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Lloydminster — Heavy Oil Capital, Alberta/Saskatchewan Border

Hwy 16 / 44 St Commercial Corridor

Power centres, auto dealer row, national QSR chains, big-box retailers, and highway commercial serving Lloydminster's 60,000–80,000 person dual-province trade area.

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$16–25Strip Retail Net Rent /sf
6.5–8.0%Retail Cap Rate
6.5–7.5%NNN Pad Cap Rate
60–80KDual-Province Trade Area
Property Types
Hwy 16 / 44 St — Property Types
Power Centre In-Line
$16–22/sf net
Big-Box Adjacent · End Cap
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QSR / Drive-Through Pad
Ground lease available
Drive-Through · Gas Bar
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Auto Dealer Site
$20K–40K/mo gross
Showroom · Service Bay
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$16–25
Strip Retail Net Rent /sf
6.5–8.0%
Retail Cap Rate
6.5–7.5%
NNN Pad Cap Rate
~16,000
Vehicles/Day (AADT Hwy 16)
Submarket Areas
Hwy 16 / 44 St — Key Retail Nodes
Power Centre & Big-Box Nodes
Regional Retail
Lloydminster's power centres anchor Walmart, Canadian Tire, Sobeys, and national specialty retailers. These nodes draw from both the Alberta and Saskatchewan sides of the trade area, creating some of the highest-performing big-box retail in the region relative to population.
$16–22/sfIn-Line Net Rent
4–8%Vacancy
6.5–7.5%Cap Rate
Auto Dealer Row & QSR Corridor
Automotive / Food Service
44 Street hosts Lloydminster's automotive dealer strip — GM, Ford, Toyota, and others — alongside every major QSR drive-through brand. High oil-sector incomes support new vehicle sales significantly above national per-capita averages, anchoring dealership investment.
$20K–40K/moDealer Site
5–9%Vacancy
7.0–8.0%Cap Rate
Highway Services & Strip Retail
Strip Retail / Highway
Hotels, fuel stations, truck services, pharmacy chains, and multi-bay strip retail centres round out the Hwy 16 commercial environment. Transient oil-sector workers and regional visitors sustain above-average spending at corridor hospitality and service operators.
$18–25/sfNet Rent
6–10%Vacancy
7.0–8.0%Cap Rate

Hwy 16 / 44 St Commercial Corridor — Market Overview 2025

The Hwy 16 / 44 Street corridor is Lloydminster's dominant retail destination, anchored by big-box power centres that draw from a 60,000–80,000 person dual-province trade area. Highway 16 through Lloydminster carries approximately 16,000 vehicles per day — one of the highest AADT counts on any Saskatchewan-side highway commercial corridor — creating exceptional exposure for highway-fronting retail and service commercial.

Cap rates reflect the corridor's national tenant profile: NNN-leased pad sites with QSR or drug store covenants trade at 6.5–7.5%, power centre in-line bays at 7.0–7.5%, and unanchored strip retail at 7.5–8.0%. Lloydminster's dual-province dynamic effectively suppresses vacancy — national retailers treat the city as a single unified market.

Asset TypeNet RentVacancyCap RateTypical Size
Power Centre (Big-Box Anchor)$16–22/sf4–8%6.5–7.5%20,000–120,000 sf
NNN QSR / Drug Store Pad$35–60/sf NNN2–4%6.5–7.5%1,500–15,000 sf
Strip Retail (Unanchored)$18–25/sf6–10%7.5–8.0%5,000–25,000 sf
Commercial Land (Hwy frontage)$250K–600K/ac——0.5–5 acres
Further Reading→ Saskatchewan Commercial Real Estate Cap Rates 2025→ Western Canada Is Canada's Growth Story
FAQ

Frequently Asked Questions — Hwy 16 / 44 St Commercial

What cap rates apply to Hwy 16 Lloydminster power centre retail?
Power centre retail on Hwy 16 / 44 St Lloydminster trades at cap rates of 6.5–7.5% in 2025, with NNN-leased national tenants at the tighter end and unanchored strip retail at 7.5–8.0%.
What national retailers are on the Hwy 16 / 44 St corridor?
The corridor hosts Walmart, Canadian Tire, Sobeys, and other national big-box and grocery anchors, alongside all major QSR brands, banks, pharmacies, and automotive dealers. This concentration of national tenants is unusual for a city of Lloydminster's population and reflects the dual-province trade area.
What are strip retail lease rates on Hwy 16 Lloydminster?
Strip retail net rents on Hwy 16 / 44 St Lloydminster range from $16–25/sf, with power centre in-line bays at $16–22/sf and freestanding drive-through pads achieving premium rents from QSR operators seeking the highway exposure.
Are pad sites available on Hwy 16 Lloydminster?
Pad sites suitable for QSR drive-through, gas bar convenience, or automotive service are periodically available on Hwy 16 / 44 St on freehold sale or ground lease terms. Commercial land on prime intersections ranges from $250K–600K per acre. Contact Canada's Home Commercial for current availability.
How does Lloydminster's dual-province status affect retail cap rates?
Lloydminster's Alberta-Saskatchewan border location effectively doubles its retail trade area capture. Retailers access Alberta consumers from Saskatchewan-zoned properties and vice versa — a unique dynamic that supports premium rents and tighter cap rates versus comparable single-province markets of similar population.

Find Retail Space on Hwy 16 / 44 St Lloydminster

Power centre bay, QSR pad, auto site, or commercial land — our brokers know every node on Lloyd's retail corridor.

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