Commercial Real Estate
Acquire office, retail or mixed-use properties as part of your business immigration or investment strategy — with zoning, lease and underwriting expertise.
What We Offer
- Office and retail property acquisition (single tenant or multi-tenant)
- Mixed-use developments with commercial + residential income
- Business premises for new operators (C11, ICT, SUV applicants)
- Commercial leasing advisory — tenant or landlord side
- Investment property income analysis and cap-rate underwriting
- Zoning and permitted-use review with municipal planners
- Lease assignment and franchise location acquisition
- Coordination with commercial lawyer, accountant and mortgage broker
How the Process Works
From first consultation to keys in hand — every stage clearly mapped.
- 1
Strategy alignment
We confirm how the property fits — owner-occupied for your business, pure income investment, or both — and align it with your immigration file if applicable.
- 2
Market scan & shortlist
We identify listings matching your asset class, location, price band and yield target. MLS, CoStar and off-market opportunities.
- 3
Site selection & tours
In-person walkthroughs with notes on traffic counts, anchor tenants, parking, condition and capital expenditure (cap-ex) needs.
- 4
Letter of Intent (LOI) & negotiation
A non-binding LOI sets price, deposit, conditional period and exclusivity. We negotiate before the formal Agreement of Purchase and Sale.
- 5
Due diligence
Environmental Phase I, building condition assessment, lease abstracts, rent roll verification, zoning confirmation, financial review. Typically 30–60 days.
- 6
Financing & closing
Commercial mortgage placement (often 25–35% down), legal review, title insurance and closing. We coordinate the entire team.
Why ITC iLand
Commercial acquisition is where our two divisions overlap most — many of our clients are C11, ICT or Owner-Operator applicants who need a real business premise to support their immigration file. We line up the property purchase, lease structure and business plan so the same document set works for both IRCC and your lender. Few brokers can do that.
Frequently Asked Questions
Yes — and for many programs (C11 Entrepreneur, ICT, PNP Entrepreneur, SUV), demonstrating a viable Canadian business premise strengthens your application. We coordinate with our RCICs so the lease or purchase contract aligns with what you have filed.
Cap rate = Net Operating Income ÷ Property Price. In the GTA, prime office tends to sit at 4.5–5.5%, retail 5–6%, and suburban or secondary markets 6–7%+. A higher cap rate signals higher risk or growth opportunity — not always a better deal.
Lease for flexibility and lower upfront cash; buy when your business is stable, you want long-term cost certainty, or property appreciation matters for your wealth strategy. We model both scenarios over 5–10 years.
Critical. Every Ontario municipality has its own zoning by-law. Before any offer, we pull the zoning certificate and confirm your intended use is "as of right" or requires a minor variance. Getting this wrong has stopped many deals.
Higher down payment (25–35%), shorter amortizations (15–25 years vs 25–30), rates based on the property's income (not just your personal credit), and the lender reviews the lease structure of any tenants. We refer commercial-specialist brokers.
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Ready to Get Started?
Book a free consultation with our real estate and immigration specialists — a strategy built around your profile.