Warehouse & Distribution
Warehouse and Distribution Space for Lease and Sale - GTA
Distribution and warehousing requirements are not generic. The right building - dock count, clear height, truck court depth, power, location relative to highway interchanges - determines whether an operation runs efficiently or fights its facility every day. Harry Makkar has managed industrial logistics from the inside and now sources the right buildings for tenants, buyers, landlords, and vendors across the GTA.
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Harry Makkar
Industrial Broker · Colliers International
Discuss Your Warehouse Requirement
No obligation · Responds personally · Confidential
What to Look For in a Warehouse or Distribution Building
The listed square footage tells you almost nothing about whether a building can actually run your operation. These are the specifications that determine throughput capacity, racking efficiency, and long-term operational cost. Every requirement Harry works on starts here.
| Specification | Modern Standard | Functional Minimum |
|---|---|---|
| Clear Height | 32' - 40' | 24' - 28' |
| Dock Doors | 1 per 5,000 SF | 1 per 8,000 SF |
| Truck Court Depth | 130' - 185' | 120' - 130' |
| Column Spacing | 50' x 52' | 40' x 40' |
| Power | 2,000A / 600V | 800A / 600V |
| Floor Load | 8,000 PSF | 5,000 PSF |
Clear Height Determines Everything Downstream
Clear height is the most consequential specification in a warehouse search. A 28-foot clear building allows four to five pallet positions high with standard selective racking. A 32-foot clear building gains an additional tier - effectively 15-20% more storage capacity without adding a square foot of footprint. For operations running narrow-aisle or very-narrow-aisle equipment, 36 feet or higher becomes essential. Every decision about racking, forklift type, throughput capacity, and lease cost per pallet position flows from this single number.
Dock Count and Truck Court Depth
A 53-foot trailer requires a minimum 120-foot truck court depth to dock without a pull-up. Anything less forces drivers to angle in - which slows docking, increases yard congestion, and becomes a liability risk. Modern logistics buildings provide 130 to 185 feet. For high-volume distribution with simultaneous inbound and outbound flows, dock count is equally critical. Fewer than one dock per 5,000 SF typically constrains throughput before space does. These are not negotiable specifications for a functional distribution operation.
Highway Access Is Rent
Location relative to a major highway interchange is the primary driver of industrial lease rates in the GTA - not building age, not landlord brand. A 100,000 SF distribution centre at the 410/407 interchange in Brampton commands a meaningfully higher rent than an equivalent building two kilometres off the highway. That premium is justified: the transportation cost savings over a five-year lease term, measured in driver time, fuel, and routing efficiency, exceed the rent differential in most cases. Highway proximity is not a preference - it is a cost variable.
The Operational Perspective
Before becoming a broker, Harry Makkar managed logistics and distribution operations at Bell, Canada's largest telecommunications company. He has personally evaluated distribution centre layouts, negotiated equipment vendors, and optimized facility throughput from the operator's side of the desk. That background means he evaluates buildings the way a logistics director does - not just by price per square foot, but by whether the building can actually run the operation without friction. It is a perspective that changes what gets recommended and why.
Where GTA Warehouse and Distribution Space Concentrates
Distribution space in the GTA clusters around three highway corridors. The 401 running east-west is the primary distribution spine - Mississauga, Brampton, and Milton sit along it and account for the majority of large-format distribution centre inventory in the region. The 400/407 corridor north of the city connects Vaughan and King City. The QEW runs along the lake from Toronto through Mississauga into Oakville.
Brampton has emerged as Ontario's logistics capital over the past decade, driven by its position at the convergence of Highways 410, 427, and 407, its proximity to Toronto Pearson International Airport, and decades of industrial land assembly by developers who anticipated the demand. Availability in Brampton sits in the 5-8% range - higher than Toronto proper but still below the 10% threshold that signals a tenant's market.
Milton represents the growth frontier. Highway 401 West connectivity, lower land costs, and a pipeline of new construction have made it the fastest-expanding industrial node in the Golden Horseshoe. For operations that can absorb the commute from the 400 series highways, Milton offers newer buildings at better rates than anything closer to the city.
Buying a Warehouse or Distribution Centre
Owner-operators buying industrial buildings are locking in an occupancy cost that cannot be reset by a landlord every five years. GTA industrial freehold sale prices averaged $333 PSF across the market in Q1 2026. For a 50,000 SF distribution centre, that represents a $16.65M acquisition - a transaction that requires a broker who can evaluate the building as an operational asset, not just a price-per-foot comparison.
Industrial purchases involve environmental assessment, zoning and permitted use confirmation, building inspection specific to loading infrastructure, and financing structures that differ from residential real estate. Harry Makkar works within Colliers International's due diligence and research infrastructure - one of the most comprehensive in Canada - to manage every stage of the acquisition process.
For investors, GTA warehouse and distribution assets have delivered some of the strongest returns in Canadian commercial real estate over any five-to-ten year horizon. The structural supply constraints - limited industrial land within reasonable distance of the 401/400/407 network - are unlikely to resolve within this decade.
GTA Distribution Markets by City
Harry Makkar covers every major GTA warehouse and distribution market. Each submarket has different supply levels, rent ranges, and highway access profiles. Explore by city below.
Brampton
Highway 410/427/407 corridor. Ontario's highest-volume logistics hub.
Mississauga
Airport Road, Dixie, Meadowvale. 401 and 427 intersect here.
Milton
Ontario's fastest-growing industrial node on Highway 401 West.
Vaughan
Highway 400 and 407 access. Strong modern inventory.
Toronto
City limits - tight supply but essential for last-mile operations.
Hamilton
Most cost-effective distribution market in the Golden Horseshoe.
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.
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