Where to Buy Industrial Property in Surrey, BC

Where you buy industrial property in Surrey depends on how your business moves goods. The City of Surrey lists eight business parks and industrial areas. Four of them suit most industrial buyers: Campbell Heights in the southeast for newer, larger buildings near the U.S. border; Port Kells in the northeast for established industrial space beside Highway 1; South Westminster and Bridgeview on the Fraser River for port, rail and yard users; and Newton in the centre of the city for mid-sized manufacturing and service businesses. Cloverdale and the small Douglas area near the Pacific border crossing round out the list. This guide explains what each area offers, so you can decide where to focus your search before you look at a single listing.

How do you choose an industrial area in Surrey?

Start with your operation, not the map. Write down four things before you search:

Where your trucks go. If most of your loads cross the border, travel time to Highway 15 and the Pacific crossing matters. If they go to the port or to Vancouver, Highway 17 and Highway 91 matter more. If they go east into the Fraser Valley, Highway 1 is the key.
What you need on the site. Some businesses need a modern building with dock doors and high ceilings. Others need an open, fenced yard for equipment and materials, with a small office.
What the zoning allows. Industrial zones in Surrey permit different uses. A business park zone that welcomes a distribution centre may not allow outdoor storage.
Where your staff live. Areas close to SkyTrain and town centres are easier to staff than remote sites, especially for shift work.

Once those answers are clear, the right part of Surrey usually narrows to one or two areas. Our industrial and warehouse property page for Surrey explains how we then compare individual buildings and lots against that list.

Is Campbell Heights the right fit for a larger building?

Campbell Heights Business Park is in southeast Surrey, along the Langley border. The City describes it as covering 1,900 acres and being home to 495 businesses, with more than 12,600 people working there. It is the part of Surrey where greenfield sites and large-footprint buildings are most likely to come up, which the City notes are scarce across Metro Vancouver.

Access is the main draw. Highway 15 runs to the Pacific border crossing in about five minutes, and the Trans-Canada Highway is about fifteen minutes north. The largest groups of businesses in the park are construction, transportation and warehousing, wholesale trade and manufacturing.

Zoning in Campbell Heights is mainly IB-1 and IB-2, the City's business park zones. IB-1 is intended for business parks with a high standard of design: light impact industry, high technology, research and development, warehouse, office and service uses carried out inside an enclosed building. IB-2 is intended for light impact industry, office and limited service uses. In practical terms, Campbell Heights suits companies that work indoors. If your business depends on open storage, check the zoning on each site carefully before you get attached to it.

Two more points matter for buyers who plan to build or expand. The City added South Campbell Heights, about 350 acres of new employment land, beside the existing park. And development cost charges in Campbell Heights are collected in a dedicated fund and are higher than in most other industrial areas: the City lists a 2025 total of $154,666 per acre for Campbell Heights, compared with $108,406 per acre in areas such as Port Kells, Newton, Cloverdale and Bridgeview. If you are buying land to develop, include those charges in your budget from the start.

What does Port Kells offer an established business?

Port Kells is a mature industrial area of 781 acres in northeast Surrey. It sits on the south side of the Fraser River, north of Highway 1 and east of Highway 15, and the City counts 610 businesses there. Construction, manufacturing and wholesale or distribution companies make up most of them.

Port Kells is a good match for businesses that serve the whole region. Highway 1 and the Port Mann Bridge connect it west to New Westminster and Burnaby, Highway 15 runs south to the border, and the Golden Ears Bridge links it to Maple Ridge. Because it has been an industrial area for a long time, you will find an established network of suppliers, trades and service companies nearby.

The City describes Port Kells as primarily zoned for light industrial use, with opportunities for smaller-scale development and for redevelopment into higher-intensity uses. Older buildings on larger lots are common, so an owner-user may find a site that works today and has room to improve later. The City is also preparing a plan for Anniedale-Tynehead, just south of Port Kells, which is expected to include business parks and light industrial space.

Why look at South Westminster and Bridgeview?

South Westminster and Bridgeview sit on the south shore of the Fraser River in North Surrey. South Westminster covers 1,041 acres west of King George Boulevard and the Pattullo Bridge, and Bridgeview covers 307 acres to the east. The City counts 445 businesses across the two, from large warehouses and trucking and logistics firms to small manufacturers.

This is Surrey's port and rail district. South Westminster is next to Fraser Surrey Docks, and the City lists an intermodal rail yard serving CN, CPKC, BNSF and the Southern Railway of British Columbia. Highway 17, the South Fraser Perimeter Road, and Highway 91 connect the area to Deltaport, Annacis Island and the rest of the region, and Scott Road SkyTrain station gives staff a transit option.

Bridgeview is a mix of industrial and residential zoning, with light industry on many smaller lots. That makes it a practical area for contractors, suppliers and equipment businesses that need yard space close to the core of Metro Vancouver.

Our team listed and sold one of those yards: 12299 112a Avenue in Bridgeview. The listing described a corner lot of 6,400 sq ft zoned I4, with a detached office at the front, the rest of the site cleared for trucks and equipment, and access from two streets. It was marketed to businesses such as scaffolding and equipment storage, masonry and stone supply, and contractor yards. If your operation needs open land more than a large building, Bridgeview is one of the first areas we would look at with you.

Where does Newton fit for manufacturers?

The City describes the Newton industrial areas as the largest industrial district in Surrey by land area. They are made up of four pockets within the Newton community, together home to 2,468 businesses, although that count includes the commercial businesses nearby.

The largest pocket, Northwest Newton, covers 1,213 acres between 88 Avenue and 72 Avenue, with King George Boulevard to the east and Scott Road to the west. It has a mix of light and heavy industry and a strong concentration of manufacturers. The City notes that it is largely built out, so most opportunities there are existing buildings and redevelopment sites rather than new land.

The other pockets are the Panorama Ridge Business Park, about 130 acres between Highway 10 and Colebrook Road, and East Newton with the East Newton Business Park. These are zoned and designated for business park development, with some larger footprints available.

Newton suits mid-sized manufacturers and service companies that want to be central. Highway 10, Highway 99 and King George Boulevard are close, and the surrounding neighbourhoods give employers access to a large local workforce.

What about Cloverdale, Douglas and the Highway 99 Corridor?

Cloverdale has about 700 acres of industrial land in three parts: Cloverdale East, Cloverdale South and Cloverdale North. The City counts 731 companies there, mostly in construction, manufacturing and wholesale trade. It sits where Highway 10 and Highway 15 meet, with Campbell Heights about ten minutes south and Port Kells about fifteen minutes north. East and South are designated for light and heavy industrial use, and North for business parks as well as light and heavy industry.

Douglas is a small area of 26 acres right at the Pacific border crossing. It is home to customs brokers, freight and logistics companies, and the Canada Border Services Agency. Much of it is zoned Comprehensive Development, which allows flexible uses. It suits businesses whose work revolves around cross-border paperwork and freight.

The Highway 99 Corridor and Rosemary Heights Business Park in South Surrey are on the City's list too, but they are mainly commercial, retail and office areas rather than industrial ones. If you need a warehouse or yard, the areas above are a better place to start.

What should you check on the zoning before you buy?

Zone names in Surrey come from Surrey Zoning By-law No. 12000, and some older properties still carry zones from earlier bylaws. A zone name tells you a lot, but not everything. Check three things on every property:

Is your exact use permitted? Read the permitted uses for the zone, not just its name. Outdoor storage, vehicle repair, recycling and heavy equipment are the uses that most often cause problems.
Are there site-specific rules? Comprehensive Development zones, development permits and land use plans can add conditions on fencing, screening, parking and building design.
Is the current use approved? What the last owner or tenant was doing is not proof that it was permitted.

The City is also updating its zoning. A May 2026 corporate report to Council introduced major amendments to Zoning By-law No. 12000 to bring in a modernized framework that lines up with the proposed new Official Community Plan, Surrey 2050. Zone names and rules may change, so confirm the current zoning with the City of Surrey before you remove conditions.

Should you buy or keep leasing?

Many industrial buyers are owner-users: businesses that have leased for years and want to own the building they run from. Owning gives you control over the space and builds equity, but it ties up capital and makes you responsible for the roof, the paving and everything else.

If you are weighing that move, our page on buying property for your business explains how we help established companies explore financing for a warehouse, repair shop or trucking yard. For investors buying a tenanted building, the questions are different: lease length, tenant strength and how easily the space could be leased again if the tenant left.

How our team helps industrial buyers in Surrey

The Oberoi Group ranked among the Top 3 commercial teams across Canada at RE/MAX in 2025, based on commission. We work from our office in White Rock and help buyers and sellers of industrial, retail, office and investment property across Surrey and the Fraser Valley.

When you work with us on an industrial search, we start with your operation, narrow the areas that fit, check zoning and access on every property, and coordinate your lender, lawyer and other advisers through the subject period. Tell us what you need and we will tell you plainly which parts of Surrey are worth your time. You can also see how we approach the wider market on our commercial real estate in Surrey page.

Frequently asked questions

What are the main industrial areas in Surrey?

The City of Surrey lists eight business parks and industrial areas. The main industrial ones are Campbell Heights, Port Kells, South Westminster and Bridgeview, Newton, Cloverdale and Douglas. The Highway 99 Corridor and Rosemary Heights are mainly commercial and office areas.

Which Surrey industrial area is closest to the U.S. border?

Douglas sits right at the Pacific border crossing, and Campbell Heights is about five minutes away via Highway 15, according to the City of Surrey.

Where can I find industrial land with outdoor storage in Surrey?

Yard-based businesses often look in Bridgeview, South Westminster, Port Kells and parts of Newton and Cloverdale. Campbell Heights is mainly zoned for business park uses inside enclosed buildings. Always confirm that outdoor storage is permitted on the specific property.

What zoning does Campbell Heights have?

The City of Surrey says Campbell Heights is primarily zoned IB-1 and IB-2, its business park zones for light impact industry, warehouse, office and related uses in a comprehensive design.

Are development cost charges the same across Surrey's industrial areas?

No. The City lists 2025 industrial development cost charges of $154,666 per acre in Campbell Heights and $108,406 per acre in areas such as Port Kells, Newton, Cloverdale and Bridgeview. Check current rates with the City before you buy land to develop.

Is Surrey changing its zoning bylaw?

Yes. A May 2026 report to Council introduced major amendments to Surrey Zoning By-law No. 12000 to align it with the proposed new Official Community Plan, Surrey 2050. Confirm the current zoning of any property with the City before you remove conditions.

Sources

Rates, thresholds and program rules in this article were checked against these official pages on October 14, 2026. Rules change, so confirm current details before you act.

Where to Buy Industrial Property in Surrey: Campbell Heights, Bridgeview, Port Kells and More