Why owner-user math wins
- Cost certainty — no five-year renewal shocks
- Operational control — you choose loading, layout, signage
- Capex stays in the asset, not the landlord's pocket
- Long-term appreciation in a scarce industrial land base
- Optionality — refinance, lease out, sell to retire
Pick a format that fits your operation
- Small bay strata — 2,000–6,000 sq. ft., grade loading, trades and storage users
- Freestanding small — 5,000–15,000 sq. ft., dock + grade, full control
- Mid-bay flex — 10,000–25,000 sq. ft., distribution-lite, light manufacturing
- Modern strata in Surrey / Langley — newer functional product at scale
Function checklist before the offer
- Real clear height (under joists and ducts)
- Dock-high vs grade-level door count + truck approach
- Power amperage, voltage, three-phase, upgrade capacity
- Yard sized, fenced, drained for actual use
- Zoning + additional uses + redevelopment risk
- Bay depth and column spacing for your equipment
- Sprinkler density and ESFR (matters for inventory + insurance)
Financing reality check
Owner-user loans typically require 25–35% down at the small bay level. Functional small bay strata price-per-square-foot in Vancouver continues to climb; the deal that works in year one almost always works in year ten.
Run the math against your alternative: continued leasing at market rent, growing 3–5% per year, with no equity build. Owning often wins by a wide margin.
"The deal that works for you is the one that fits the operation — not the cheapest one."
Off-market is where this market actually moves
Small bay industrial in Vancouver rarely lists for long. Buyers who get the best deals are the ones who are in conversation before a building hits the market — and who can move when something fits.
Take the next step
Tell us what you are looking for. We'll share approved opportunities — and the off-market ones where they exist.
Request Current Opportunities