One of Canada's largest industrial parks, adjacent to Edmonton International Airport. Energy services, oilsands supply chain, aviation maintenance, modular manufacturing. Leduc County mill rate advantage.

$13–17/sfNet Rent

<5%Vacancy

IndustrialPrimary Use

NE Edmonton — Airport & Logistics

Logistics & Aviation

Edmonton's northeast industrial corridor near EIA. Courier, e-commerce, aviation-adjacent users. New large-bay product in Manning Drive and 34th Street corridors.

$14–18/sfNet Rent

32' clearHeights

IndustrialPrimary Use

Downtown Core

Office & Government

Centred on 100th Street and 102nd Avenue. Government of Alberta anchor tenant. Jasper Avenue retail. ICE District (Rogers Place, JW Marriott, office/residential) is transforming the north edge.

$18–26/sfClass A Rent

LRTConnected

OfficePrimary Use

Whyte Avenue / Old Strathcona

Creative Office & Street Retail

Edmonton's premier walkable neighbourhood and street retail district. University of Alberta adjacent. Tech, creative and hospitality tenants. Vibrant independent retail and restaurant scene.

$20–30/sfOffice Rent

$28–45/sfRetail Rent

Mixed UsePrimary Use

South Edmonton — Windermere / Ellerslie

Suburban Commercial Node

Edmonton's fastest-growing suburban commercial node. Power centres, medical office, suburban retail and professional services. South Edmonton Common is one of Canada's largest open-air retail centres.

$16–22/sfOffice Rent

$20–30/sfRetail Rent

Mixed UsePrimary Use

Sherwood Park / Fort Saskatchewan

Industrial & Retail Focus

Industrial and residential satellite communities east of Edmonton. Strathcona County (Sherwood Park) has significant industrial and petrochemical activity. Lower land costs, lower mill rate vs. City of Edmonton.

$12–16/sfIndustrial Rent

LowerMill Rate

Industrial & RetailFocus

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Downtown Core Oliver 124th Street Glenora / Westmount McCauley / Chinatown Boyle Street / Quarters Old Strathcona / Whyte Ave Garneau Bonnie Doon Ritchie / King Edward Park Pleasantview / Belgravia Lendrum / Allendale Capilano / Gold Bar Strathearn / Cloverdale Holyrood Millgate / Argyll

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Keheewin Commercial Kenilworth Commercial Keswick Commercial Kildare Commercial East King Edward Commercial Kinglet Commercial Klarvatten Commercial Laurel Commercial Leger Commercial Lessard Commercial Lewis Estates Commercial Lymburn Commercial Maple Commercial Edmonton Mcconachie Commercial Mcleod Commercial Mcnamara Commercial Mcqueen Commercial West Meadowlark Commercial Michael Lamont Commercial Mill Creek Ravine Commercial Millgate Commercial Millwoods Commercial Millwoods East Commercial Montgomery Edmonton Commercial Morin Heights Commercial Na Commercial Edmonton Nisku Commercial Northgate Commercial Norwood Commercial Oliver Commercial Ormsby Commercial Ottewell Commercial Ozerna Commercial Parkview Commercial Parsons Road Commercial Pilot Sound Commercial Pleasantview Commercial Prince Charles Commercial Pylypow Commercial Queen Alexandra Commercial Queen Mary Commercial Rapperswill Commercial Ritchie Commercial Roper Commercial Rosenthal Commercial Rundle Heights Commercial Rutherford Commercial Schonsee Commercial Secord Commercial Silver Berry Commercial Silver Summit Commercial South Common Commercial Spruce Avenue Commercial Steele Heights Commercial Strathearn Commercial Summerside Commercial Tamarack Commercial Tawa Commercial The Orchards Commercial Trumpeter Commercial Twin Brooks Commercial Walker Commercial Webber Greens Commercial West Edmonton Commercial Westbrook Commercial Windermere Commercial Abbottsfield Commercial Ambleside Edmonton Argyll Commercial Aspen Gardens Commercial Athlone Commercial Avalon Commercial Edmonton Avonmore Commercial Balwin Commercial Bannerman Commercial Castledowns Commercial Cloverdale Commercial Eastwood Commercial Edmonton Duplessis Commercial Eaux Claires South Glastonbury East Grange East Commercial Griesbach South Hays Ridge South Kennedale Commercial Kildare South Lago Lindo East Langdale Commercial Meadows East Edmonton Ozerna East Alder Flats Commercial Bergman Commercial Bisset Commercial Brander Gardens East Cavanagh Commercial Chappelle South Cy Becker South Desrochers South Donsdale Commercial Gorman East Commercial Rapperswill East Rutherford South Allard South Ambleside East Beaumont Commercial Brintnell East Cavanagh East Chapelle East Crystallina East Ebbers East Ellerslie East Fraser Commercial Gold Bar East Granville Edmonton Hawks Ridge East Horse Hill East Jagare Ridge East Laurel East Mcconachie East Richford Commercial Rosenthal East Summerside East Casselman East Chambery Commercial Crystallina North Edgemont South Hollick Kenyon East Laurel South Commercial Mcconachie Northeast Stewart Greens Commercial York East Commercial Fraser South Commercial Lorelei Commercial Matt Berry Commercial Schonsee East Tamarack East Allard East Aster Commercial Bremner Commercial Desrochers North Kinglet North Kinokamau Commercial Paisley Commercial Starling Commercial Trumpeter East Bellevue Commercial Boyle Street Commercial Delton Commercial East Edmonton Commercial Glenora Commercial Grovenor Commercial Montrose Commercial Wellington Commercial Westmount Commercial Brintnell West Crystallina South Hairsine Commercial Hollick Kenyon West Kirkness Commercial Lynnwood Commercial Miller Commercial Pilot Sound West Schonsee West Sherbrooke Commercial Tamarack West Westview Village Commercial Eastwood Commercial Elmwood Commercial Forest Lawn Commercial Kenilworth East Mccauley Commercial Parkdale Commercial Queen Mary Park Commercial Riverdale Commercial Wild Rose East Duggan Commercial Mckernan Commercial Pleasant View Commercial Strathcona Commercial Belmont Commercial Belvedere Commercial Casselman Commercial Eva Commercial Greenfield Commercial Grove Commercial Hazeldean Commercial Killarney Commercial Lansdowne Commercial Laurier Heights Commercial Lendrum Commercial Yeg Malmo Plains Commercial Parkallen Commercial Sherwood Commercial York Commercial Crystallina Nera Commercial Dechene Commercial Hamptons Commercial Yeg Jasper Park Commercial Summerlea Commercial Charlesworth Commercial Eligible Commercial Glenridding Commercial Granville Commercial Yeg South Terwillegar Commercial Aldergrove Commercial Brookside Commercial Buena Vista Commercial Burnewood Commercial Canyon Close Commercial Cloverlake Commercial Daventry Commercial Dawson Commercial Dominion Park Commercial Edgemont Commercial Yeg Empire Park Commercial Fraserwood Commercial Gallaghers Commercial Hollick Kenyon Commercial Hudson Commercial Lambton Commercial Larkspur Commercial Lee Ridge Commercial Lendrum Place Commercial Leslie Acres Commercial Meadowlark Commercial Yeg Meyokumin Commercial Avonmore East Brintnell South Gold Bar West Hamptons South Hermitage East Keswick East Lago Lindo West Laurel West Lewis Estates East Mcconachie South Meadows South Mill Creek East Millwoods South Northgate East Rutherford East Schonsee South Silver Berry East Tamarack South Walker East Windermere East Allard West Aspen Commercial Yeg Bloomfield Commercial Brintnell Northwest Calder East Capilano East Cromdale East Eaux Claires East Fraser North Edmonton Gold Bar North Gorman North Hermitage North Highlands East Holyrood North Kenilworth North Laurel North Mill Creek North Northgate North Norwood East Oliver North Ottewell North Ozerna North Pilot Sound East Queen Mary North Rundle Heights East Secord East Silver Berry North Tamarack North Woodcroft Commercial York North Baturyn East Belgravia East Beverly East Blackmud Creek East Bonnie Doon East Cavanagh East Yeg Chappelle East Clareview East Desrochers East Dickinsfield East

5.5–6.5%

Industrial Cap Rate

4.4%

Annual Population Growth

Provincial Income Tax

$18.20

Mill Rate 2025

Edmonton Commercial Real Estate Cap Rates & Market Data 2025

Northern Alberta Gateway

Edmonton is the supply chain gateway for northern Alberta, the oilsands and northern BC. Distribution users accessing Fort McMurray, Peace River and the Northwest Territories route through Edmonton. Nisku/Leduc is Canada's most significant energy services industrial park.

Government & Healthcare Stability

Provincial government, University of Alberta, Alberta Health Services, and major hospital networks anchor Edmonton's office and medical real estate. Government-tenanted properties offer among the most stable lease covenants available in Western Canada.

LRT Expansion Improving Connectivity

Edmonton's expanding LRT network is transforming transit access across the city. New stations are driving transit-oriented development opportunities and improving the relative attractiveness of downtown and near-downtown office and residential.

ICE District Transforming Downtown

The $2.5B ICE District development (Rogers Place arena, JW Marriott, residential towers, office) has fundamentally changed downtown Edmonton's character and trajectory. New retail, hospitality and office demand is following the investment.

No Provincial Income Tax

Alberta's zero provincial income tax is as advantageous in Edmonton as in Calgary. Operating a business or investing in commercial real estate in Edmonton carries a structural cost advantage over comparable assets in BC, Ontario or Quebec.

Value Pricing vs. Calgary

Edmonton industrial and office properties trade at a 15–25% discount to comparable Calgary assets. For investors seeking higher cap rates and value-add upside, Edmonton offers compelling entry points with improving fundamentals.

Asset Class	Submarket	Vacancy	Net Rent (Lease)	Cap Rate (Sale)
Industrial	Nisku / Leduc	<5%	$13–17/sf net	5.5–6.5%
Industrial	NE Edmonton (Airport)	4–6%	$14–18/sf net	5.5–6.5%
Office — Class A	Downtown Core	12–18%	$18–26/sf gross	7.5–9.0%
Office — Suburban	South Edmonton / WEM Area	15–22%	$14–20/sf gross	8.0–9.5%
Retail	South Edmonton Common	3–6%	$20–30/sf net	5.5–6.5%
Retail	Whyte Avenue	4–8%	$28–45/sf net	5.5–7.0%
Multifamily — Walk-Up	Citywide	2–4%	—	5.0–6.0%
Net Lease (NNN)	Citywide	—	—	5.5–7.0%

Other Alberta Markets

Calgary

Alberta's largest commercial market. SE/NE industrial, downtown office, Macleod Trail retail.

Red Deer

Central Alberta hub. Industrial gateway, retail serving north/south catchment.

Lethbridge

Southern Alberta. Agriculture-driven logistics, retail and office.

Airdrie

North of Calgary, Hwy 2 corridor. Fast-growing industrial and retail node.

Grande Prairie

NW Alberta. Energy services, industrial and retail serving Peace Country.

Medicine Hat

SE Alberta. Manufacturing base, Trans-Canada access, low industrial vacancy.

Further Reading→ Alberta Commercial Real Estate Cap Rates 2025 → Alberta Has No Provincial Income Tax → Why Investors Are Moving to Alberta

Edmonton Commercial Real Estate — FAQ

What is the industrial vacancy rate in Edmonton?

Edmonton's industrial vacancy rate is approximately 4.5% as of 2025. Nisku/Leduc and the NE Edmonton Airport corridor are the tightest submarkets, with vacancy driven below 4% in prime product. New speculative development in the NE corridor is absorbing quickly.

What are cap rates in Edmonton commercial real estate?

Edmonton 2025 cap rates: industrial (Nisku/Leduc) 5.5–6.5%, office (downtown Class A) 7.5–9.5%, retail (South Edmonton Common) 5.5–7.0%, multifamily (walk-up) 5.0–6.0%, and net lease NNN 5.5–7.0%. Edmonton offers a 50–100 bps premium over comparable Calgary assets.

What is the Nisku/Leduc industrial park?

Nisku/Leduc is one of Canada's largest industrial parks, located immediately adjacent to Edmonton International Airport in Leduc County. It is the primary hub for energy services, oilsands supply chain, aviation maintenance and modular manufacturing in northern Alberta. Leduc County's mill rate is lower than the City of Edmonton, improving total occupancy cost for tenants and owners.

What is the commercial mill rate in Edmonton?

Edmonton's 2025 non-residential mill rate is approximately $18.20 per $1,000 of assessed value. Leduc County (serving the Nisku industrial area) offers a lower mill rate, making Nisku industrial properties cost-competitive on a total occupancy basis compared to City of Edmonton locations.

How does Edmonton commercial real estate compare to Calgary?

Edmonton industrial and office properties generally trade at a 15–25% discount to comparable Calgary assets, offering higher cap rates and value-add upside. Edmonton's government and healthcare sector provides stable institutional tenancy that Calgary lacks at scale. Edmonton's metro population of 1.45M (vs. Calgary's 1.34M) means it is actually Canada's sixth-largest city by CMA.

What office space is available in Edmonton downtown?

Edmonton's downtown core along 100th Street and 102nd Avenue offers Class A and B office space ranging from $18–26/sf gross. The Government of Alberta is the dominant anchor tenant. ICE District is driving new demand on the north edge of downtown. Vacancy remains elevated but is improving as government renewals and ICE District-adjacent demand absorb space.

What is the ICE District in Edmonton?

ICE District is a $2.5 billion mixed-use development centred on Rogers Place (home of the Edmonton Oilers) and the JW Marriott hotel. It includes residential towers, office space and retail, and has fundamentally transformed the north edge of downtown Edmonton. The development is catalysing new retail, hospitality and office demand in the surrounding area.

What are Edmonton's top retail areas?

Edmonton's top retail areas include West Edmonton Mall (one of the world's largest shopping centres at 5.3M sf), South Edmonton Common (one of Canada's largest open-air retail centres), Whyte Avenue / Old Strathcona (premier street retail and restaurant district), and Windermere/Ellerslie (Edmonton's fastest-growing suburban retail node with major power centres and medical office).

What is the multifamily market like in Edmonton?

Edmonton's multifamily market is experiencing strong fundamentals driven by interprovincial migration and sustained population growth. Walk-up and mid-rise apartment cap rates range from 5.0–6.0%. Vacancy is running near historic lows at 2–4%. Purpose-built rental is expanding across south Edmonton (Windermere, Ellerslie) and near-university districts (Garneau, Glenora).

How do I find commercial space in Edmonton?

Contact Canada's Home Commercial via our contact form, or call +1-780-545-5955. We cover all Edmonton asset classes — industrial, office, retail, multifamily, land and investment sales across every submarket including Nisku/Leduc, downtown, Whyte Avenue, South Edmonton Common, Sherwood Park and Fort Saskatchewan.

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