NE Airport / Stoney Industrial Commercial Real Estate
Calgary's premier airport-adjacent industrial submarket. Direct proximity to YYC Calgary International Airport drives demand from logistics, cold chain, courier, cargo, freight forwarding and aviation support tenants. Stoney Trail ring road access supports large-format distribution. Among the tightest industrial markets in Canada.
NE Airport / Stoney Industrial — Market Overview
The NE Airport / Stoney Industrial corridor is Calgary's most strategically positioned industrial submarket, anchored by YYC Calgary International Airport — Canada's fourth busiest airport. The combination of airport cargo capacity, Stoney Trail ring road access and proximity to Trans-Canada Highway creates an unmatched logistics platform for tenants requiring multi-modal freight capabilities.
The submarket hosts a concentration of specialized industrial tenants that do not exist in other Calgary submarkets: air cargo handlers, freight forwarders, aviation MRO services, cold chain logistics, pharmaceutical distribution and major courier sorting hubs. These tenants pay rent premiums above conventional industrial rates in exchange for the irreplaceable airport-adjacent location.
Industrial vacancy in NE Calgary is 3.88% — among the lowest of any major Canadian city — and the airport corridor is even tighter given its specialized tenant profile. New industrial supply is constrained by airport zoning and limited available land, supporting sustained rent growth and strong investor returns.
NE Airport Industrial Cap Rates & Market Data (2025)
| Asset Class | Location | Cap Rate | Notes |
|---|---|---|---|
| Industrial — Airport Cargo / Freight | Airport Perimeter | 6.0–7.0% | Long-term tenants, creditworthy |
| Cold Storage / Refrigerated Industrial | Airport Corridor | 5.5–6.5% | Premium rents, limited supply |
| Large-Format Distribution — Stoney Trail | Stoney Trail NE | 6.5–7.5% | Modern high-bay, 30-36 ft clear |
| Courier / Express Parcel Hub | Airport Adjacent | 6.0–7.0% | National tenants, stable income |
| Aviation Support / MRO | Airport Perimeter | 6.5–7.5% | Specialized use, long leases |
NE Calgary industrial lease rates: $13–18/sf net (airport corridor premium over standard NE industrial of $12–17/sf). Calgary 2025 mill rate: $17.18 non-residential.
Why Investors Choose NE Airport Industrial
YYC is Canada's fourth busiest airport and growing. Air cargo volumes at YYC have grown consistently, driven by e-commerce, pharmaceutical and perishable goods. Airport-adjacent industrial captures this growth directly.
Creditworthy, long-term tenants. Major courier companies, airlines, freight forwarders and cold chain operators sign 10–20 year leases, creating exceptional income stability for industrial investors.
Stoney Trail ring road is a logistics game-changer. Direct ring road access means trucks never enter the city core — reducing time, cost and emissions. This connectivity makes the corridor competitive with any logistics hub in Western Canada.
Cold chain demand is structurally growing. E-commerce grocery, pharmaceutical distribution and fresh food logistics all require temperature-controlled industrial facilities. The airport corridor is the natural home for these uses in Calgary.
Supply is permanently constrained. Airport zoning, flight path restrictions and limited land supply mean no new competing supply can easily enter this submarket. Existing buildings maintain pricing power indefinitely.
NE Airport / Stoney Industrial — Frequently Asked Questions
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What are industrial lease rates in the NE Calgary airport corridor?
What are cap rates for airport industrial in Calgary?
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