Saskatchewan's Provincial Capital Commercial Market
Regina Commercial Real Estate
Industrial, office and retail for lease and sale across Regina's Highway 1 corridor, north industrial zone, downtown core and suburban nodes. Alberta & Saskatchewan Commercial.
$18.50Mill Rate 2025
~6%Industrial Vacancy
$12–15Industrial Net Rent /sf
Gov'tAnchored Market
Property Types
Explore by Property Type
Industrial
$12–15/sf net rent
Warehouse · Dock-High · Flex Bay
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Office
$14–20/sf gross
Downtown · Government · Medical
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Retail
$14–20/sf net
Strip Mall · Pad Site · Inline
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Flex Space
$11–14/sf net
Office/Warehouse Combo · Shop
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Ground Lease
Long-term available
Industrial · Commercial · BTS
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Strata Units
$15–22/sf gross
Strata Office · Industrial Bay
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Browse by Area
Regina Submarkets
North Industrial Zone
Primary Industrial Hub
Regina's largest and most established industrial node. CP Rail access, warehouse and distribution-focused. Direct Ring Road connectivity. Tightest vacancy and strongest rents in the city.
$12–15/sfNet Rent
CP RailAccess
IndustrialPrimary Use
East Industrial
Manufacturing & Airport
East of downtown toward Regina International Airport. Manufacturing, food processing and aviation-adjacent users. Lower rents than North Industrial with good highway access.
$11–14/sfNet Rent
AirportAdjacent
IndustrialPrimary Use
Highway 1 Corridor
Retail & Auto-Oriented
Trans-Canada Highway commercial strip on both sides of the city. QSR pads, automotive dealers, strip malls and big box retail. High traffic counts and strong QSR franchise demand.
$14–20/sfNet Rent
High TrafficAADT
RetailPrimary Use
Downtown Core
Government & Professional
Provincial government, Crown corporations, law firms and professional services anchor the downtown. Scarth Street pedestrian mall. Government of Saskatchewan is the dominant office tenant.
$14–18/sfOffice Gross
Gov'tAnchor
OfficePrimary Use
South Regina / Harbour Landing
Newest Commercial Node
Regina's fastest-growing residential and commercial area. Medical office, dental clinics, strip malls and national retailers expanding here. Strongest retail demand growth in the city.
$16–20/sfRetail Net
MedicalOffice
FastestGrowth
East Victoria / Airport
Aviation & Logistics
Near Regina International Airport. Aviation services, government logistics and industrial users requiring airport proximity. Lower land costs than North Industrial with good access.
$10–13/sfNet Rent
AirportProximity
Gov'tLogistics
6.5–7.5%
Industrial Cap Rate
5.5–6.5%
Multifamily Cap Rate
0%
Provincial Corporate Tax
$18.50
Non-Res Mill Rate 2025
Regina Commercial Real Estate — Market Data 2025
Regina offers the highest cap rates in Western Canada across most asset classes. Government-anchored tenancy and CP Rail access provide structural stability, while growing population is gradually tightening fundamentals.
| Submarket | Asset Class | Vacancy | Net Rent (Lease) | Cap Rate (Sale) |
|---|---|---|---|---|
| North Industrial | Industrial | 4–6% | $12–15/sf | 6.5–7.25% |
| East Industrial | Industrial / Flex | 6–8% | $10–14/sf | 7.0–7.75% |
| Downtown Core | Office | 12–16% | $8–14/sf net | 7.5–9.0% |
| South Regina | Suburban Office | 8–12% | $10–16/sf net | 7.5–8.5% |
| Highway 1 Corridor | Retail Strip Mall | 5–8% | $14–18/sf net | 6.5–8.0% |
| City-Wide | Multifamily Walk-Up | 3–5% | — | 5.5–6.5% |
Why Invest in Regina Commercial Real Estate
01
Provincial Government Stability
Regina is home to the Government of Saskatchewan, Crown corporations (SaskPower, SaskTel, SGI) and the federal agencies that serve the province. Government leases provide long terms, strong covenant and reliable income — among the best landlord situations in commercial real estate.
02
Trans-Canada Highway Access
Highway 1 (Trans-Canada) runs directly through Regina. East-west distribution users from Ontario to BC route through the city. CP Rail access in the North Industrial Zone adds multimodal freight capability unavailable in many Western Canadian markets.
03
CP Rail Headquarters Region
Canadian Pacific Railway's prairie operations are centred in Regina. North Industrial tenants benefit from direct rail siding access for bulk commodity and container freight — a significant competitive advantage for logistics, agriculture and manufacturing users.
04
Highest Cap Rates in Western Canada
Regina industrial and retail cap rates of 6.5–8.0% are the highest in Western Canada. For yield-focused investors priced out of Calgary or Vancouver, Regina delivers exceptional income returns with improving fundamentals and low institutional competition.
05
Low Land Costs & Entry Prices
Commercial land in Regina ranges from $200–400K per acre versus Calgary's $900K–1.4M and Metro Vancouver's $5–10M+. Lower entry prices improve cash-on-cash returns and make commercial real estate investment accessible for smaller private investors.
06
Growing Population Base
Regina's metro area has grown steadily past 250,000 driven by immigration and interprovincial migration. Population growth is improving retail sales volumes, multifamily rental demand and industrial absorption across all asset classes.
Other Saskatchewan & Western Canada Markets
Saskatoon
Saskatchewan's commercial engine. Potash industry, University of Saskatchewan, CN Rail. Highest cap rates, low entry prices.
Calgary
Alberta's industrial powerhouse. 3.1% vacancy, $18–22/sf net rent, cap rates 5.0–6.0%. No provincial income tax.
Edmonton
Alberta's capital and distribution hub. Nisku/Leduc industrial corridor, government office, 5.5–6.5% cap rates.
Regina Neighbourhoods
Browse Regina Commercial Communities
Explore commercial real estate by Regina district and neighbourhood.
East Regina / Victoria Ave
Pilot Butte / Highway 1 East
Albert Mcadam
Albert Park
Albert South
Aldersgate
Arnhem Place
Bernadette
Broders Annex
Cathedral
Cathedral Area
City Centre North
City Centre South
Coronation Park
Coronation Park Regina
Delphi
Dewdney Avenue
Dewdney West
Dieppe
Douglas Park
Douglas Place
East End
Eastgate
Eastgate Commercial
Eastgate Regina
Eastview Regina
Exhibition
Fairways North
Fairways West
Fieldhouse
Fisher Park
General Hospital
Glen Elm
Glencairn
Glencairn Commercial
Glenmere
Harbour Landing Commercial
Highland Park
Highland Park Regina
Hillsdale
Hillsdale Commercial
Hutchinson
Jefferson
Joanne
Jolivet
Lakeridge Regina
Lakeview
Lakeview Commercial
Lakeview Regina
Lakewood East
Maple Ridge Regina
Meadowbrook Regina
Normanview
Normanview West
North Central
North Industrial Regina
Parliament Area
Parliament District
Parliament East
Parliament West
Prince Of Wales
Quance East
Queen City Industrial
Queens Park
Regent
Rosemont
Ross Industrial
South End
Tower Road Industrial
Uplands
Walsh Acres
Wascana South
Whitmore Park
Arcola Corridor
Cathedral Commercial
Glenmere Commercial
Greens Commercial
Harbour Landing North
Jolivet Commercial
Lakeridge Commercial
Normanview Commercial
Quance West
Rosemont Commercial
Uplands Commercial
Wascana Commercial
Albert North
Arnhem Commercial
City Centre East
Coronation Commercial
Dundonald Regina
East Albert
Garrison Commercial
Hillsdale North
Lakeview North
South Albert Industrial
Broad Street Commercial
Cathedral North
Delphi Commercial
Eastgate North
Fisher Commercial
Greens South
Harbour Landing South
Highland Commercial
North End Regina
Victoria Avenue East
Broder Industrial
Capital Pointe Regina
City Square Regina
East Industrial
Greens West
Hillsdale East
Lakeridge East
Albert South Commercial
Aw Campbell
Dewdney Commercial
Douglas Commercial
Exhibition Commercial
North Industrial East
South Regina Commercial
Whitmore Commercial
Albert Commercial Central
Arcola South
Dewdney East
Douglas North
Greens East
Normanview East
Quance Commercial
Tower Road Commercial
Broders Commercial
Cathedral East
Coronation East
East Albert Commercial
Eastview Commercial Regina
Hillsdale Commercial East
Jolivet East
Lakeview East Commercial
Albert Park Commercial
Argyle Park Commercial
Dewdney East Commercial
Dieppe Commercial
Glen Elm Commercial
Heritage Commercial Regina
Hillsdale North Commercial
Normanview West Commercial
Rosemont Commercial Regina
University Park Commercial
Whitmore Park Commercial
Elphinstone Commercial
Garden Ridge Commercial
Greens On Gardiner Commercial
Imperial North Commercial
Lakeridge Commercial Regina
Maple Ridge Commercial Regina
Mcintyre Commercial
Pilot Butte Commercial
Rochdale Commercial
South Albert Commercial
Walsh Acres Commercial
Winnipeg Street Commercial
Arnhem Place Commercial
Coronation Park Commercial
Douglas Place Commercial
Eastgate Commercial Regina
Fairways Commercial Regina
Glendale Commercial Regina
Hillsdale Centre Commercial
Normanview East Commercial
Parliament Area Commercial
Parliament South Commercial
South Hill Commercial Regina
Wakamow Commercial
Albert North Commercial
Bence Commercial
Broders North Commercial
Coronation North
East End Commercial Regina
Gardiner Park Commercial
Highland Commercial Regina
Hillsdale South Commercial
Arcola Commercial
Creek Commercial Regina
Creeks Commercial Regina
Douglas Park Commercial
Glen Elm West
Harbour Landing East Commercial
Hillsdale East Commercial
Regent Park Commercial
Westerra Commercial
Arcola East Commercial
Glencairn Village Commercial
Hillsdale Commercial Regina
Lakeview Commercial Regina
Spruce Meadows Commercial Regina
Broders Annex Commercial
East End Commercial Yk
Harbor Landing Commercial
Eastside Commercial Rk
General Hospital Commercial
Lakeview Commercial Rk
Maple Ridge Commercial Rk
Mckercher Commercial
Norwood Commercial Rk
Parliament Commercial
Regent Commercial Rk
South End Commercial Rk
University Park Commercial Rk
Argyle Commercial
Balgonie Commercial
Crescents Commercial
East Victoria Commercial
Gardiner Commercial
L E Commercial
Langbank Commercial
Northgate Commercial
Parliament West Commercial
Pearl Commercial
Port Industrial Commercial
Rainbow Heights Commercial
Sherwood Commercial Rk
Arcola North
Arcola West
Cathedral South
Cathedral West
City Centre West
Coronation West
Dewdney North
Douglas Park East
Garrison East
Highland North
Hillsdale West
Normanview North
Rosemont East
South Albert East
Wascana East
Albert East
Bernadette Commercial
City Centre Commercial Rk
Coronation East Commercial
Delphi East
Dieppe East Rk
Douglas East Commercial
East End North Rk
Garrison North
Glencairn East
Further Reading
→ Saskatchewan Commercial Real Estate Cap Rates 2025
→ Western Canada Is Canada's Growth Story
Regina Commercial Real Estate FAQ
Frequently Asked Questions — Regina
What is the industrial vacancy rate in Regina?
Regina's industrial vacancy rate is approximately 6% as of 2025. The North Industrial Zone is the tightest submarket, with prime product below 5%. Overall vacancy is higher than Calgary but improving as population grows and industrial demand diversifies beyond oil and gas services.
What are cap rates in Regina commercial real estate?
Regina 2025 cap rates: industrial 6.5–7.5%, retail strip mall 6.5–8.0%, multifamily walk-up 5.5–6.5%, net lease NNN 6.5–8.5%, office 7.5–9.0%. These are the highest cap rates available in Western Canada, making Regina attractive for yield-focused investors who've been priced out of Alberta or BC markets.
What is the commercial mill rate in Regina?
Regina's 2025 non-residential mill rate is approximately $18.50 per $1,000 of assessed value. This is competitive relative to Metro Vancouver ($30+) and comparable to Edmonton ($18.20) and Calgary ($17.18). Saskatchewan has no provincial corporate income tax, further improving the effective cost of doing business.
How does Regina commercial real estate compare to Saskatoon?
Regina and Saskatoon have similar cap rates and vacancy levels. Regina's advantages are provincial government stability as an anchor tenant, CP Rail access for freight-dependent users and Highway 1 Trans-Canada positioning for distribution. Saskatoon's advantages are potash industry depth, the University of Saskatchewan driving demand and slightly stronger population growth momentum in recent years.
What is the best industrial submarket in Regina?
Regina's North Industrial Zone is the strongest submarket — most established, tightest vacancy, CP Rail access and highest net rents ($12–15/sf). East Industrial is the second node, preferred for manufacturing, food processing and airport-adjacent users requiring proximity to Regina International Airport.
What government tenants are in Regina's office market?
Regina's office market is anchored by the Government of Saskatchewan (ministries, MLAs, Cabinet offices), Crown corporations including SaskPower, SaskTel, SGI and SaskEnergy, federal government agencies and the law firms, accountants and consultants that serve them. Government covenant is among the strongest lease security available in commercial real estate.
What is the multifamily market like in Regina?
Regina's multifamily market offers walk-up apartment cap rates of 5.5–6.5% and per-door pricing of $80K–120K — significantly below Calgary and Edmonton. Rental vacancy is improving as immigration and interprovincial migration grow the city's renter population. Purpose-built rental is undersupplied relative to demand, creating development opportunity.
How do I find commercial space in Regina?
Contact Canada's Home Commercial via our contact form, or call +1-306-491-6539. We represent tenants and buyers across all Regina asset classes — industrial, office, retail, multifamily, land and net lease investment sales.
Ready to Find Commercial Space in Regina?
Whether you're leasing industrial space, buying a strip mall or investing in multifamily, our team covers every Regina submarket.