01Size the deal
Industrial Financing in Surrey, BC
Capitalor facts
- The Capitalor Commercial Debt Rate Index prices industrial financing in Surrey at 4.90% indicative.
- Surrey scores 100 on the Capitalor Lender Density Score with 42 tracked lenders and brokers.
- The average Surrey commercial transaction of $5,900,000 supports roughly $4,130,000 of senior debt at 70% LTV.
Indicative rate
4.90%
Lender density
100
Avg deal size
$5,900,000
Cap rate seed
4.9%
Capitalor Commercial Debt Rate Index · Last updated 2026-08-12 · Maintained by Capitalor Data Desk
Scope: Industrial Financing · Surrey, BC · Tier 1 market
Inputs: Benchmark + 175 bps spread, 42-lender census, 4.9% cap-rate seed
Next scheduled review: 2026-09-14
industrial financing in Surrey prices off the Government of Canada 5-year benchmark bond yield plus a 175 bps industrial financing spread, landing at 4.90% indicative. Term debt on warehouse, logistics, and light-manufacturing assets. On the $5,900,000 average Surrey transaction, a 70% advance is $4,130,000, carrying $286,843 of annual debt service on a 25-year amortization and a 5-year term.
Coverage binds before leverage here. At a compressed 4.9% cap rate the asset throws off roughly $289,100 of NOI, which supports $3,201,924 at the 1.30x floor — about $928,076 below the 70% LTV ceiling. Underwrite to the coverage number and treat the LTV cap as a secondary test, or bring the gap in equity.
Surrey scores 100 on the Capitalor Lender Density Score — a deep market, with 42 tracked lenders and brokers against 10,600 commercial buildings. Expect competitive tension on well-covenanted paper: quote at least three lenders before accepting a spread.
Stress the file before a lender does. Holding the $4,130,000 loan constant, coverage falls to the 1.30x floor at roughly 2.50% — 0.00% of headroom above today's indicative rate. That headroom, not the headline rate, is what determines whether this Surrey deal survives renewal.
How these figures were produced
- Observed — Recorded directly from the cited source series, unadjusted.
- Modelled — Derived arithmetically from observed inputs using the published method; not a market quote.
- Baseline seed — A documented starting estimate awaiting first observation. Treat as an order-of-magnitude figure only.
Benchmark: GoC 5-year at 4.45% — observed from the Bank of Canada Valet API on 2026-08-12. Spread, LTV and DSCR figures on this page are modelled from that benchmark.
What does industrial financing cost in Surrey?
Indicative pricing sits at 4.90% with a 1.30x coverage floor and 70% LTV cap. On the $5,900,000 average Surrey deal that is $3,201,924 of proceeds, bound by coverage, at $286,843 of annual debt service.
02Stress the debt
10 observations from 2026-06-10 to 2026-08-12. Net move +0.00 percentage points. Capitalor never deletes an observation.
Loan and NOI held constant. Where the curve crosses the floor line is the rate at which this deal stops covering its debt service.
DSCR calculator
Preset to Industrial Financing, Surrey
Annual debt service
$286,843
DSCR
1.01x
Below lender threshold
Max loan at 1.30x
$3,201,924
LTV calculator
Preset to Industrial Financing, Surrey
Current LTV
70.0%
Inside lender band
Max loan at cap
$4,130,000
Equity required
$1,770,000
03Compare lenders
Capitalor Lender Density Score — Surrey
Active commercial lenders and brokers per 10,000 commercial buildings, indexed 0–100.
- Lenders tracked
- 21
- Observed
- Commercial buildings
- 10,600
05Decide
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ActQuestions
What rate should I expect on industrial financing in Surrey?
4.90% indicative — the Government of Canada 5-year benchmark bond yield plus a 175 bps industrial financing spread. Individual quotes move with covenant strength, asset quality, and sponsor track record, and Surrey's deep lender market widens or narrows that dispersion.
How large a loan does a typical Surrey deal support?
On the $5,900,000 average transaction, a 70% advance is $4,130,000. Coverage separately caps the loan at $3,201,924 using $289,100 of NOI against a 1.30x floor, so the binding number is $3,201,924.
Does coverage or leverage bind first on this product in Surrey?
Coverage. The 4.9% cap rate leaves the DSCR test binding roughly $928,076 below the 70% LTV ceiling, so extra appraised value will not buy extra proceeds.
What is the annual debt service at that loan amount?
$286,843 per year — $23,904 monthly on a 25-year amortization at 4.90%, against a 5-year term.
How much rate headroom is there before the deal breaks coverage?
Roughly 0.00%. Holding the loan and NOI constant, coverage reaches the 1.30x floor at about 2.50% — the number that matters at renewal.
How many lenders write this product in Surrey?
Capitalor tracks 42 active lenders and brokers in Surrey, a Lender Density Score of 100 against 10,600 commercial buildings — a deep market.
Is this pricing a quote?
No. It is an index benchmark published for comparison, not an offer of credit. Capitalor does not originate, broker, or place debt.
How often does this page change?
Benchmark rate observations refresh each business day; the lender census refreshes monthly; cap-rate and transaction seeds refresh quarterly. Nothing is deleted from the series — revisions are appended so prior observations stay auditable.
Can I export these numbers?
Yes. The debt scope builder on this page exports a term-sheet-ready PDF from your own inputs. No email, no account, no gate.
Sources
- [1] Bank of Canada — benchmark rate series — Government of Canada 5-year benchmark bond yield and policy rate; refreshed each business day
- [2] Statistics Canada — census of population — Surrey population base (568,322)
- [3] Capitalor lender census — 42 lenders and brokers observed writing in Surrey; refreshed monthly
- [4] Capitalor transaction sampling — Surrey average deal size $5,900,000 and 4.9% cap-rate seed
- [5] Capitalor Commercial Debt Rate Index — Industrial Financing spread of 175 bps over the 5-year benchmark
Not advice — Capitalor is a data publisher. We do not originate, broker, arrange, or place debt, and nothing here is an offer of credit, a quote, or financial advice. Figures are indicative benchmarks for comparison and must be confirmed with a licensed lender or mortgage professional before you rely on them. About Capitalor