7.5%, driven by spec deliveries that took six to twelve months to lease up
- Aldergrove strata, 2,000–5,000 sq. ft.: $350–$450 per sq. ft. against $500–$650 closer in
- Cap rates on well-leased single-tenant buildings: 5.00%–5.75%, versus sub-4.50% in Burnaby or Richmond
The Langley discount is mostly gone. The land is not.
What is being built and who is taking it
Gloucester keeps delivering phased product at 32- to 36-foot clear with trailer parking. Route 99 Industrial Park and the 200th Street buildings are drawing food processing, cold storage and 3PL users. Aldergrove's 264th Street corridor is adding strata and lease product in the 5,000 to 25,000 sq. ft. range, and several build-to-suits have gone ahead because existing stock could not meet spec.
Demand is coming from 3PL and cross-border freight, food and beverage processing, building materials with outdoor storage, and agricultural suppliers serving the ALR.
What to check before committing
Highway 1 congestion through the Langley–Surrey stretch is real at peak. Development cost charges, environmental setbacks and ALR interface rules are all live discussions at the Township. Water and sewer capacity in parts of Aldergrove has constrained some uses, so process-water users should confirm servicing early. Occupiers planning three to five years out should have this corridor on the shortlist.
