Small-bay units, flex buildings and industrial condominiums with office and shop space, for growing businesses across Ottawa.
Flex and Small-Bay Industrial Space in Ottawa
Flex and small-bay space
Office in front, shop in back
Flex and small-bay units are the workhorse of Ottawa industrial real estate. Trades, technology and defence firms, light manufacturers, distributors and service businesses all want the same thing: a clean office up front and a working shop or warehouse behind it, with a drive-in door.
Because so many businesses need this kind of space, small bays are among the most competitive units in the city. Landlords are pushing for strong rents and annual escalations, and good units rarely stay on the market long.
We help tenants lease flex space, help owner-users buy industrial condominium units, and help owners lease and sell multi-tenant flex buildings. See our full industrial real estate services.
Office + shop
one unit for the whole business
Drive-in
grade-level loading
Condos
buy your unit and build equity
Multi-tenant
income properties for investors
Live MLS® listings
Industrial units in Ottawa
Updated automatically from MLS®, for sale and for lease.
Choose well
What to compare in a flex unit
Office to warehouse ratio
Too much office wastes rent. Too little leaves staff without space. We match the split to your team.
Clear height and doors
Drive-in door size, clear height for racking and whether a dock is shared.
Power and HVAC
Electrical service for your equipment, and heating and cooling in both office and shop.
Parking and access
Customer and staff parking, visibility and room for deliveries.
Permitted uses
Some business park zones limit retail, assembly or certain trades. We check before you commit.
Condo fees and rules
For industrial condos, the fees, reserve fund and rules on use, signage and storage.
For investors and owners
Multi-tenant flex buildings
Multi-tenant flex buildings spread risk across several smaller tenants and benefit from strong small-bay demand. They also need more management: more leases, more turnover and more repairs.
We help investors underwrite these buildings on actual rents and realistic downtime, and help owners lease vacant units and plan a sale.
We look at
- Rent roll, lease expiries and renewal history
- In-place rents compared with market
- Recoveries and how additional rent is charged
- Capital needs: roof, paving, HVAC, doors
- Potential to convert units to industrial condominiums
Explore
More Ottawa industrial real estate
Warehouses for sale
Industrial buildings and warehouses for owner-users and investors.
Warehouse space for lease
Warehouse, shop and industrial space for lease across Ottawa.
Outdoor storage yards
Contractor yards, truck parking and outdoor storage land.
Industrial land
Serviced and rural industrial land for building or storage.
Selling an industrial property
How we help owners prepare, price and sell.
Leasing your industrial space
How we help landlords find and keep good tenants.
Flex and Small-Bay Industrial Space FAQs
What is flex space?
Flex space is an industrial unit with both finished office and open shop or warehouse space, usually with a drive-in door. It suits businesses that need a workspace and a front office under one roof.
Where is flex space in Ottawa?
Flex buildings are spread across Kanata, Stittsville, the Merivale and Colonnade area, Hunt Club and the airport area, and the east-end business parks.
Can I buy a small industrial unit?
Yes. Industrial condominium units let a business own its space. We review the condo documents, fees and rules with you before you buy.
How much does small-bay space cost?
Small bays usually rent above the city-wide average because demand is strong. We compare current asking and achieved rents for the units on your shortlist.
Mitch Gauzas, REALTOR®
