Helping owners, occupiers and investors buy, sell and lease warehouses, shops, flex space, storage yards and industrial land across Ottawa and Eastern Ontario.
Industrial Real Estate in Ottawa
Ottawa industrial real estate broker
Industrial space, warehouses and yards in Ottawa
Ottawa's industrial market is tight, which makes it a strong time to sell or lease industrial property. My Ottawa Agent helps owners sell and lease warehouses, flex buildings, shops, outdoor storage yards and industrial land across Ottawa and Eastern Ontario, and helps businesses find and buy the space they need, often before it is widely advertised.
We know what industrial users actually need: clear height, shipping doors, drive-in doors, power, floor load, truck access, yard space, zoning that permits your use and room to grow. For owners, we price on market rents and best practices in the income approach, then match the property with users and investors who fit.
Local to your community. Beyond the city, we work with clients in Arnprior, Carleton Place, Perth, Smiths Falls, Kemptville, Rockland, Embrun, Hawkesbury, Brockville and the towns in between, with the same marketing reach and experience.
Key areas include the Hunt Club and Merivale corridors, Bells Corners, Kanata, Stittsville and Carp along the Carp Road corridor, Gloucester, Orléans and the industrial parks in the towns around the city.
21 years
dedicated commercial real estate experience
Users + investors
leasing, buying and selling industrial property
Pre-market
matching buyers, sellers and tenants
Ottawa + 19 towns
serving communities across Eastern Ontario and the Ottawa Valley
Explore industrial real estate
Ottawa industrial property by type
Whether you are buying, leasing, selling or looking for land, start with the guide that fits.
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.
Flex and small-bay space
Small-bay units with office and drive-in loading.
Selling an industrial property
How we help owners prepare, evaluate and sell.
Leasing your industrial space
How we help landlords find and keep good tenants.
Live MLS® listings
Industrial listings in Ottawa
Updated automatically from MLS®. Many of the best opportunities trade in the pre-market, so tell us what you need.
How we market your property
How we market industrial property for sale or lease
Good industrial buyers and tenants are often already looking. We combine conventional advertising with proactive marketing to reach them fast. For investment and income properties, we help you prepare a professional investment pro forma, so prospective buyers can see the opportunity analytically: rents, expenses, net operating income and cap rate.
Conventional inbound advertising
The essentials every listing should have, done properly: professional visuals, a detailed feature sheet and broad online exposure.
- An investment pro forma prepared with you, so buyers can evaluate the numbers
- Professional photography and drone aerial photography
- Floor plans, if you don't already have them
- A virtual tour, when the property calls for one
- MLS® and REALTOR.ca
- LoopNet and Spacelist commercial platforms
- Royal LePage Commercial network
- Featured on myottawaagent.com
- Our 6,000+ subscriber newsletter
Proactive marketing beyond the listing
A listing on its own waits for buyers to find it. We go further to put your property in front of the people most likely to act.
- Pre-market positioning, so serious buyers can act before the property goes public
- Matching your property with the buyers, tenants and investors we are working with
- Promotion to our 6,000+ subscriber commercial real estate newsletter
- Promotion in business and investor networks and social media groups
- Custom marketing campaigns, available when a property calls for them
Independent appraisals
When expectations differ, an independent appraisal helps
Our pro forma shows a property the way buyers and lenders will look at it. Sometimes a seller's expectations are different, and that's understandable. Our goal is to help you, not to argue about value.
When expectations and the pro forma don't line up, we recommend an independent appraisal by an accredited appraiser. An appraisal gives you an unbiased, third-party opinion of value, and it gives everyone involved the same set of facts to work from before the property goes to market.
It is especially valuable when more than one person makes the decision. For companies, non-profits and organizations with an executive team and a board of directors, we highly recommend it as the best way to build consensus among the decision makers.
When we recommend an appraisal
- Your price expectations differ from the pro forma
- There is more than one owner, partner or family member involved
- A board, executive team or committee must approve the sale
- Non-profits, charities and organizations that need an independent valuation on record
- Estates and any situation where an unbiased, defensible value protects everyone
LIST YOUR INDUSTRIAL PROPERTY FOR SALE
Selling Industrial
Real Estate
Finding a qualified buyer for an industrial property takes more than an MLS listing. We value your property using income, comparable sales and land value, then market it to owner-users, investors and developers through MLS, LoopNet, Spacelist, our 6,000+ subscriber newsletter and matching with the buyers we are working with.
We negotiate firm, clean deals and manage the process through to closing.
FIND THE PERFECT INDUSTRIAL PROPERTY
Buying Industrial
Real Estate
Buying an industrial building means matching the property to how you operate: clear height, loading doors, power, yard space, zoning and highway access. We search Ottawa’s industrial areas, from the Hunt Club and airport area to Merivale, Kanata, the Carp Road corridor and the east end, for options that fit.
We compare sites, underwrite the numbers and negotiate the purchase so you get the right building at the right price.
COMMERCIAL REAL ESTATE INVESTMENTS
Investing in Commercial
Real Estate in Ottawa
Ottawa’s industrial market has stayed tight, with steady demand from trades, logistics, manufacturing and storage users. Well-located industrial property can deliver stable income from long-term tenants and strong underlying land value.
We help investors find industrial buildings, multi-tenant flex properties and land, and underwrite each one with a full pro forma so you know the real returns before you buy.
LANDLORD INDUSTRIAL LEASING SOLUTIONS
List & Lease Your Industrial Property
Lease your warehouse, shop, flex unit or storage yard faster with targeted marketing on MLS, LoopNet and Spacelist, our newsletter, and matching with the tenants we are working with.
We qualify tenants, compare offers and negotiate leases that protect your income, your building and your yard.
WAREHOUSES & MORE
Finding an Industrial Property to Lease
Whether you need a small shop with a drive-in door, a large warehouse with dock loading or a fenced outdoor storage yard, we find industrial space across Ottawa that fits your operation and budget.
We check zoning, power, clear height and loading, compare total occupancy costs, and negotiate rent, term and improvements.
Forecasting for buyers
Forecast performance before you buy or lease
We help buyers and tenants look past today's numbers. Our analysis weighs the upside of each property against the improvement costs needed to get there, so you can compare options and more accurately forecast investment and operating performance.
Upside analysis
Where is the value?
- Below-market leases rolling to market rent
- Vacant space leased up
- Excess land, yard or expansion potential
- Added doors, power or clear height that widen the tenant pool
Improvement and capital costs
What will it cost?
- Roof, paving and building envelope
- Electrical, HVAC and loading upgrades
- Fit-up, leasing costs and downtime
- Environmental and code compliance
Side-by-side comparisons
We model each option on the same basis so you can compare them fairly and choose the one that best fits your goals.
- Year-one and stabilized cash flow
- Cash-on-cash return, ROI and IRR
- Financing scenarios and equity required
Why work with Mitch Gauzas
Why industrial users and owners work with My Ottawa Agent
When good industrial space is scarce, a proactive search and strong negotiation make the difference.
21 years in commercial real estate
Mitch brings 21 years of dedicated commercial real estate experience. That experience helps sellers prepare their properties, price them appropriately and structure deals that close.
Negotiating deals that close
We negotiate rent, term, improvements, shipping and yard rights, renewal options and purchase conditions, and structure terms such as vendor take-backs that help deals close.
Royal LePage Commercial
Mitch is a Commercial Sales Representative with Royal LePage Integrity Realty and a member of the Royal LePage Commercial division, giving your property national brand reach to find buyers in other markets.
How we help clients succeed
Our industrial leasing and sales process
Define the specs
Size, clear height, doors, power, yard, zoning and budget, or the ideal buyer and tenant profile for your property.
Canvass the market
We search all listed space, new construction and land, and contact owners directly when it helps.
Shortlist and tour
Side-by-side comparisons of specs, costs and lease or purchase terms.
Negotiate terms
Rent, improvements, conditions and timing structured around your operations.
Move in or close
We coordinate due diligence, conditions and possession so your business keeps running.
INDUSTRIAL REAL ESTATE SOLUTIONS
Get in touch with My Ottawa Agent
With 21 years in Ottawa commercial real estate, Mitch Gauzas of Royal LePage Commercial pairs investor-grade analysis with proactive marketing that goes beyond online listings, a newsletter reaching more than 6,000 subscribers, and hands-on negotiation that gets deals closed. Whether you are leasing, buying, selling or investing, you will have an experienced advisor in your corner.
Areas we serve
Industrial real estate across Ottawa and Eastern Ontario
You don't have to be in Ottawa to work with us. We serve owners, tenants and investors in communities across Eastern Ontario and the Ottawa Valley, and know the local markets for warehouses, shops, flex buildings, storage yards and industrial land in each one.
Ottawa neighbourhoods
Industrial space and land in Kanata, Orléans, Barrhaven, Nepean and Stittsville, from the Carp Road corridor to the east-end business parks.
Ottawa Valley and Lanark County
Industrial buildings, yards and serviced land in Arnprior, Carleton Place, Almonte, Perth, Smiths Falls, Renfrew, Pembroke and Calabogie, marketed to local users and to buyers from Ottawa looking for value.
Prescott-Russell and Glengarry
Industrial buildings, yards and serviced land in Rockland, Embrun, Russell, Casselman, Hawkesbury and Alexandria, marketed to local users and to buyers from Ottawa looking for value.
Rideau and St. Lawrence
Industrial buildings, yards and serviced land in Kemptville, Merrickville, Brockville, Prescott and Cardinal, marketed to local users and to buyers from Ottawa looking for value.
Industrial Real Estate in Ottawa FAQs
Where are Ottawa's main industrial areas?
Key areas include the Hunt Club and airport area, Merivale Road and the Colonnade business park, Kanata, the Carp Road corridor and West Carleton Industrial Park, and the industrial parks in Ottawa’s east end.
Can you help me find outdoor storage or a contractor yard?
Yes. We lease and sell outdoor storage yards, contractor yards and industrial land, including sites in Ottawa’s south end around Leitrim Road and Hunt Club, and help confirm that zoning allows your use.
Should I lease or buy industrial space?
Buying builds equity and gives you control over a property that is often hard to replace, while leasing keeps capital free and offers flexibility as your business changes. We compare the total cost of both for your situation.
Do you provide industrial real estate services outside Ottawa?
Yes. Along with the city of Ottawa, we serve Arnprior, Carleton Place, Almonte, Perth, Smiths Falls, Renfrew, Pembroke, Kemptville, Merrickville, Brockville, Prescott, Rockland, Embrun, Russell, Casselman, Hawkesbury and Alexandria and other communities in Eastern Ontario and the Ottawa Valley. Every property gets the same inbound and outbound marketing, including our 6,000+ subscriber newsletter. Custom campaigns can be added when a property calls for them.
Should I get an appraisal before selling my property?
We recommend an independent appraisal when your expectations don’t line up with our pro forma, and whenever more than one person makes the decision. For companies, non-profits and organizations with an executive team and board of directors, an appraisal provides an unbiased, third-party value that helps build consensus among the decision makers. Our goal is to help, not to argue about value.
How do you help buyers compare investment options?
As part of every investment analysis, we model the upside of each property, such as rents moving to market or vacant space being leased, against the improvement and capital costs needed to get there. Comparing options on cash flow, cash-on-cash return, ROI and IRR helps you forecast investment performance more accurately.
How do you value an industrial property?
We look at income and market rents, current cap rates, recent comparable sales and the underlying land value, then build a pricing strategy based on who is most likely to buy: owner-users, investors or developers.
How much does industrial space cost to lease in Ottawa?
Industrial rents depend on size, age, clear height, loading and location, and most leases are net, with additional rent for taxes, maintenance and insurance on top. We provide current comparables and total occupancy cost for every option.
How do you find industrial space for buyers and tenants?
We search every active listing and new construction project that fits your requirements, and contact owners directly when it helps. Occasionally that turns up a building before it is listed.
Do you help sell industrial land or buildings?
Yes. We value industrial property on market rents and best practices in the income approach, then market it directly to users and investors, our 6,000+ subscriber newsletter, MLS, LoopNet and Spacelist.
What zoning do I need for my industrial use?
It depends on the activity, outdoor storage and any hazardous materials. We screen zoning before you tour and can point you to planners where a minor variance or permit may be needed.
Mitch Gauzas, REALTOR®
