Distribution Centres in Aurora, ON
Represented by Michael Law — industrial broker, Lennard Commercial Realty
Region
North GTA
Avg Net Rent
$15.75/SF(Q1 2026)
Availability
5.1%
Clear Heights
32'–40'+
Highway Access
Highway 404, Highway 400, Wellington Street
Aurora Distribution Centre Market
Aurora is a mid-tier York Region industrial submarket situated between Newmarket to the north and Richmond Hill to the south, with Highway 404 providing the primary north-south artery connecting to the DVP and Toronto. The submarket is known for a mix of established industrial park product and newer mid-bay distribution buildings along the Wellington Street East and Leslie Street corridors. Aurora's industrial market is dominated by light manufacturing, precision trades, automotive parts suppliers, and regional distribution operations serving York Region's affluent residential base. The submarket's proximity to Highway 404 and the 404/400 interchange at Highway 9 gives Aurora-based operators dual access to eastern and western GTA markets. Building stock ranges from 1980s-era multi-tenant industrial product to purpose-built facilities with 28-30 foot clear heights constructed in the 2010s. Net asking rents in Aurora range from $14.50 to $17.50 per square foot net, consistent with the broader York Region North corridor. Aurora competes primarily with Newmarket to the north and Richmond Hill to the south — tenants typically choose Aurora for its mid-point location, established business park environment, and slightly lower rents relative to Richmond Hill. Michael Law advises industrial tenants and investors across York Region including Aurora, Newmarket, Richmond Hill, Markham, and Vaughan.
Distribution Centres in Aurora: What I Look For
Aurora occupies a mid-position in the York Region industrial corridor between Newmarket to the north and Richmond Hill to the south, with Highway 404 providing the primary access route to the DVP and the Toronto core. For distribution centre occupiers, Aurora offers a balanced value proposition — better highway access than Newmarket, lower rents than Richmond Hill, and a professional established business park environment along Wellington Street East and Leslie Street. Aurora Industrial Park and the Wellington Street East corridor host the submarket's primary distribution inventory, ranging from 1980s-era multi-tenant small-bay product to newer mid-bay buildings with 28-30 foot clear heights. The submarket's tenant base is anchored by light manufacturing, precision trades, regional distribution, and automotive parts suppliers serving York Region's industrial ecosystem. Net asking rents range from $14.50 to $17.50 per square foot net. Aurora draws tenants who want a York Region address with 404 access at a meaningful discount to Richmond Hill and Vaughan. The 404/400 interchange at Highway 9 — approximately 10 minutes north — gives Aurora operators additional reach to Highway 400 and the Barrie/Simcoe County corridor. Michael Law advises industrial tenants and investors across York Region including Aurora, Newmarket, Richmond Hill, Markham, and Vaughan. Contact Michael at mlaw@lennard.com or (905) 917-2045 for a current availability report.
Sourcing Distribution Centres — My Approach
A distribution centre is a fundamentally different real estate product than a warehouse, even when they look identical from the road. A warehouse stores inventory; a distribution centre moves it. That single distinction reshapes every spec on the building. When I represent a distribution tenant, I'm looking first at the dock-door-to-floor-area ratio (typically 1 per 8,000-10,000 SF for active distribution, tighter for high-velocity e-commerce), then at trailer storage depth, then at the truck court depth (130' minimum for a 53' trailer with comfortable maneuvering), then at the clear height (36-40' for modern racking density), and only then at the per-square-foot rent. A distribution centre that's $2/SF cheaper but missing four dock doors will cost the operator far more annually in delayed throughput than the rent savings ever return. The buildings that work for distribution are usually purpose-built, post-2015 construction, and concentrated in specific submarkets — Milton, Heartland, Vaughan, and parts of Mississauga along Mavis/Britannia.
Frequently Asked Questions
What are typical distribution centre rents in Aurora?
Net asking rents for distribution centres in Aurora range from $14.50 to $17.50 per square foot net. Aurora sits between Newmarket (slightly lower) and Richmond Hill (slightly higher) in the York Region rent band, offering a mid-point value proposition with strong 404 access.
How does Aurora compare to Richmond Hill for distribution?
Aurora typically offers $1.00 to $2.00 per square foot savings versus comparable Richmond Hill product. Both submarkets have strong Highway 404 access. The difference is Aurora's slightly more northern position and older average building stock relative to Richmond Hill's Beaver Creek Business Park.
Who is Michael Law and how can he help with Aurora industrial space?
Michael Law is a Managing Partner at Lennard Commercial Realty specializing in York Region and GTA industrial real estate. He covers Aurora, Newmarket, Richmond Hill, Markham, and Vaughan. Contact Michael at mlaw@lennard.com or (905) 917-2045.
Looking for Distribution Centres in Aurora?
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