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North Industrial Regina

Regina's primary industrial zone near Lewvan Drive and Dewdney Avenue North — Saskatchewan's largest concentration of warehousing, distribution, manufacturing and trade industrial property with unmatched inventory depth and arterial logistics access.

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$9–16
Industrial Net /sf
$13–16
Industrial Flex /sf
5.75–7.25%
Cap Rate Range
Lewvan Drive
Primary Arterial

North Industrial Overview

North Industrial Regina is the city's premier industrial zone and one of Saskatchewan's largest concentrations of industrial real estate, encompassing the extensive industrial area north of Dewdney Avenue between Lewvan Drive and the Warehouse District. The area hosts Regina's most significant warehousing and distribution facilities, manufacturing plants, industrial flex centres, trade contractor yards, cold storage operations, and industrial supply businesses — representing the operational backbone of Regina's goods-handling and industrial economy. Lewvan Drive (Highway 6 North) is the primary arterial spine providing north-south connectivity through the industrial zone to Ring Road, Highway 11, and the city's central and south commercial areas.

The North Industrial area has been developed over several decades and contains a range of building vintage from legacy structures built in the 1960s and 1970s to modern purpose-built distribution centres completed in the last five years. This vintage diversity creates a wide rental rate spectrum that accommodates industrial tenants at all budget levels, from start-up trade businesses seeking affordable older space to national distributors and manufacturers requiring Class A logistics facilities. The area's infrastructure — heavy truck routes, rail access points, industrial power supply, and proximity to the Saskatchewan grain terminal and export infrastructure — is unmatched elsewhere in Regina and supports the full range of industrial uses from light manufacturing to heavy processing.

Key Industrial Corridors

Lewvan Drive (Highway 6) is the dominant industrial arterial, running north-south through the heart of the North Industrial area and providing the primary trucking and logistics spine connecting Ring Road at the south end to Highway 11 North at the north. Industrial properties fronting Lewvan Drive command the highest rents and land values due to their arterial visibility and easy truck access. The corridor is designated as a heavy truck route, accommodating Class 8 transport vehicles that would be restricted from many other Regina streets.

Dewdney Avenue North provides east-west arterial access across the North Industrial area, connecting Lewvan Drive to the Warehouse District to the east and the North Central area. Secondary industrial roads within the North Industrial zone provide internal access to properties off the main arterials, with interior lots offering lower land costs in exchange for reduced frontage exposure. Rail spurs within the industrial area serve facilities requiring direct rail access for bulk commodity handling and intermodal transfer.

Asset Classes

Large-Format Distribution

50,000–200,000+ sq ft warehouse and distribution. $9–13/sf net. National food, retail and industrial distributors.

Manufacturing Facilities

Single-tenant manufacturing. Heavy power, crane capacity, ventilation. $10–15/sf net depending on specification.

Industrial Flex Centres

Multi-tenant bays 1,500–10,000 sq ft. $12–16/sf net. Shop-office combination. Trade contractor and service tenants.

Industrial Land

Serviced heavy industrial lots. $15–35/sf. Lewvan Drive frontage commands premium. Rail-accessible sites available.

Investment Drivers

North Industrial Regina's investment fundamentals are anchored by the area's position as the irreplaceable industrial core of Saskatchewan's capital city. The concentration of industrial tenants, services, labour pool, and infrastructure in the North Industrial area creates cluster benefits that are difficult to replicate elsewhere — businesses locate there to be near suppliers, customers, and the skilled trade workforce that concentrates in the area over decades. This cluster effect sustains occupancy even through economic downturns, as industrial tenants are reluctant to leave established locations that provide operational advantages.

Value-add investment in older North Industrial properties offers attractive returns for buyers willing to invest in building upgrades. Properties acquired at 7.0–8.0% cap rates based on current below-market rents, repositioned with capital investment and new leases at market rates, can be stabilized at 5.75–6.5% cap rates — creating equity through active asset management rather than passive income. The gap between older and newer product rents in the North Industrial area is among the widest in the Regina commercial market, creating meaningful value-add opportunity for capable investors and operators.

Development Activity

New industrial development in the North Industrial area continues on remaining serviced industrial land parcels, with build-to-suit development for owner-users and speculative multi-tenant industrial flex construction both active. Industrial land is being absorbed at a steady pace, with increasing scarcity of large serviced parcels (5 acres+) driving stronger land prices and encouraging denser multi-storey industrial development on smaller sites. Several proposed large distribution centre projects are in various stages of planning for North Industrial parcels near the Lewvan Drive and Ring Road interchange.

North Industrial Regina — FAQ

What industrial real estate is available in North Industrial Regina?

North Industrial Regina offers the city's most comprehensive industrial property inventory: large-format warehousing and distribution centres, manufacturing facilities, industrial flex multi-tenant buildings, trade service bays, cold storage, heavy industrial lots, and industrial land for owner-user development. The area encompasses Regina's primary industrial zone with inventory ranging from legacy buildings to modern constructed facilities.

What are industrial lease rates in North Industrial Regina?

Industrial net lease rates in North Industrial Regina range from $9–14/sf net for older product and $12–16/sf net for modern warehouse and flex industrial. Large-format distribution facilities (50,000+ sq ft) at the lower end; smaller flex industrial bays at $13–16/sf net. The area's range of building vintage and specification creates a wide rent spectrum accommodating diverse tenant budgets.

Why is North Industrial Regina the preferred industrial address?

North Industrial is Regina's established primary industrial zone with the deepest inventory, most established tenant and service networks, and the best collective infrastructure for industrial operations — heavy truck routes, rail access, industrial power supply, and proximity to both Highway 11 North and the Lewvan Drive / Ring Road arterial system. The concentration of industrial supply, services and labour in the area creates cluster benefits for industrial operators.

What size industrial facilities are available in North Industrial Regina?

North Industrial Regina accommodates the full range of industrial size requirements: small flex bays from 1,500–5,000 sq ft; mid-size industrial units from 5,000–25,000 sq ft; large warehouses from 25,000–100,000+ sq ft; and land parcels for build-to-suit development at any scale. The depth and diversity of North Industrial supply means most industrial size requirements can be met within the area.

What cap rates apply to North Industrial Regina investments?

Industrial cap rates in North Industrial Regina typically range from 5.75–7.25% depending on building age, tenant quality, lease term, and property condition. Modern well-leased warehouses with national tenants and long-term net leases trade at 5.75–6.5%. Older multi-tenant industrial flex centres trade at 6.5–7.5%. Value-add industrial with below-market rents and short lease terms can trade at 7.0–8.0%.

Is industrial land available for purchase in North Industrial Regina?

Industrial land in North Industrial Regina is available for purchase for owner-user construction, ranging from small lots of 0.5 acres for shop and office construction to multi-acre parcels for large distribution or manufacturing facilities. Industrial land prices in the established North Industrial area are $15–35/sf for serviced, heavy industrial zoned sites, with premiums for Lewvan Drive frontage and rail-accessible locations.

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