Industrial Real Estate Broker Toronto — Representing GTA Tenants and Owners Since 2011
Full-service industrial real estate brokerage across the Greater Toronto Area. Leasing, acquisitions, dispositions, and build-to-suit advisory.
Michael Law is an industrial real estate broker at Lennard Commercial Realty in Toronto. His practice covers the full Greater Toronto Area industrial market — leasing, acquisitions, dispositions, sale-leasebacks, and build-to-suits for tenants and owners across Mississauga, Brampton, Vaughan, Milton, Markham, Ajax, Burlington, and Barrie.
What separates an industrial real estate broker from a generalist commercial agent is depth of product knowledge. Industrial is a specialized asset class — clear heights, dock configurations, truck court depths, power supply, zoning, TMI structures, and submarket dynamics are all material to a deal. Michael has specialized exclusively in GTA industrial since 2011.
What does an industrial real estate broker in Toronto actually do?
- Identify every suitable property across all GTA submarkets, including off-market and pre-market opportunities not listed on LoopNet or CoStar
- Analyze net rent, TMI, free rent, TI allowance, escalation, and total occupancy cost across competing options
- Negotiate directly with institutional landlords — Oxford Properties, GWL Realty, Dream Industrial, Blackstone — who have professional leasing teams and listing brokers working against your interests
- Structure the letter of intent to protect your operational and financial position before legal documents are drafted
- Coordinate lease document negotiation alongside your real estate counsel
- Manage the build-out and occupancy handoff
Toronto industrial real estate market — Q2 2026
After a significant post-pandemic correction, the GTA industrial market has stabilized. Vacancy has risen from sub-1% lows in 2022 to 4.1% as of Q1 2026, driven by a wave of speculative development delivering into weaker demand. For tenants, this means more options and more negotiating leverage than at any point in the past five years.
Submarkets vary significantly. GTA West (Mississauga, Brampton, Milton) remains the primary distribution corridor with the deepest inventory. GTA North (Vaughan, Markham) is tighter for mid-bay product. Durham Region (Ajax, Whitby, Oshawa) is emerging as a value alternative for tenants priced out of GTA West.
GTA industrial submarkets — where Michael Law operates
Mississauga
Largest GTA industrial inventory. Every product type from small bay to 1M+ SF distribution.
Typical rent: $15–17/SFBrampton
Primary logistics and 3PL corridor along Highway 410.
Typical rent: $15–17/SFVaughan
Top-tier Class-A distribution and food production.
Typical rent: $16–19/SFMilton
Institutional distribution parks (James Snow). 36–40 ft clear product.
Typical rent: $16–19/SFMarkham
Mid-bay and flex-industrial. Tighter vacancy than GTA West.
Typical rent: $17–20/SFAjax / Durham
Value alternative to GTA West. Emerging last-mile submarket.
Typical rent: $13–16/SFBurlington
Smaller footprint, mixed flex and industrial.
Typical rent: $14–17/SFBarrie
Northern GTA overflow. Competitive rents for logistics users.
Typical rent: $11–14/SFIndustrial real estate services in Toronto
Tenant Representation
Full-market surveys, submarket analysis, negotiation, LOI, lease document review, and build-out coordination. No cost to the tenant — broker fee paid by landlord.
Landlord Representation
Marketing strategy, broker network outreach, tenant qualification, multi-offer negotiation, and lease execution.
Acquisitions & Dispositions
Owner-user acquisitions, investor purchases, sale-leasebacks, and industrial land transactions.
Build-to-Suit Advisory
Site identification, developer RFP process, ground lease or freehold structure, and construction milestone management.
Michael Law
Industrial Real Estate Broker, Managing Partner
Lennard Commercial Realty · RECO #4874682
mlaw@lennard.comReady to discuss your Toronto industrial real estate transaction?
Whether you are leasing, buying, or disposing of industrial real estate in the GTA, the first step is a conversation. Michael Law at Lennard Commercial offers no-cost tenant representation across the full Greater Toronto Area.