Industrial Real Estate
Warehouses, manufacturing, distribution and flex — buy, sell or lease.
5%
Avg. cap rate
<3%
Greater MTL vacancy
NNN
Typical lease structure
OACIQ H2731
Broker licence
Greater Montreal is one of Canada's most active industrial markets. Demand driven by e-commerce, nearshoring supply chains, and cold storage requirements creates sustained pressure on rents and asset values across all submarkets.
< 3%
Industrial availability rate — Greater Montreal
40 ft
Clear height in new Class A warehouses
$18–$28
Gross rent range per sq ft (Saint-Laurent)
5–15
Typical industrial lease term (years)
Last-mile distribution
Same-day and next-day delivery requires urban-adjacent warehousing. Montreal sites in Saint-Laurent and Anjou are strategic assets for logistics operators serving the island.
Cold storage
Demand for temperature-controlled storage is growing sharply across Greater Montreal, driven by food distribution, pharma cold chain, and fresh e-commerce fulfilment.
Nearshoring
Companies are nearshoring production to Canada to reduce geopolitical risk. Quebec benefits from skilled labour, affordable hydro power, and strong government incentives for manufacturing.
Warehouses
Large-footprint buildings with loading docks, heavy-duty concrete slab, and 24 to 40 feet of clear height. Suited to distribution centres, e-commerce logistics, and bulk storage operations.
Manufacturing
Facilities with high electrical capacity (600V three-phase), industrial ventilation systems, overhead cranes, and reinforced floors. Ideal for production operations and high-intensity manufacturing.
Distribution
Properties positioned near Highways 40, 13, 20, and 25 for last-mile delivery. Deep truck court, levelling docks, heavy vehicle parking, and cross-dock configurations.
Flex Space
Office and light industrial combined in one footprint with grade-level access. Ideal for SMEs, regional distributors, and growth-stage companies that need both environments without committing to two leases.
Saint-Laurent
Canada's largest industrial park. Over 2,000 businesses, direct access to Highway 40 and YUL Airport. Historically low vacancy rate, premium location pricing.
Lachine
Revitalized industrial zone along the Lachine Canal. CN rail connection, large lot sizes, conversion potential. Fast access to South Shore bridges.
Anjou
Mature industrial corridor in east Montreal. Close to Highways 25 and 40 East. Predominantly light manufacturing and regional warehousing with stable tenancy.
Laval
High-growth North Shore market. New industrial parks along Highways 15 and 440. Available land for build-to-suit development with fast permitting.
Longueuil
Strategic South Shore access via Champlain and Jacques-Cartier bridges. Boulevard Industriel corridor, modern flex inventory, strong electrical infrastructure.
Cap rates and yield landscape
Montreal industrial cap rates range from 4.5% to 6.5% depending on submarket, building age, and tenant covenant. Class A assets in Saint-Laurent are compressing toward the low end of that range.
Appreciation and structural demand
E-commerce growth, supply chain nearshoring, and cold storage expansion are generating demand that consistently outpaces available supply in Greater Montreal — a landlord-favourable dynamic with no near-term reversal in sight.
Triple net lease structure
Industrial leases are typically NNN: the tenant absorbs taxes, insurance, and maintenance. Stable net income, simplified management, and predictable cash flow for investors.
Industrial vs. residential as an asset class
Industrial offers longer lease terms (5 to 15 years), lower turnover, and less regulatory complexity than multifamily residential — while generating comparable or superior yield in the current Montreal market.
Whether buying, selling, or leasing, every mandate is handled with analytical rigour and on-the-ground knowledge of the Montreal industrial market. OACIQ H2731.
Zoning and permitted-use analysis
Yield modelling: cap rate, cash flow, ROI projections
Off-market listing access
NNN lease and acquisition term negotiation
Listing marketing for sellers and landlords
Due diligence coordination: inspection, environment, title
What are the main industrial zones in Montreal?
Montreal's key industrial corridors are Saint-Laurent (Canada's largest industrial park), Lachine, Anjou, and the off-island markets of Laval and Longueuil.
What is clear height and why does it matter?
Clear height is the usable vertical distance from floor to roof structure — it determines high-bay racking capacity. Modern logistics facilities offer 28 to 40 feet.
What zoning applies to industrial real estate in Montreal?
Industrial (I), mixed (M), and certain CM zones apply depending on the borough. Zoning analysis is critical to confirm permitted use before any offer.
What are the key factors in a strong industrial investment?
Highway access, electrical capacity, loading dock count, lot depth, and clear height are the critical factors — alongside lease structure and tenant covenant quality.
Is industrial real estate demand growing in Montreal?
Yes. E-commerce growth and last-mile distribution needs have pushed the Greater Montreal industrial availability rate to historic lows, driving rents and asset values upward.
How does Jeremy Soares compare to Colliers or CBRE?
Large firms focus on institutional mandates. Jeremy Soares delivers direct broker attention, off-market access, and deep Montreal-specific expertise that major firms delegate to junior teams.
What is the difference between flex space and a traditional warehouse?
Flex space combines office and light industrial in one footprint, typically with grade-level access. Ideal for SMEs and distributors needing both environments under one roof.