Industrial Condo Units in Etobicoke and Mississauga (2026)

By Jatin Dua · Broker of Record, RE/MAX Quantum Realty — Industrial condos explained: real Etobicoke and Mississauga buildings, door types, clear height, zoning, financing, HST and fees.

Want a list of industrial condo units that match your door, height and zoning needs? Tell me what you need and I will send current options.

What is an industrial condo unit?

An industrial condo is a unit in a multi-tenant industrial building that you own outright, the same way you would own a residential condo suite. The building is registered as a condominium under Ontario’s Condominium Act, 1998. You get title to your unit, a share of the common elements (the roof, structure, parking lot, driveways and shared loading areas), and a vote in the condominium corporation that runs the building.

In practice, it is the middle step between leasing a bay and buying a freestanding building. You stop paying rent, you build equity, and you control your space, but you share the building, the board and the costs with your neighbours.

• You own: the unit itself, usually the warehouse floor plus any front office and mezzanine inside your walls.
• You share: the roof, parking, yard, driveways and anything else the declaration calls a common element.
• You pay: your mortgage (if any), your property tax, your utilities and a monthly common expense contribution, which most people call condo fees.
• You follow: the declaration, by-laws and rules, which can limit uses, outdoor storage, signage, hours and truck parking.

How big are industrial condo units, and what clear height do they have?

Most of the small-bay units buyers ask me about sit somewhere between about 1,000 and 5,000 sq ft, and many complexes let you buy two neighbouring units and combine them. Newer buildings are going much bigger. Here is what the real listings I reviewed in October 2026 actually show:

Clear height is the usable height from the floor to the lowest thing hanging from the roof, such as joists, sprinkler heads or ductwork. It decides how high you can rack. An 18 ft unit suits a trade, a small manufacturer or an e-commerce seller with pallet racking a few levels high. A 32 ft building is built for serious racking and distribution.

Always measure clear height yourself or get it in writing. A listing number is often the best-case figure in the tallest part of the bay.

Truck-level or drive-in door: which do you need?

This is the question I ask every industrial condo buyer first, because the wrong door makes a good unit useless.

Many complexes have one type per unit and a shared door of the other type. At 397 Humberline Drive, for example, each smaller unit has its own truck-level door, and the brochure lists two drive-in doors across the whole complex. If a shared door is a common element, read the rules on who can use it and when.

What zoning do industrial condos have in Etobicoke?

Etobicoke is part of the City of Toronto, so the rules sit in Toronto Zoning By-law 569-2013, Chapter 60 (Employment Industrial zones). There are four zones: EL (Employment Light Industrial), E (Employment Industrial), EH (Employment Heavy Industrial) and EO (Employment Industrial Office).

• EL zone (section 60.10): permits uses including office, warehouse, self-storage warehouse, laboratory, service shop, custom workshop, wholesaling, production studio, carpenter’s shop and industrial sales and service. Some manufacturing uses are allowed with an interior floor area cap of 5,000 square metres.
• E zone (section 60.20): permits warehouse, wholesaling, contractor’s establishment, cold storage, office park, laboratory and most manufacturing uses, with 16 listed exclusions such as asphalt plants and explosives factories.
• EH zone (section 60.30): the heavy zone, which adds uses such as vehicle depot and waste transfer station.

Retail is tightly limited. In EL and E zones, a retail store must be tied to a permitted manufacturing use on the same lot and is capped at 20% of that use’s floor area, and eating establishments on a lot are capped at 500 square metres combined. So if your plan is a showroom, gym, church or event space, check the zone line by line before you fall in love with the unit. Some buildings also carry a site-specific exception, and the condo declaration can be stricter than the by-law.

What zoning do industrial condos have in Mississauga?

Mississauga uses Zoning By-law 0225-2007, Part 8 (Employment Zones). There are three base zones: E1 (Employment in Nodes), E2 (Employment) and E3 (Industrial). Here is a simplified read of Table 8.2.1 for the uses industrial condo buyers ask about most:

Two general rules matter for condo owners. First, unless otherwise permitted, all uses in E1 and E2 zones must be wholly inside a building (section 8.1.1). Second, up to 20% of the floor area of a business activity use can be accessory retail, but only for products made, repaired, wholesaled or distributed there, and only inside the same unit (section 8.1.3.1). Footnotes and exception zones change some of these answers, so use the table as a starting point, not a final ruling.

Where are the industrial condo units in Etobicoke?

Etobicoke’s industrial condo stock is concentrated in the north, close to Pearson, Highway 427 and Highway 401, with a smaller industrial pocket in the south near the rail lines. These are the areas and buildings I could verify:

One caution on 397 Humberline Drive: a public listing shows its zoning as “E1”, which is a Mississauga label, not a Toronto 569-2013 zone. That kind of mismatch is common on listing sites. Pull the zoning yourself from the City’s interactive zoning map before you rely on it.

Etobicoke has other employment pockets, but I only list what I could confirm has condo stock. Small-bay buildings come up for sale quietly and often trade between owners in the same complex, so if your target is a specific street, it is worth asking.

Where are the industrial condo units in Mississauga?

Mississauga’s Official Plan, Chapter 16 divides the city into 13 Employment Area Character Areas. Knowing which one a unit sits in tells you a lot about what the area is meant to become.

Buyers often call it “Meadowvale Business Park”. The Official Plan name is the Meadowvale Corporate Centre Employment Area. The point for you: in the four Corporate Centres, the Plan does not allow new Industrial designations beyond what was already designated, so the stock leans towards office and flex. If you need heavier uses, the Northeast, Dixie, Mavis-Erindale, Southdown and Western Business Park areas are the more natural fit.

How do you finance an industrial condo?

You will usually need a commercial mortgage, not a residential one. Commercial lenders look at the property, your business financials and how the unit will be used. Terms vary widely by lender and borrower, so I only quote what a lender publishes.

BDC, for example, says on its commercial real estate loan page that it can offer financing of up to 100% of the project cost, an amortization of up to 25 years and interest-only payments for the first 36 months. The same page also says certain purchases, such as real estate, may require a down payment, and projects zoned for residential use are not covered. Treat that as a ceiling one lender advertises, not what you will be approved for.

Before you make an offer, get your lender to confirm three things in writing: the loan-to-value they will lend at on this specific unit, whether they need an appraisal and an environmental report (for industrial, many do), and how long their approval takes. That third answer sets how long your financing condition needs to be.

Do you pay HST on an industrial condo?

Usually, yes. The CRA lists sales of commercial real property as taxable supplies in its guide for GST/HST registrants, and the HST rate in Ontario is 13%. On a commercial purchase, that is a big number.

The CRA also says that in certain cases the vendor does not collect the tax and the purchaser may have to pay it directly to the CRA. Purchasers report that tax using Form GST60 when they buy taxable real property. If your business is registered for GST/HST and uses the unit in its commercial activities, your accountant may be able to claim it back as an input tax credit. Get that advice before you waive conditions, and make sure the HST clause in the agreement says clearly whether the price is plus HST.

What should you check about condo fees and the condo corporation?

Condo fees in an industrial building pay for the shared items: roof, paving, snow, landscaping, building insurance, management and the reserve fund. I do not quote typical fees, because they swing with the age of the building, what is a common element, and how well the reserve fund has been managed. A brochure that leaves fees blank is normal; you get the real number from the status certificate.

The Condominium Authority of Ontario explains that a status certificate is set out in section 76 of the Condominium Act, 1998, must be provided within 10 days, and is capped at $100 including taxes. It includes the declaration, by-laws and rules, the budget, the last audited financial statements, the latest reserve fund study, the unit’s common expenses and any arrears, special assessments, insurance certificates and any legal action.

For an industrial unit, I read the declaration and rules for these before anything else:

• Permitted and prohibited uses, which can be narrower than zoning.
• Outdoor storage, truck and trailer parking, and overnight parking.
• Hours of operation, noise and odour rules.
• Who maintains the overhead door, the rooftop HVAC unit and the electrical service to your unit.
• Signage rights on the building and the pylon.
• Whether the reserve fund study flags a roof, paving or structural project coming up.

The roof is the big one. At 397 Humberline Drive, the brochure notes the roof was replaced in 2022/2024, which is exactly the kind of detail that should show up, and be confirmed, in the reserve fund study.

How do you buy an industrial condo, step by step?

1. Write your use down in by-law words. “Cabinet shop with spray booth” and “warehouse for online orders” are treated very differently.
2. Pick door type, clear height and power first, then size. Those three are hard to change; floor area is not, if you can combine units.
3. Talk to a commercial lender early so you know your real budget and how long approval takes.
4. Shortlist by employment area, using the tables above, and confirm each unit’s zone on the City map.
5. Make an offer with conditions: financing, status certificate review, lawyer and accountant review (HST), inspection, and environmental if your lender wants it.
6. Review the status certificate and reserve fund study with your lawyer before conditions come off.
7. Close, then check permits for any fit-out. A change of use inside the unit may need a building permit.

I help owner-users and investors buy, sell and lease industrial condos across Etobicoke, Mississauga and the rest of the GTA, and I am happy to pull current units that match your door, height and zoning needs.

For the bigger picture, see my guides to warehouse and industrial space in Ontario and buying a warehouse in Ontario. If you are comparing a unit’s price to its income as an investment, my explainer on how commercial property is valued (cap rate, NOI and DSCR) will help, and this one covers what a status certificate tells you.

Frequently asked questions

Sources

• City of Toronto — Zoning By-law 569-2013, Chapter 60.10 Employment Light Industrial (EL) Zone — EL permitted uses, retail and manufacturing caps
• City of Toronto — Zoning By-law 569-2013, Chapter 60.20 Employment Industrial (E) Zone — E zone permitted uses and conditional uses
• City of Mississauga — Zoning By-law 0225-2007, Part 8 Employment Zones — E1/E2/E3 permitted uses, sections 8.1.1 and 8.1.3.1
• City of Mississauga — Official Plan Chapter 16, Employment Areas (March 2026) — 13 Employment Area Character Areas and Corporate Centre policies
• Humberline Industrial Condos — 397 Humberline Drive sales brochure — Unit sizes, 18 ft clear height, door counts, roof replacement
• Cityfeet — 5266 General Road, Mississauga listing — Multi-tenant industrial condominium complex, E2 zoning, unit sizes
• Cityfeet — 770 Southdown Road, Mississauga listing — New industrial condo, 32 ft clear, E2, Q4 2026 occupancy
• BDC — Commercial real estate loan — Financing up to 100% of project cost, 25-year amortization, down payment note
• Canada Revenue Agency — General information for GST/HST registrants (RC4022) — Commercial real property sales are taxable; purchaser may remit tax
• Condominium Authority of Ontario — Status certificates — Status certificate contents, 10-day deadline, $100 cap, s.76

Related reading

• Warehouse and industrial space in Ontario
• Buying a warehouse in Ontario
• How commercial property is valued in the GTA
• Change of use permits for commercial space
• HST clauses in an Ontario agreement of purchase and sale