Tilbury Industrial Properties for Sale

Tilbury Industrial Real Estate & Zoning Guide

Tilbury is one of Metro Vancouver's core industrial and logistics districts, situated along Highway 17 (South Fraser Perimeter Road) and River Road in Delta. Buyers and tenants evaluating Tilbury warehouse, manufacturing, or yard properties should review City of Delta industrial zoning, Fraser River Flood Construction Levels, 3-phase power capacity, and Phase I/II Environmental Site Assessments.

Townhome complexes in Tilbury

Streets, schools and transit near Tilbury townhomes

• The industrial streets are River Road / River Way, Tilbury Road, Hopcott Road, Progress Way, Vantage Way and 72 Street / 80 Street, in the Highway 17 (South Fraser Perimeter Road) corridor, with Tilbury Island in the Fraser River.
• Nearby areas: Ladner (East Delta) to the south-west, Annieville and Nordel to the east along River Road, and Annacis Island across the Highway 91 corridor to the north-east.
• Land use in one line: the Delta Official Community Plan 2024 (Bylaw No. 8400) states Delta's industries are primarily located along River Road East, in Tilbury Industrial Park, Annacis Island and Roberts Bank, with pockets along River Road West and at Boundary Bay Airport; Delta's industrially zoned and designated land totaled 1,527 hectares in Metro Vancouver's 2020 Regional Industrial Lands Inventory, approximately 13% of the region's overall inventory.
• No public school, City park, Fraser Valley Regional Library branch, shopping centre or grocery store inside the Tilbury industrial lands was confirmed in official sources. School District 37 catchments are address-based through the SD37 School Locator, and the Tilbury industrial area has no residential catchment population of its own.
• Roads and flood context: River Road and River Way are the frontage routes and the South Fraser Perimeter Road / Highway 17 alignment runs through the Tilbury Industrial area per City application material. Tilbury Island and the River Road lands are Fraser River riverfront industrial lands inside Delta's dike system; the City is the diking authority and operates over 63 kilometres of flood protection infrastructure, 31 drainage pump stations and approximately 538 kilometres of drainage infrastructure citywide.
• Health care: the nearest hospital is Delta Hospital, 5800 Mountain View Blvd, in Ladner (Fraser Health); the North Delta Public Health Unit is at 11245 84 Avenue.

Local rules that affect townhome buyers in Tilbury

• Why there is no townhouse stock — the plan layer: the Delta Official Community Plan 2024, consolidated Bylaw No. 8400 (2024), covers Tilbury as industrial land. There is no residential designation for the Tilbury industrial lands in the plan.
• Zoning: City material for Tilbury-area properties references the I2 and I7 industrial zone codes. Permitted-use, outdoor-storage and parking rules differ by zone, so a use that works in one bay can be prohibited two streets over.
• SSMUH does not create townhouses here: Delta's small-scale multi-unit housing bylaws (Bylaws No. 8394 and 8395, adopted June 24, 2024) apply to single-detached and duplex lots; Tilbury's industrial lands are not single-detached residential lots, so SSMUH is not a route to housing in the industrial park.
• Strata law still applies — to industrial strata: on an industrial strata resale the strata must provide a Form B Information Certificate (Strata Property Act s. 59 — fees, amounts owing, approved levies, CRF balance, insurance summary, with rules, budget and the most recent depreciation report attached). Depreciation reports: since July 1, 2024, stratas with five or more lots must obtain one every five years, not deferrable by vote — this reaches industrial stratas too. CRF minimum: since November 1, 2023, at least 10% of the annual operating budget must go to the contingency reserve fund. For an industrial unit, add a Phase I environmental site assessment for the unit's and the complex's prior uses to the usual residential-style strata read.
• Do not price or market a Tilbury unit as livable without the parcel's zone sheet and a City answer in hand.
• Flood homework is a first subject on any riverfront parcel: Tilbury Island and the River Road lands are Fraser River riverfront lands inside Delta's dike system, so confirm the parcel's Flood Construction Level, dike setbacks and any Section 219 flood covenants on title before subject removal — for an industrial purchase exactly as for a home.
• ALR and lease status on edge parcels: City material shows farm use leases on some Tilbury-area parcels, and ALR status is parcel-specific through the Agricultural Land Commission — a leased or ALR parcel does not price like a clean freehold industrial lot. An ALR residence also cannot be stratified (ALC Bulletin 09, s. 6; Strata Property Act s. 239; Agricultural Land Commission Act s. 21(1)), which is one more reason no strata townhouse product can appear on ALR edge parcels.
• Buyer frame (general BC layer, for buyers redirected to residential Delta sub-areas): FTHB GST rebate — Bill C-4, Royal Assent March 13, 2026 per CRA News No. 122 (100% of GST to $1M, phasing to $1.5M, maximum $50,000, agreements March 20, 2025–2031); New Housing Rebate 36% / maximum $6,300 / $350K–$450K; PTT with the First-Time Home Buyers' exemption (no PTT on the first $500,000 at $835,000 or less, partial to $860,000) and the Newly Built Home Exemption (full to $1,100,000, partial to $1,150,000); Home Buyers' Plan $60,000; FHSA $40,000 lifetime / $8,000 per year; CMHC premiums 0.6%–4.5%; REDMA s. 21 7-day rescission / s. 18 trust deposits where a presale exists elsewhere. Fee-simple contrast for those redirected searches: a fee-simple townhouse carries no strata, no Form B and no strata fees — municipal rules plus registered covenants/HOA only. None of that frame has a Tilbury townhouse to attach to.

Good to know about Tilbury townhomes

• "Tilbury" in a housing search is the industrial park's name spilling into postal addresses. A townhouse search filtered to "Tilbury" returns industrial strata and farm-edge houses wearing a postal label.
• Delta's industrial land base is regionally significant, and Tilbury is a named pillar of it. The OCP cites Metro Vancouver's 2020 Regional Industrial Lands Inventory: 1,527 hectares of industrially zoned and designated land, approximately 13% of the region's overall inventory — the industrial designation here is the plan, not a placeholder awaiting housing.
• The Highway 17 alignment runs through the industrial area. City application material shows Tilbury Industrial area properties affected by the South Fraser Perimeter Road alignment — frontage and access on specific parcels can be shaped by that corridor, which is an industrial-buyer diligence item, not a commute amenity for residents who do not exist here.
• The area's best-known industrial neighbour is an LNG plant. Any buyer of a nearby farm or riverfront home is buying beside an active LNG and warehouse district, which belongs in the due-diligence conversation.
• There is exactly one civic gathering point inside the district. Tilbury Ice at 7187 Vantage Way is the one City recreation facility inside the industrial area — there is no residential amenity base (no school, park or library branch) confirmed inside the lands, which is the simplest field test of the zero in.
• Farm leases touch the edges. City material shows farm use leases on some Tilbury-area parcels, and ALR status is parcel-specific through the Agricultural Land Commission — a leased or ALR edge parcel does not price or transact like a clean freehold industrial lot, and an ALR residence cannot be stratified in any case.

The province-wide rules are on one page: BC townhome buying rules.

Sources for the townhome notes on Tilbury

• City of Delta Sanitary Sewer Drainage (opens in a new tab) Web pagedelta.ca↗
• Fraser Health Delta Hospital (opens in a new tab) Web pagefraserhealth.ca↗
• City of Delta AffordableHousingGuide April2026 (opens in a new tab) PDFdelta.ca↗
• City of Delta Ravi Kahlon Small Scale Multi Unit Housing June 26, 2024 (opens in a new tab) PDFdelta.ca↗

Acreage and rural land in Tilbury

The Delta OCP designates Tilbury as industrial land, and no residential housing mix — no houses, condos or townhomes as a market — was confirmed inside the Tilbury industrial lands in City of Delta sources. What follows is the industrial parcel frame in process terms — the two tenure forms that actually trade, the named industrial lands as the City names them, and the edge conditions (dike, ALR leases) that price a Tilbury parcel.

The ground in Tilbury

• Form 2: industrial strata units — small-bay and mid-bay warehouse/office strata complexes on streets like Progress Way and Vantage Way — trade as industrial premises. Strata industrial ownership follows the Strata Property Act framework: owners own their strata lots and together own common property as a strata corporation.
• Named land areas, by name: Tilbury Industrial Park and Tilbury Island — the City's own names for these industrial lands. City application material shows Tilbury Industrial area properties affected by the South Fraser Perimeter Road alignment — a corridor fact about the ground, not an offering.

Streets, schools and transit near Tilbury acreages

• Roads and access: River Road and River Way are the frontage routes; the South Fraser Perimeter Road / Highway 17 alignment runs through the Tilbury Industrial area per City application material; Highway 91 and Highway 99 access is from the Tilbury area — the City's own Tilbury Ice lease posting markets the position between Highway 91 / Alex Fraser Bridge and Highway 99 / Massey Tunnel.
• The one civic presence: Tilbury Ice, the City of Delta arena at 7187 Vantage Way (at 72 Street), is the one City recreation facility inside the industrial area; the City's lease posting for its restaurant space describes the surrounding area as mainly industrial warehouse space, off River Road at 72 Street and Vantage Way, with Highway 17 / SFPR proximity.

• Local rules that affect acreage buyers in Tilbury

  Zoning

  Permitted-use, outdoor-storage and parking rules differ by zone — a use that works in one bay can be prohibited two streets over — so verify the exact zone and permitted uses on the City zoning maps before anything else.

  Flood / dike

  Tilbury Island and the River Road lands are Fraser River riverfront industrial lands inside Delta's dike system; the City is the diking authority and operates and maintains over 63 kilometres of flood protection infrastructure, 31 drainage pump stations and approximately 538 kilometres of drainage infrastructure citywide.

  ALR

  farm use leases on some Tilbury-area parcels appear in City material, and ALR status for a specific parcel is a check through the Agricultural Land Commission. If a parcel is in the ALR: subdivision within the ALR requires ALC approval; ALR residences cannot be stratified; residence caps are one principal residence to 500 m², a secondary suite only inside the principal residence, and an additional residence capped at 90 m² (parcels of 40 ha or less) or 186 m² (over 40 ha). An ALR or farm-leased parcel does not price like a clean freehold industrial lot. Where a parcel's farm use is in issue, farm class uses a three-tier test: $2,500 (0.8–4 ha operation), $2,500 plus 5% of actual value over 4 ha (over 4 ha), $10,000 (under 0.8 ha), B.C. Reg. 411/95, s.5, applications by October 31.

Good to know about Tilbury acreages

• The only City recreation facility in the district is an arena: Tilbury Ice (7187 Vantage Way) sits in "mainly industrial warehouse space, off River Road at 72 Street and Vantage Way, with Highway 17 / SFPR proximity, between Highway 91 / Alex Fraser Bridge and Highway 99 / Massey Tunnel" — the City markets its own tenant space on exactly the access triangle that prices every parcel around it.
• The postal area lies; the OCP boundary doesn't: Homes with Tilbury-area postal codes sit on Ladner / East Delta farm and riverfront parcels outside the industrial park lands. A listing's postal geography is not a land-use fact — the OCP designation and the zone sheet for the parcel are.
• Delta's industrial weight is regional, and Tilbury is one of four named nodes: Tilbury shares that base with River Road East, Annacis Island and Roberts Bank; quoting the 1,527 ha as a "Tilbury" figure overstates this district by the whole city's other nodes.
• The dike system is the landlord behind every Tilbury parcel: Sixty-three-plus kilometres of flood protection, 31 pump stations and roughly 538 kilometres of drainage infrastructure — all City-operated — stand between Tilbury's riverfront parcels and the Fraser.

The province-wide rules are on one page: BC acreage buying rules.

Sources for the acreage notes on Tilbury

• Province of BC Property Transfer Tax (opens in a new tab) Web pagewww2.gov.bc.ca↗