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Sturgeon County Border — Heavy Industrial · Oilfield Services · Agri-Processing

Sturgeon Industrial St. Albert Commercial Real Estate

Industrial parks at the Sturgeon County border north of St. Albert. Heavy industrial, oilfield services and agri-processing operations serving the Edmonton north industrial corridor.

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6.5–7.5%Heavy Industrial Cap Rate
~$20.10Mill Rate (per $1,000)
Heavy IndustrialPrimary Profile
0%Provincial Income Tax
Property Types
What's Available in Sturgeon Industrial
Heavy Industrial
Large sites · Heavy servicing
Oilfield services · Agri-processing · Manufacturing
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Industrial Land
Large parcels available
Build-to-suit · Fenced yards · Heavy access
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Industrial Facilities
Existing buildings
Large-format · Specialized · Outdoor storage
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Heavy Industrial — Investment
Cap rate 6.5–7.5%
Long-term NNN · Industrial tenants
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Industrial Land
Development sites
Sturgeon County border · Large parcels
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Sturgeon Industrial Nodes
Heavy Industrial Parks at the Sturgeon County Border
Sturgeon County Border Parks
Heavy Industrial · Large Sites
Industrial
Industrial parks straddling the St. Albert / Sturgeon County boundary accommodate heavier uses that require larger sites, outdoor storage or specialized infrastructure. These parks form the industrial transition zone between St. Albert's lighter industrial base and Sturgeon County's heavy industrial heartland further north.
6.5–7.5%Heavy Industrial Cap
Large SitesAvailable
Oilfield Services
Oil & Gas Support · Equipment · Fabrication
Industrial
Oilfield services companies, equipment rental, pipeline and well service contractors operating from industrial yards near the Sturgeon County border. Access to Highway 2 north corridor and proximity to Alberta's oil sands supply chain make this a practical location for oilfield-adjacent businesses.
OilfieldService Cluster
Hwy 2 NorthAccess
Agri-Processing
Food Processing · Agricultural Industry
Industrial
Agri-processing and food manufacturing operations benefit from the Sturgeon County border location's proximity to Alberta's agricultural supply and Edmonton distribution markets. Larger site requirements and specialized utility needs are accommodated in this heavier industrial zone.
Agri-ProcessingFood Industry
Large SiteRequirements
Large-Format Manufacturing
Heavy Manufacturing · Industrial Buildings
Industrial
Large manufacturing facilities requiring heavy electrical, overhead crane capacity, specialized drainage or significant outdoor storage can be accommodated in the Sturgeon Industrial area. Lower land cost than Edmonton proper and good highway access support manufacturing viability.
HeavyServiced Sites
Lower Costvs Edmonton
Outdoor Storage & Industrial Yards
Fenced Yards · Equipment Storage · Marshalling
Industrial
Fenced and serviced outdoor storage yards for equipment, pipe, vehicles and materials. Industrial marshalling yards for oilfield and construction supply chains. The Sturgeon border area provides affordable large-lot outdoor storage closer to Edmonton than the major northern industrial parks.
Outdoor StorageAvailable
Fenced YardsServiced
Industrial Land — Development
Build-to-Suit · Greenfield Sites
Industrial
Greenfield and serviced industrial land parcels available at the Sturgeon County border for build-to-suit development. Lower land cost compared to Edmonton's established industrial parks. Suitable for users requiring custom-designed heavy industrial facilities with long-term tenure.
Build-to-SuitAvailable
CompetitiveLand Pricing
6.5–7.5%
Heavy Industrial Cap Rate
Large Sites
Available
~$20.10
Mill Rate per $1,000
0%
Provincial Income Tax

Sturgeon Industrial — Market Overview

The Sturgeon Industrial area encompasses industrial parks straddling the St. Albert and Sturgeon County municipal boundary north of St. Albert's downtown core. This zone accommodates heavier industrial uses — oilfield services, agri-processing, large-format manufacturing and industrial yards — that require larger sites or heavier servicing than the Riverside Industrial parks to the south.

Proximity to Highway 2 north, Edmonton's north arterial network and Sturgeon County's broader heavy industrial heartland makes this corridor practical for companies supplying Alberta's energy sector or agricultural processing industry. Industrial cap rates range from 6.5–7.5% reflecting the heavier industrial profile.

Cap Rates & Market Data (2025)

Asset ClassSubmarketCap RateNotes
Heavy IndustrialSturgeon Border Parks6.5–7.5%Large sites, specialized uses
Oilfield Services / YardsSturgeon Corridor6.5–7.25%Equipment, pipe storage, marshalling
Agri-ProcessingSturgeon Area6.75–7.5%Food manufacturing, agricultural processing
Industrial LandDevelopment SitesN/ABuild-to-suit, greenfield parcels

Why Choose Sturgeon Industrial

Heavy industrial accommodation. St. Albert's lighter inner industrial parks do not accommodate heavy industrial, oilfield services or large-format manufacturing. The Sturgeon border area fills this gap for businesses committed to the northwest Edmonton metro market.

Highway 2 north access. Direct connection to Highway 2 north links Sturgeon Industrial to Alberta's oil sands supply chain, agricultural heartland and northern markets.

Lower cost than Edmonton. Land and building costs at the Sturgeon border are generally more competitive than Edmonton's established southeast or northeast industrial parks, supporting viable development economics for heavy users.

Sturgeon Industrial — Frequently Asked Questions

What industrial uses are in Sturgeon Industrial near St. Albert?
The Sturgeon Industrial area accommodates heavy industrial, oilfield services, agri-processing, large-format manufacturing and industrial yards that require larger sites or heavier servicing than inner St. Albert.
What are industrial cap rates in the Sturgeon County area?
Heavy industrial cap rates near the Sturgeon County border range from 6.5–7.5% in 2025, reflecting the heavier industrial profile and larger site requirements.
How does Sturgeon Industrial compare to Nisku?
Nisku (Leduc County) is a far larger, more established heavy industrial park with a strong oil and gas services cluster adjacent to Edmonton International Airport. Sturgeon Industrial is smaller with a more mixed use profile, primarily serving northwest Edmonton and northern Alberta supply chains.
How do I find industrial land near Sturgeon County?
Contact Canada's Home Commercial via our contact form, or call 780-545-5955 for industrial land and facilities near the Sturgeon County border.

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