Inside Land Sales Summary p. 2 Valley Attracts Construction p. 3 Deal Tracker p. 4 Market Outlook Cap Rates Industrial Vacancy Sales Volume Absorption Lease Rates Partnership.Performance. I 1 S ignificant amounts of speculative construction, industrial land availability, and lower prices in comparison with the rest of Metro Vancouver have made the Fraser Valley of British Columbia the preferred option for an increasing numbers of tenants, owners and investors seeking industrial real estate. Approximately $283M of industrial product was sold in the Fraser Valley in 2013, with Surrey ($132M) leading the way followed by Abbotsford ($82M), Langley ($36M), Chilliwack ($20M) and Maple Ridge ($13M). The total represented a slight decrease from the $293M expended in 2012, which saw dollar volume and the number of transactions in Surrey ($148M/115) and Langley ($100M/21) dominate the Fraser Valley market. Cascade Aerospace’s $54M transaction in September 2013 was the primary driver of dollar volume in the Abbotsford market and the largest deal completed in the valley in 2013. Deal velocity did slip slightly in 2013 (184) compared with 2012 (193), but overall, the dollar volume and deal activity in the Fraser Valley remained stable year-over-year. What has changed in the past 12 months is the number of developments proposed or under construction in the Fraser Valley. As a result, we are expecting leasing activity to increase as projects near completion. To date, we have only seen a slight increase in vacancy overall. The level of demand for new speculative projects will be determined in the coming quarters. Vacancy rates in Surrey (2.9%), Maple Meadows (3%) and Abbotsford (4.6%) have risen compared with a year ago, while vacancy in Langley (2.8%) declined. Yields remain compressed but stable with demand for stand-alone industrial buildings remaining strong and competitive. A desire to own continues to power Surrey’s industrial strata market, which accounts for the majority of the transactions in the Fraser Valley. Product availability remains a constraint for occupiers with much of the new construction targeting large- bay users. In general, there is a lack of small- to mid-bay product in the pipeline, with exceptions in Surrey’s Campbell Heights as well as in Langley and Pitt Meadows. Fraser Valley, BC Industrial Report Spring 2014 Speculative construction attracting industrial users and investors x x x x x Number of Transactions $ Million $0 $20 $40 $60 $80 $100 $120 $140 $160 $180 2008 2009 2010 2011 2012 2013 Chilliwack Abbotsford Langley Surrey Ridge Meadows 33 30 148 12 24 106 19 24 27 102 140 15 8 4 10 12 22 34 115 12 11 21 24 109 13 14 24 9 11 9 Fraser Valley Industrial Real Estate Sales and Dollar Volume 2008 - 2013 continued on page 2
Transcript
InsideLand Sales Summary p. 2Valley Attracts Construction p. 3Deal Tracker p. 4
Market Outlook
Cap Rates
Industrial Vacancy
Sales Volume
Absorption
Lease Rates
Partnership.Performance. I 1
Significant amounts of speculative construction, industrial land availability, and
lower prices in comparison with the rest of Metro Vancouver have made the Fraser Valley of British Columbia the preferred option for an increasing numbers of tenants, owners and investors seeking industrial real estate.
Approximately $283M of industrial product was sold in the Fraser Valley in 2013, with Surrey ($132M) leading the way followed by Abbotsford ($82M), Langley ($36M), Chilliwack ($20M) and Maple Ridge ($13M). The total represented a slight decrease from the $293M expended in 2012, which saw dollar volume and the number of transactions in Surrey ($148M/115) and Langley ($100M/21) dominate the Fraser Valley market. Cascade Aerospace’s $54M transaction in September 2013 was the primary driver of dollar volume in the Abbotsford market and the largest deal completed in the valley in 2013. Deal velocity did slip slightly in 2013 (184) compared with 2012 (193), but overall, the dollar volume and deal activity in the Fraser Valley remained stable year-over-year.
What has changed in the past 12 months is the number of developments proposed or under construction in the Fraser Valley. As a result, we are expecting leasing activity to increase as projects near completion. To date, we have only seen a slight increase in vacancy overall. The level of demand for new speculative projects will be determined in the coming quarters. Vacancy rates in Surrey (2.9%), Maple Meadows (3%) and Abbotsford (4.6%) have risen compared with a year ago, while vacancy in Langley (2.8%) declined.
Yields remain compressed but stable with demand for stand-alone industrial buildings remaining strong and competitive. A desire to own continues to power Surrey’s industrial strata market, which accounts for the majority of the transactions in the Fraser Valley. Product availability remains a constraint for occupiers with much of the new construction targeting large-bay users. In general, there is a lack of small- to mid-bay product in the pipeline, with exceptions in Surrey’s Campbell Heights as well as in Langley and Pitt Meadows.
Fraser Valley, BCIndustrial ReportSpring 2014
Speculative construction attracting industrial users and investors
x
xx
xx
Number of Transactions
$ M
illio
n
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
2008 2009 2010 2011 2012 2013
ChilliwackAbbotsfordLangleySurrey
Ridge Meadows
33
30
148
12
24
106
19
2427
102
140
158
410
12 22
34
115
1211 21
24
109
1314
24
9
11
9
Fraser Valley Industrial Real Estate Sales and Dollar Volume2008 - 2013
Gord earned his B. Comm in 2008 from UBC’s Sauder School of Business where he majored in real estate. Specializing in industrial property sales and leasing in the Fraser Valley, Gord delivers quality industrial real estate solutions in a professional manner.
Michael’s career in commercial real estate started in 2006. Specializing in industrial real estate in Surrey, Langley and the Fraser Valley, he remains focused on client needs south of the Fraser River and strives to provide best-in-class service to developers, tenants, investors and property owners.
John has specialized in the sale and leasing of industrial property throughout the Fraser Valley since 1996. From leasing to land and building sales, John continues to work with a wide range of property owners, tenants and landlords to assist them in fulfilling their real estate requirements.
Fraser Valley IndustrIal land transactIons By MunIcIpalIty (>$2 MIllIon) March 1, 2013 to March 30, 2014
ADDRESS MUNICIPALITY PRICE SIZE (ACRES) PRICE/ACRE TRANSACTION DATE BUYER TYPE
3084 188th Street Surrey $4,532,000 9.2 $492,555 March 2014 Investor
6633 154th Street Surrey $2,620,000 2.02 $1,296,388 February 2014 User
Campbell Heights North Business Park - Phase IV Surrey $23,474,600 59.55 $394,187 January 2014 Government
3338 189th Street Surrey $4,626,206 6.25 $739,956 December 2013 User
3399 & 3425 189th Street Surrey $5,090,879 6.79 $749,982 December 2013 Developer
18960 34A Avenue Surrey $2,131,238 2.84 $749,908 December 2013 Investor
5219 188th Street Surrey $3,300,000 4.08 $808,625 December 2013 Investor
15315 66th Avenue Surrey $3,000,000 2.34 $1,280,410 December 2013 Developer
Campbell Heights North Business Park Surrey $3,914,000 48.93 $79,997 September 2013 Government
14684 64th Avenue Surrey $3,550,000 2.35 $1,508,071 August 2013 User
19158 & 19178 34A Avenue Surrey $3,383,100 3.76 $900,239 August 2013 User
18833 52nd Avenue Surrey $3,455,000 3.73 $926,025 July 2013 User
18709 25th Avenue & 2579 188th Street Surrey $7,775,500 9.52 $816,754 May 2013 User
17944 96th Avenue Surrey $2,023,490 3.01 $672,256 May 2013 User
Bridgeview Drive Business Centre Surrey $3,110,000 2.7 $1,151,852 April 2013 Developer
12462 110th Avenue & 10963 125th Street Surrey $2,200,000 1.58 $1,396,825 April 2013 User
19370 32nd Avenue Surrey $2,255,000 4.73 $476,643 April 2013 Investor
24th Avenue Business Centre Surrey $3,444,700 4.92 $700,142 April 2013 Investor
Campbell Heights West Business Park Surrey $7,100,000 19.54 $363,357 March 2013 Developer
20246 102nd Avenue Langley $2,500,000 1.91 $1,310,273 April 2013 User
11208 & Lot 3 Harris Road Pitt Meadows $16,963,393 35.88 $472,808 January 2014 Developer
Lot 4 Harris Road Pitt Meadows $13,409,649 28.56 $469,558 June 2013 Developer
2098, 2128, 2160 & 2178 Peardonville Road Abbotsford $8,562,940 18.3 $467,920 February 2014 User
3707-3795 Mount Lehman Road Abbotsford $3,795,000 21.18 $179,187 July 2013 Developer
33851 Industrial Avenue & 3588 McCallum Road Abbotsford $4,015,000 7.72 $520,212 May 2013 User
continued from page 1
Local landlords in the area have expressed concern about the amount of large-block space coming to the overall Metro Vancouver market in the next six to 18 months and the space’s potential impact on vacancy and rental rates.
Lease rates have remained largely unchanged with some slight upward pressure manifesting itself in specific areas or projects, particularly in new industrial developments that feature efficiencies generally unavailable in older buildings. There are only a handful of options in each Fraser Valley submarket, with specific industrial developers consolidating and controlling the supply of new product in their respective submarkets.
Industrial land remains highly sought after, with users, investors and developers all competing to lock up land parcels. Campbell Heights in Surrey remains one of the few sources of freehold industrial land in Metro Vancouver. Land prices continue to rise. There have been six industrial land transactions in Surrey since March 2013 that exceeded $1.2M per acre. Three of those deals exceeded $1.5M per acre.
The total value of industrial-building acquisitions in the Fraser Valley has surpassed $250M annually since 2007 – except in 2009 and 2010 – and that level of investment is anticipated to rise with the accelerating arrival of new speculative, strata and build-to-suit developments.
Partnership.Performance. I 3
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80TH AVENUE
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AR
DR.
BELL
-IRVI
NG
ST.
INGLIS DR.
COW
LEY CR.
AIRPORT RD. S.
AIRPORT RD
.
S. PER
IMET
ER RD.
HOLLYBRIDGE WAY
ALDERBRIDGE WAY
FIR BRIDGE WAY
MIN
ORU
BLV
D.
CED
ARB
RID
GE
BRIDGE PORT ROAD
77TH AVE.
76TH AVE.
74TH AVE.
75TH
AVE
.
SHAUGNESSY ST.LAUREL
HEATHER ST.
73RD AVE.
MILTON ST.
ANG
US
DR.
BARN
ARD
ST.
RAND AVE.
BENT
LEY
ST.
70TH AVE MA
NIT
OBA
70TH AVE.
71ST AVE.
68TH AVE.
ASH
ST.
69TH AVE.
FRA
SER
STRE
ET
MA
IN S
TREE
T
VICT
ORI
A D
RIVE
VICT
ORI
A D
RIVE
NA
NA
IMO
STR
EET
MA
IN S
TREE
T
QU
EBEC
STR
EET
FRA
SER
STRE
ETFR
ASE
R ST
REET
CAM
BIE
STRE
ETCA
MBI
E ST
REET
57TH AVENUE EAST
54TH AVENUE
RIVER RD.
RIVER DR.
GREA
T CAN
AD
IAN
WA
Y
DOUGLAS ST.
CHARLES ST.
SMIT
H S
T.
WEST RD.
NO. 3 RD.
VAN HORNE WAY
SCO
TT S
T.
PAG
E ST
.
MITCHELL RD.
EBU
RNE
PL.
MIL
LCA
RCH
ST.
TIPP
ING
RD
.
VOYAGEUR WAY VICKERS WAY
12TH AVENUE EAST
2ND AVE.
7TH AVE.
8TH AVE.COLU
MBI
A S
T.
ALB
ERTA
ST.
6TH AVE.
5TH AVE.
3RD AVE.
1ST AVE.
4TH AVE.
SCO
TIA
ST.
LORN
E ST.
1ST AVE.
2ND AVE.
SHEI
LD R
D.
SHEI
LD R
D.
VAUXHALL PL.VULCAN WAY BURROWS RD.
VIKI
NG
WA
Y
VISC
OU
NT
WA
Y
CRESTWOOD PL.
VIKING PL.
SWED
EN W
AY
CLARKE PL.
ROWAN PL.
VANIER PL.
DELF PL.
WORSTER CT.
MAYFIELD PL.
MA
YCRE
ST W
AY
BLUNDELL RD.
DYKE RD.
DYKE RD.
FRASERWOOD WAY
NO
. 8 R
D. NO
. 9 R
D.
McM
ILLA
N W
AY
GRA
YBA
R RD
.
NEL
SON
RD
. FRA
SERW
OO
D P
L.
BOU
ND
ARY
RD
.
GORDON WAY
FOSTERS WAY
CLIVEDEN AVE.
HOPCOTT RD.
MacDONALD RD.
TRIA
NGLE RD
.EN
TERT
AINM
ENT B
LVD.
SPARWOOD PL.
COM
MER
CE P
ARK
WA
Y
WIRELESS WAY
NO
. 5 R
OA
D
KNIG
HT
STRE
ET
VICE
ROY
PL.
VAN
DYK
E PL
.
RIVER
ROAD W
EST
McALLISTER RD.
76TH
ST.
80TH
ST.
WILSON AVE.
PROGRESS WAY
SALTER ST.
EWEN AVE.
RIVER RD
DOCK RD.
GIFFORD ST.
KNOX WAYVALM
ON
T W
AY
SAVA
GE
RD.
PATR
ICK
ST.
BURD
ETTE
ST.
TWIGG PL.TWIGG RD.
CHES
TER
ST.
KENT AVE. S.
ARG
YLE
STRE
ET D
R.
CRO
MPT
ON
ST.
MIDLOTHIAN
13TH STREET W.
PANDORA ST.
PENDER ST.
RUSS BAKE
R WAY
GRAUER
GEORGIA STREET
WEST HASTINGS STREET
TERMINAL AVE
MALKIN AVE
NATIONAL AVE.
CHES
S ST
.
THO
RTO
N S
T.
NORTHERN ST.CENTRAL ST.SOUTHERN ST.
WES
TERN
ST.
STA
TIO
N S
T.
RAYM
UR
AVE
.
GLE
N D
R.
INDUSTRIAL AVE.EARL FINNING WAY
CARO
LIN
A
ST. G
EORG
E
GREAT NORTHERN WAY
VERN
ON
DR.
McL
EAN
DR.
WO
OD
LAN
D D
R.
COM
MER
CIA
L D
R.
VICT
ORI
A D
R.
SALS
BURY
DR.
GEORGIA ST.
PARKER
NAPIER
OD
LUM
DR.
COM
MER
CIA
L D
RIVE
VICT
ORI
A D
RIVE
NA
NA
IMO
STR
EET
REFR
EW S
TREE
T
RUPE
RT S
TREE
T
1ST AVENUE 1ST AVENUE
COM
MISS
IONER
ST.
WAL
L ST
STEWART ST.
EAST HASTINGS STREETCORDOVA
DIV.
SEYMOUR STREET
HOWE STREET
CLA
RK D
RIVE
KINGSWAY
KINGSWAY
18TH AVE.
20TH AVE.
22ND AVE.
WEL
WYN
ST
COM
MER
CIA
L ST
.
SLOCA
N ST.
BEN
TALL
ST.
11TH AVE.
22ND AVE.
29TH AVENUE
NO
OTK
A S
T.
JOYC
E ST
. MOSCROP ST.
10TH
12TH
KASL
O S
T.
NO
OTK
A
LILL
OO
ET
VIRTUAL WAY
EAST BROADWAY
GRANDVIEW HIGHWAY
KOO
TEN
AY S
T.
PARKER STREET GIL
MO
RE A
VEN
UE
BOU
ND
ARY
RO
AD
1ST AVE.
2ND AVE.
WILLIAM ST.
GRAVELEY ST.
CHARLES ST.
KITCHNER ST.
DOUGLAS RD.
ETON STREET
WIL
LIN
GD
ON
AVE
NU
E
PARKER STREET
SPER
LIN
G A
VEN
UE
HO
LDO
M A
VEN
UE
SARDIS ST.
WIL
LIN
GD
ON
AVE
NU
E
IMPERIAL STREET
GRANGE ST.
PATT
ERSO
N A
VE.
RUMBLE STREET
S.E. MARINE DRIVE
PALM
AVE
.
OAKLAND ST.DOVER ST.
BOU
ND
ARY
RO
AD
DEER LAKE PKWY.
ELLI
OT
STRE
ETCL
ARE
ND
ON
STR
EET
RUPE
RT S
TREE
T
KERR
ST.
IMPERIAL STREET
BURRIS ST.
EDMONDS STREET
8TH AVE.
6TH AVE.
8TH ST.
6TH ST.
2ND ST.
12TH ST.
20TH ST.
15TH ST.
21ST AVE.
GRIFFITHS DR.
SOUTH RIDGE DR.
GIL
LEY
AVE
NU
E
ROYA
L O
AK
AVE
. IRMIN ST.
RAN
DO
LPHSHORT ST.
MAVISDORSET
BERESFORD ST.
CON
WA
Y A
VE.
PRENTER ST. GRE
ENFO
RD A
VE.
RUSS
ELL
MER
RITT
SHIR
LEY
SELL
ERS
CURA
GH
KEN
NET
H
SIDLEY ST.
MARINE WAY
GLENLYON PKWY.
KEITH ST.
FRA
SERT
ON
CT.
FRA
SERW
OO
D C
T.
NORTHBROOK CT.
ROSE
BERR
Y A
VE.
IVY
AVE
.
GRE
ENA
LL A
VE.
JOFF
RE A
VE.
RIVER WAY PL.
BYRNE ROAD
MARKETW
IGGINS ST.
ABBOTSFORD ST.
CROSSING
FRASER PARK DR.
WIGGINS ST.
RIVERBEND DR.
LOWLAND DR.
TILICUM ST. RIVERFRONT GT
FRASER PARK DR.
NORTH FRASER WAY
MARINE WAY
SPUR RD.
MEADOW
AVE.
MARSHLAND AVE.
GLENWOOD DR.
THORNE AVE.
TRAPP AVE.
RIVERBEND CT.
DERWENT W
AY
WOOD ST.
BOYNE ST.
ANNACIS PKWY.
GROSVENOR SQ.
BELGRAVE WAY
CALDEW ST.
CARLISLE PL.
CLIVEDEN AVE.
AUDLEY BLVD. E.
CUN
DY
AVE.
EATON WAY
RIDLEY PL.
DERWENT WAYEBURY PL.
EATON PL.
HAM
PSTEAD CL.
LINDSEY PL.
FRASER VIEW
PL.
DERWENT PL.
HUMBER PL.
CLIVEDEN
PL.
CARLETON CT.
HAMILTON RD.QUEENS RD.
RIVER WAYNORDEL CT.ALEXAN
DER RD
.
HO
SKINS
HUSTON RD. RIVER WAY
WEBSTER RD
.
82ND
ST.
TILBURY RD.
ROSS RD.
BERG RD. VANTAGE WAY
DYKE RD.
HORS
ESHO
E PL
.
HORSESHOE WAY
COPP
ERSM
ITH
PL.
COPPERSMITH WAY
SILVERSMITH PL.
HAMMERSMITH GT.
HA
MM
ERSM
ITH
WA
Y
RIVERSIDE WAY
MACHRINA WAY
BLACKSMITH PL.
FORGE PL.
RICE MILL RD.
HARTNEL RD.
JACOBSON
SKEE
NA
ST.
VICTORIA ST.
OTTAWA ST.
MONTREAL ST.
ST. J
OH
N S
T.
Mac
KEN
ZIE
ATH
ABA
SKA
ST. CHURCHILL ST.
Cause
way
72ND AVENUE
68TH AVENUE
64TH AVENUE
128T
H S
TREE
T
120T
H S
TREE
T
112T
H S
TREE
T
134T
H S
T. 138T
H S
T.
140T
H S
T.14
0TH
ST.
144T
H S
T.
152N
D S
T.15
2ND
ST.
152N
D S
T.
84TH AVE.84TH AVE.
72ND AVE.
92ND AVE.
84TH AVE.
66TH AVE.
68TH AVE.
148T
H S
T.
144T
H S
T.
54TH A AVE.
PAN
ORA
MA
DR.
80TH AVE.
66TH AVE.
UPLAND RD.
145T
H
88TH AVENUE
HARVIE ROAD
184T
H S
TREE
T
80TH AVENUE
192N
D S
TREE
T
72ND AVENUE
208T
H S
TREE
T
216T
H S
TREE
T
CRUSH CRESCENT
WILL
OWBROOK CONNEC
TOR
64TH AVE.
65 AVE.
66TH AVE.
62ND AVE.
202
ST.
205
ST.
203R
D S
T.
MUFFORD CR.
LOGAN AVENUE
LAN
GLE
Y BY
PASS
53RD AVE.
DOUGLAS CR. 208T
H S
T.
204T
H S
T.
48TH AVENUE
203R
D S
T.
PRODUCTION WAY
196
ST.
56TH AVE. 56TH AVENUE
40TH AVENUE
32ND AVENUE
16TH AVENUE
8TH AVENUE
16TH AVENUE
198
ST.
199T
H S
T.
57 A AVE.
52ND AVE.
55B AVE.
172N
D S
T.
180T
H S
T.
177T
H B
ST.
64TH AVENUE
60TH AVENUE
ROAN PL.
55TH AVE.
176
ST.
179T
H S
T.
179T
H A
ST.
176A
ST. 66 AVE.
65A AVE.65A AVE.
66 A AVE.
188T
H S
T.
52ND AVE.
53TH A AVE.
55TH AVE.
54TH AVE.
PRO
DU
CTIO
N B
LVD
.
LANDMARK WAY
INDUSTRIAL AVE.
GRADE CRESCENT
36TH AVENUE
COLEBROOK RD.
206 S
T.
205A
ST.
206A
ST.
DUNCAN WAY
208T
H S
TREE
T
216T
H S
TREE
T
240T
H S
TREE
T24
0TH
STR
EET
224T
H S
TREE
T
207T
H S
TREE
T
232N
D S
TREE
T
248T
H S
TREE
T
232N
D S
TREE
T
194T
H S
T.
192N
D S
T.19
2ND
ST.
190T
H S
T.19
0TH
ST.
188T
H S
T.
194T
H S
T.
25TH AVE.
26TH AVE.
27TH AVE.
184T
H S
TREE
T
24TH AVENUE
32ND AVENUE
40TH AVENUE
16TH AVENUE
8TH AVENUE
21ST AVE.
22ND AVE.
191S
T ST
.
196T
H S
T.
CRESCENT ROAD
144T
H S
TREE
T
140T
H S
TREE
T
20TH AVENUE
NORTH BLUFF ROAD
OXF
ORD
STR
EET
148T
H S
TREE
T
24TH AVENUE
16TH AVENUE
FIN
LAY
STRE
ET
JOH
NST
ON
RO
AD
BUENA VISTA AVE.
STA
YTE
ROA
D
128T
H S
TREE
T
CRESCENT
BEECHER ST.
40TH AVENUE
32ND AVE. DIV.
CROYDON DR.
160T
H S
TREE
T
168T
H S
TREE
T
262N
D S
T.
260T
H S
T.
28TH AVE.
29TH AVE.
31ST B AVE.
GLOUCESTER WAY 271S
T
267T
H
268T
H S
T.
60TH AVE.
50TH
55TH
275T
H S
T.
51A52ND
58TH CR.
56TH AVE.
128TH AVE.
DEWDNEY TRUNK ROAD
DEWDNEY TRUNK ROAD
DEWDNEY TRUNK ROAD
LOUGHEED HIGHWAY
DEWDNEY TRUNK ROAD
256T
H S
T.
142ND AVE.
FERN CR.
FERN
CRE
SCEN
T
132ND AVENUE
128TH AVENUE
216T
H S
TREE
T
GO
LDEN
EA
RS W
AY
HA
RRIS
RO
AD
203R
D S
TREE
T20
3RD
STR
EET
HAMMOND RD.
HA
RRIS
RD
.
102ND B AVE.
102 AVE.
STA
TIO
N R
D.
HANEY BYPASS
96TH AVENUE
88TH AVENUE
McKAY AVE.
FISHERMANS RD.
RIVER RD.
236TH ST
199T
H A
ST.
98TH A
97TH
92ND AVE.
91ST A AVE.
200A
198T
H S
T.
196T
H A
ST.
196T
H A
ST.
92ND AVE.
194T
H S
T.
193R
D S
T.
195T
H S
T.
94TH A AVE.193R
D A
ST.
189T
H S
T.
95TH A AVE.
94TH AVE.
194T
H A
ST.
196T
H B
ST.
190T
H S
T.
98TH AVE.
188T
H S
T.
187T
H S
T.
97TH AVE.
186T
H S
T.
192N
D S
T.
96TH AVENUE
BARNSTONE DR. E
TRIGGS RD.
DALY RD.
176T
H S
T.
104TH AVENUE
96TH AVENUE
160T
H S
TREE
T
156T
H S
TREE
T
148T
H S
TREE
T
152N
D S
TREE
T
100TH AVENUE
104TH AVENUE
108TH AVENUE
144T
H S
TREE
T
112TH AVENUE
FERGUSON DIV.
GUILDFORD DR.
OLD YALE ROAD
HANSEN ROAD
112TH AVE.
McBRID
E DR.
GROSVENOR RD.
E. W
HA
LLEY
RIN
G R
D.
W. W
HA
LLEY
RIN
G R
D.
114TH AVE.
117TH AVE.
138T
H
BRIDGEVIEW
DRI
VE13
0TH
ST.
131S
T ST
.
134T
H S
T.
132N
D A
ST.
132N
D S
T.
125T
H A
ST.
124T
H S
T.
110TH AVE.
BRID
GE RD.
104TH AVE.
SCOTT
ROAD
GRACE R
OAD
OLD YALE RD.
DYKE R
D.
FRONT ST.
OLSEN
RD.
SPRU
CE RD.
TIMBE
RLAND RD
.
PINE RD.
FAULK
NER RD
.
TANNERY RD.
SPAN RD
.
SPEE
N RD.
FIR RD
.
RIVER RD.
PLYWOOD RD.
122N
D S
T.
121S
T ST
.
INDU
STRI
AL R
D.
MUS
QUE
AM D
R.
123R
D
112TH A
WINRAM RD.
106TH A AVE.
124T
H S
T.
LIEN RD.
125
ST.
108 AVE.
109 AVE.
ALAS
KA W
AY
ROBS
ON RD
GUNDERSO
N RD.
128T
H S
TREE
T
124T
H S
TREE
T
80TH AVE.
76TH AVE.
88TH AVENUE
HO
LT RD.
85TH AVE.
86TH AVE.
129T
H S
T.
130T
H S
T.13
0TH
ST.
82A AVE.
132N
D S
T.
78TH AVE.
78A AVE.
134T
H S
T. 77TH AVE.
COMBER W
AY
130T
H S
T.
74TH AVE.
ANVIL WAY
82ND AVE.
123R
D S
T.
85TH AVE.
TRANS CANADA HIGHWAYUNITED BOULEVARD
SCH
OO
LHO
USE
ST.
KIN
G E
DW
ARD
ST.
WO
OLR
IDG
E
TUPPER
WOOLRIDGE ST.
MA
RMO
NT
STRE
ET
GA
TEN
SBU
RY S
T.
AUSTIN AVENUE
COMO LAKE AVENUECOMO LAKE AVENUE
BLU
E M
OU
NTA
IN S
TREE
T
FOSTER AVENUE
AILSA AVE.
GLE
NA
YRE
DR.
GA
TEN
SBU
RY R
D.
MO
RAY
ST.
PRIN
CETO
N
GLENNCOE
WASHINGTON
COLLEGE PARK WAY
ESPLANADE MURRAY ST.EL
ECTR
ON
ICA
AVE
.
GOLDEN SPIKE
SHORT ST.
CLARKE ST.
MURRAYNOOTKA WAY
DEWDNEY TRUNK RD.
ABERDEEN AVE.
KLAHANIE DR.
LANDSDOWNIE DR.
GLEN DRIVE
PIN
ETRE
E W
AY
PIPE
LIN
E RO
AD
OZADA
DAVID AVE.
JOH
NSO
N S
T.
EAST ROAD
SUNNYS
IDE R
OAD
1ST
AVE
NU
E
RAVINE DR.
PANORAMA DR.
NOONS
CRE
EK D
R.
FALCON
GUILDFORD WAY
HO
NEY
SUCL
E LN
.
APRIL ROAD
PARK SIDE RD.
3RD ST.
4TH
AVE
.
BEDWELL BAY RD.
BIDWELL BAY ROAD
MOUNT SEYMOUR PARKWAY
BERK
LEY
RD.
MT.
SEY
MO
UR
RD.
IND
IAN
RIV
ER D
R.
HYANNIS DR.
McNEIL ROAD
BURN
S R
OA
D
DOMINION AVENUE
CEA
DA
R D
R.
VICTORIA DR.
APEL D
R.
LINCOLN AVE.
PRAIRIE AVE.
SHA
UG
HN
ESSY
SHAU
GH
NES
SYPITT
RIVER ROAD
BRO
AD
WA
Y ST
REET
McLEAN AVE.
TYN
ER S
T.
KINGSWAY AVENUE
MA
RIN
ER W
AY
RIVER
VIEW
CRE
SCEN
T
COMO LAKE AVE.
WES
TWO
OD
CHIL
CO D
R.
BROADWAY ST.
INDUSTRIAL AVE.
PITT
RIVE
R RD
.
COA
ST M
ERID
IAN
RD
.
MUSTANG PL.
FRASER DYKE RD.
PARK
WA
Y BL
VD.
PLATEAU BLVD.
SHAU
GH
NES
SY S
TREE
T
OXF
ORD
STR
EET
COA
ST M
ERID
IAN
RO
AD
OXF
ORD
ST.
TRANS CANADA HIGHWAY
216T
H S
TREE
T
196T
H S
T.
192N
D S
TREE
T
24TH AVENUE
200T
H S
TREE
T
98TH AVE.
101 ST AVE.
TELEGRAPH TR.
KIN
GST
ON
ST.
113B AVE.
STEWART CR.
ROYAL AVE.
MEAD ST.
6TH AVE. E.
BRAID STREET
VULA
N ST
.CA
NFOR
AVE.
SPRUCE ST.
CLIP
PER
ST.
ROCKET WAY
CAPE HORN A
VE.
NO
RTH
BEN
D S
T.
CAYE
R ST
.
BOOTH ST.
MYR
NA
M S
T.
GOLDEN DR.
ROGERS AVE.
LEED
ER A
VE.
BURB
IDG
E ST
.
BRIG
ANTI
N D
R.
HARTLEY AVE.
SCH
OO
NER
ST.
BRIGANTINE DR. FAW
CETT
RD
.
EDWORTHY WAY
MEL
BOU
RNE
TYN
E ST
REET
CHAMPAIN CR.
MA
RIN
E D
RIVE
C.N. RAIL (Tunnel)
MARINE DR.
CYPRESS BOWL ROAD
CYPRESS BOWL ROAD
MARINE DRIVE
25TH
ST. MATHERS AVENUE
21ST
ST.
15TH
ST.
11TH
ST.
FULTON AVENUE
QUEENS AVE.
INGLEWOOD AVENUE
MONTROYAL BLVD.
HIGH
LAND
BLV
D.
EDGEMONT BLVD.
23RD ST. W.
DEL
BRO
OK
AVE.
QUEENS RD. W.
OSBORNE ROAD E.
29TH ST E.
LYNN VALLEY ROAD
BRAEMAR ROAD E.
DEMPSEY ROAD
PRIN
CESS
AVE
.
MO
UN
TAIN
HIG
HW
Y
HO
SKIN
S RD
.
CAPI
LAN
O R
OAD
CRESTWELL RD.
MARINE DRIVE
15TH ST.
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U N I V E R S I T YO F
B R I T I S HC O L U M B I A
Iona Island
RichmondIsland
George Massey Tunnel
Dinsmore
Bridge
Sea Island
Falaise Park
C.N. RAIL (Tunnel)
Montrose ParkC . P . R .
Alex Fraser
Bridge
Don Island
Lion IslandPur�eet Point
Don and Lion IslandRegional Park
C. N. R.
CANADIAN NATIONAL RAIL WAY
SOUTHERN RAIL WAY
Semiahmoo Indian Reserve
CANADA
U.S.A.
BURL
ING
TON
NO
RTH
ERN
& S
ANTA
FE R
AILW
AY
CANADA
U.S.A.
CANADA
U.S.A.
CANADA
U.S.A.
CANADA
U.S.A.
CANADA
U.S.A.
CANADA
U.S.A.
CANADA
U.S.A.
CANADA
U.S.A.
C.F.B.ALDERGROVE
WhonnockIndian
ReserveNo.1
Langley Indian Reserve No.5
Bridgeview
Mundy Park
Port Moody Centre
JugIsland
RacoonIsland
WhiteRock
HamberIsland
BoulderIsland
WickendenPark
MyrtlePark
CatesPark
Roche Point
Windsor Park
Burrard InletIndian Reserve
No. 3
BelcarraRegional
Park
Indian ArmProvincial
Park
PineconeBurke
ProvincialPark
Poplar IslandRegional Park Reserve
Poplar Island
EagleIsland
GrebeIslets
AmblesidePark
MissionIndian
ReserveNo. 1
Seymour CreekIndian Reserve
No. 2
SIMON FRASER UNIVERSITY
Squint LakePark
B. C. I. T.
Burnaby Lake Regional Park
Robert Burnaby Park
Barnet MarinePark
Mann Point
Stoney Creek Park
WhyteIslet
No. 2 Road
Bridge
Sea IslandBridgeMoray Bridge
Lions
Gat
e Br
idge
Golden Ears Bridge
Pitt River Bridge
Queensborough
Bridge
Knight Street Bridge
Oak St.
Bridge
Arth
ur L
aing
Br
idge
Burrard Bridge
Granville
Street
Bridge
Second Narrow
s Bridge
Cam
bie
Brid
ge
C H I L L I W A C K
A B B O T S F O R D
P I T TM E A D O W S
C O Q U I T L A M
V A N C O U V E R
R I C H M O N D
D E L T A
S U R R E Y
T O W N S H I PO F
L A N G L E Y
W E S TV A N C O U V E R D I S T R I C T O F
N O R T H V A N C O U V E R
P O R T M O O D Y
A N M O R E
B U R N A B Y
P O R TC O Q U I T L A M
B E L C A R R A
A G A S S I Z
M I S S I O N
L A N G L E Y
W H I T E R O C K
N E WW E S T M I N S T E R
CITY OFNORTH VANCOUVER
1 2
3 45
6
8
7
9
101115
1612
14
13
Avison Young tracks investment deals valued at more than $5 million. Sources: Avison Young and RealNet Canada
Approximately 1.4-million-square-feet to be delivered by mid-2015 with still more in the pipeline
Fraser Valley industrial projects completing within the next 12 months
Address Project Name Size Estimated Completion
1 19100 Airport Way, Pitt Meadows Golden Ears Business Park - Building 300 (Multi-tenant) 220,000 Q2 2014
2 19100 Airport Way, Pitt Meadows Golden Ears Business Park - Building 400 (Multi-tenant) 35,000 Q2 2014
E. & O.E.: The information contained herein was obtained from sources which we deem reliable and, while thought to be correct, is not guaranteed by Avison Young Commercial Real Estate (BC) Inc.
Avison Young Commercial Real Estate Inc.#2100-1055 W. Georgia Street Box 11109 Royal CentreVancouver, BC V6E 3P3, Canada
