Burlington Industrial Real Estate
Burlington Industrial Space for Lease and Sale
Harjaap reviews every requirement personally and matches qualified tenants and buyers to on-market and off-market space - often within hours, not days.
Or call directly: (647) 740-7500
Harjaap Singh Makkar
Senior Industrial Broker · Colliers International
Find Your Burlington Space
Answer five quick questions and Harjaap will personally match you to on-market and off-market space.
Responds personally · Confidential
Or call directly: (647) 740-7500
Burlington Requirement Match
How It Works
Step 1
Answer 5 Quick Questions
Your requirement, size, timeline, and what matters most - takes under a minute.
Step 2
Harjaap Reviews It Personally
Checked against on-market and off-market inventory that fits - not an algorithm.
Step 3
Get Matched Space Directly
A shortlist and a call to discuss next steps, typically the same day.
Client Roster
Companies Harjaap Has Represented
HOOPP
Pension Fund
$132B+ in net assets · one of Canada's largest pension funds
Aftermarket by Parts Panel
Automotive
Among Canada's fastest-growing auto parts distributors
Structural Aluminum
Manufacturing
20+ years in business
UHI Machinery
Equipment Rental
International footprint
Ideal Logistics Group
Transportation
20+ years in business
Canadian Flatbeds Transportation
Transportation
One of Canada's fastest-growing companies
Minimax Express
Transportation
30+ years old · Among Canada's largest
Iqbal Foods
National Food Retailer
Among Canada's largest
PTI Foods
Ethnic Food Distributor
50+ years old · Among Canada's largest
Materials Testing Equipment
Industrial Distributor
IBC Tanks Canada
Industrial Distributor
SUSGlobal Energy
Energy Company
Publicly listed
Peripheral Labs
Tech Startup
Backed by Khosla Ventures
XPV Water Partners
Private Equity
$1B+ in assets under management
Tropical Forest Products
Wood Distributor
Four locations across North America
Hofland
Floral Wholesaler
Canada's largest full-service floral wholesaler
Property Management
10M SF under management
Healgen Scientific
Medical Equipment Manufacturer
Leading global manufacturer
Designed Precision Castings
Investment Casting Manufacturer
In business since 1958
Recent Transactions
Representing Clients Across Every GTA Submarket
6 transactions closed across the GTA in June 2026 and July 2026.
89 Walker Dr, Brampton
Seller Representation
345,000 SF · Sold · June 2026
6200 Tomken Rd, Mississauga
Tenant Representation
79,919 SF · Tenant Renewed · July 2026
490-520 Nash Rd, Hamilton
Seller Representation
5.29 Acres · Sold · June 2026
7131 Edwards Blvd, Mississauga
Buyer Representation
20,059 SF · Sold · June 2026
6 William Morgan Dr, Toronto
Sub-Landlord Representation
27,840 SF · Subleased · July 2026
5641 McAdam Rd, Mississauga
Tenant Representation
16,000 SF · Leased · July 2026
What Clients Say
A selection of feedback from tenants and buyers Harjaap has represented across the GTA.
What stood out most was his remarkable responsiveness - he consistently replied to our inquiries promptly, even during weekends and outside regular business hours. This level of dedication made a significant difference in our ability to make timely decisions throughout the leasing process.
“Even though he happened to be traveling out of town for a wedding at the time, he still made time to make sure our offer stayed competitive. That kind of commitment is rare in commercial real estate, where it's not uncommon for brokers to be unreachable on Fridays.”
“He was professional, attentive and truly took the time to understand what I was looking for. His knowledge of the market and attention to detail gave me great confidence in my decisions.”
“He's easy to talk to, very responsive, and always tries his best to help and follow things through. It's clear he cares about doing a good job.”
“He's approachable, patient, and always willing to explain things clearly. Whenever something comes up, he responds quickly and helps get it sorted without any hassle.”
Burlington Industrial Market Overview
Burlington sits where three major highways converge - the QEW, Highway 403, and Highway 407 - making it one of the most strategically located industrial markets in the western GTA. For tenants and buyers priced out of Mississauga or Oakville, Burlington offers a compelling combination of multi-highway access, established industrial inventory, and lease rates that run consistently below its eastern neighbours. The market attracts logistics operators, manufacturers, and distribution users who need Golden Horseshoe coverage without paying Mississauga rents.
Burlington Industrial Market: Q2 2026 Snapshot
Burlington posted modest negative absorption of 95,000 SF in Q2 2026, with availability holding at 5.2% - still meaningfully looser than Oakville’s tightest corridors and offering genuine options for tenants priced out of Mississauga. Rents held at $15.17 PSF, a real discount to Oakville ($16.92 PSF) and a significant one to Mississauga’s premium corridors (up to $19.14 PSF), while still delivering equivalent highway access to the 403/407/QEW interchange.
More options than Oakville; genuine tenant leverage
Below Oakville and Mississauga; above Hamilton
QEW, Highway 403, and Highway 407 all converge in Burlington
Blended freehold/condo - Q2 2026
Source: Colliers Q2 2026 Toronto Industrial Market Report
Burlington Industrial Corridors: Rates and Availability
Burlington’s industrial base clusters along the QEW/Plains Road corridor and the Highway 403/Appleby interchange. The Plains Road corridor contains the city’s oldest and most varied industrial stock - a range of building vintages from 1960s manufacturing facilities to mid-2000s distribution buildings, with unit sizes from small bays to 100,000+ SF. The 403/Appleby area contains newer product with better truck court specifications and is the preferred zone for larger logistics and distribution requirements.
| Corridor | Availability Rate | Asking Net Rent |
|---|---|---|
| Burlington (overall) | 5.2% | $15.17 PSF |
Source: Colliers Q2 2026 Toronto Industrial Market Report
QEW / 403 / 407 Convergence: Why Burlington’s Position Matters
No other industrial market in southern Ontario sits at the intersection of three major highway corridors the way Burlington does. The QEW connects east to Oakville, Mississauga, and Toronto and west to Hamilton and the Niagara Peninsula. Highway 403 provides direct access north to Highway 401 at Mississauga and south to Hamilton. Highway 407 ETR runs east across the entire GTA to Durham Region without traffic lights or toll booths at peak hours. For distribution operations with GTA-wide and Golden Horseshoe delivery requirements, Burlington’s central position in this highway network is a genuine operational advantage.
The Overflow Market: Who Moves to Burlington
Burlington consistently absorbs tenants who started their search in Mississauga or Oakville and found availability, pricing, or building specifications that did not match their requirement. This is not a second-tier market - it is a rational alternative for operations where the exact postal code matters less than the highway access point. Logistics companies, manufacturing businesses, and cold storage operators have all found Burlington to be the right answer when the tighter western markets could not deliver the right building at the right economics.
Manufacturing Base: Burlington’s Industrial Identity
Burlington has historically supported a higher proportion of manufacturing tenants than the logistics-dominated Brampton and Mississauga corridors. The city’s industrial zoning accommodates heavier industrial uses, and the building stock - particularly along the older Plains Road corridor - includes facilities with the power capacity, floor loading, and ceiling heights that manufacturing users require. For buyers and tenants with manufacturing requirements that logistics parks cannot accommodate, Burlington’s mixed industrial stock provides options that are increasingly scarce in the premium markets to the east.
Buying in Burlington: The Value Case
Burlington’s average industrial sale price sits at $311 PSF as of Q2 2026 - blending freehold and condo/strata transactions - a discount to the GTA-wide freehold average of $335 PSF and to Oakville’s submarket average. For owner-occupiers and investors who are acquiring on a long time horizon, that discount represents value in a corridor whose multi-highway position is structural - it does not change when a new industrial park opens in Brampton. The land constraint is real, and the location will be just as strategically positioned in 20 years as it is today.
Buying Industrial Property in Burlington
Burlington industrial ownership offers a value entry point into a strategically positioned western GTA market. Freehold buildings in the QEW and 403 corridors trade at a discount to Oakville and Mississauga while sitting within the same three-highway network. For owner-operators who require Golden Horseshoe access and want to eliminate lease renewal risk, Burlington represents one of the better capital allocation decisions in the western GTA - combining location permanence with acquisition economics that are more favourable than the premium markets to the east.
Harjaap Singh Makkar covers Burlington actively through both the Colliers International platform and the Zonado marketplace. Off-market transactions in Burlington do occur - particularly for owner-occupiers who prefer a direct sale process over a formal listing campaign. Buyers registered through the Zonado network have accessed those conversations before they reached the open market.
Tenant Representation in Burlington
Burlington’s availability in the 6-to-8% range gives tenants more genuine negotiating leverage than Oakville or Mississauga. Landlords in a market with options are more motivated to provide inducements - free rent, tenant improvement allowances, and flexible term structures - than landlords in markets where the next qualified tenant is already waiting. But capturing that leverage requires knowing what the market has actually delivered on comparable transactions, not just what is listed.
Tenant representation costs nothing - fees are built into the landlord’s transaction budget in every case. What representation adds is a broker with current transaction data across Burlington, Oakville, Mississauga, and Hamilton - the full western GTA range - who can calibrate Burlington offers against real alternatives and negotiate from a position of complete market knowledge.
For tenants whose searches span Burlington and adjacent markets, Harjaap Singh Makkar covers the full western GTA corridor and can run a parallel process across Oakville, Burlington, and Hamilton to find the best outcome, not just the first acceptable one.
Industrial Real Estate Across the GTA
Burlington is the midpoint of the western GTA industrial corridor, flanked by Oakville and Mississauga to the east and Hamilton to the west. The right market depends on your specific highway requirement, building specification, and budget. Explore adjacent markets below, or visit the GTA industrial space overview for a full market-wide comparison.
Oakville
QEW and Highway 407 corridor. No development pipeline; 4.0% availability.
Mississauga
GTA's most active industrial market. Rates from $13.37 to $19.14 PSF.
Brampton
Highway 410/427/407 corridor - one of Ontario's most active logistics markets.
Hamilton
Most cost-effective industrial market in the Golden Horseshoe. Rents from $11 PSF.
Milton
Highway 401 corridor. One of Ontario's fastest-growing industrial nodes.
Toronto
All Toronto corridors. Availability 3.1%, rates from $10.85 PSF.
Let’s Talk About Your Industrial Real Estate Need
Whether you’re searching for space, looking to sell or lease a property, or simply trying to understand what the current market means for your business.
Prefer to call? (647) 740-7500