How to Sell Commercial Property in Burlington: Plan Status, Growth Areas and Employment Lands

Selling commercial property in Burlington starts with understanding that the city’s planning framework has two layers that a buyer’s planner will read together: a new official plan, Burlington Official Plan, 2020, that was approved but partly appealed, and a strategy that directs growth toward specific places, the two Urban Centres and the areas around the GO stations. A property in one of those growth areas has different potential and different questions from a building in an established employment area or a neighbourhood commercial strip. This guide is for owners of industrial, office, retail and mixed-use properties in Burlington. It explains the planning pieces that matter, what they mean for each kind of property, and how to prepare. For the general sale process, see how to sell commercial property in Ontario.

Where the Official Plan Stands

According to the City of Burlington, its new official plan, the Burlington Official Plan, 2020, was approved by Halton Region on November 30, 2020, with modifications. The City notes that parts of the plan were appealed and do not come into effect until the appeals are resolved by the Ontario Land Tribunal, so which policies govern a specific property can depend on the status of those appeals. Because the answer differs from site to site, confirm in writing with the City which policies and zoning apply to your property before you price it.

Halton Region’s role has also changed. According to the Region, as of July 1, 2024 it became an upper-tier municipality without land use planning responsibilities, and the Halton Regional Official Plan is deemed to be an official plan of each local municipality, including Burlington, until it is revoked or amended. The City is now your planning contact.

Growth Areas: Urban Centres and GO Station Areas

The City’s plan identifies Downtown and Uptown as Burlington’s two Urban Centres and directs intensification to areas around the City’s GO stations, known as Major Transit Station Areas, along with mixed-use nodes and intensification corridors. The City has described growth as targeted at a small share of the city, in the mobility hubs around the GO stations and in downtown and uptown Burlington. These areas are intended to combine employment, shopping, services and housing.

What this means for an owner in or near these areas:

• Redevelopment potential may exist, but only to the extent the applicable policies, zoning and approvals allow it, and appeals may affect the policies that apply.
• Buyers will look at what could be built, not only at what exists. That can mean developers and land buyers, and it makes your planning documentation central to price.
• Existing tenants and leases still matter. A property with long leases may be less attractive to a redeveloper than a vacant or short-lease one, and more attractive to an investor.

See how to determine highest and best use and official plan vs zoning.

Employment Lands

According to the City, lands designated for employment uses are shown on Schedule C (Land Use, Urban Area) and Schedule E (Land Use, Uptown Urban Centre) of the plan and are intended to accommodate a full range of manufacturing, warehousing and office uses, with the City’s policies aiming to protect and enhance them. For an owner of an industrial or business building in an employment area, the important questions are what uses the designation and zoning permit, whether outside storage and truck activity are allowed, and whether any policy changes are pending. Buyers of these properties are mostly owner-users and industrial investors, who will focus on function and income. See how industrial leases affect property value.

Retail, Office and Mixed-Use Property

Retail plazas, office buildings and mixed-use properties are usually valued on income, tenant quality and lease terms, as explained in how tenant quality affects retail plaza value and how office leases affect property value. For properties in the growth areas, add the planning question: does the property’s value depend partly on redevelopment, and if so, on which approvals?

Preparing to Sell in Burlington

• Get planning status in writing: zoning, official plan designation, and the status of any appeals affecting the property.
• Assemble the property file: leases and rent roll, operating statements, surveys, site plans, permits and any work orders. See the due diligence checklist.
• Know your environmental position: lenders commonly want a Phase I environmental site assessment prepared to CSA Z768, and a change to a more sensitive use can trigger the Record of Site Condition process under O. Reg. 153/04.
• Choose how to market it: see on-market versus off-market sales.
• Plan for tax and costs: Ontario land transfer tax is generally paid by the purchaser but shapes what buyers can offer, and HST may apply. Speak with your accountant and lawyer before listing.

Mistakes That Are Specific to Burlington

• Assuming every policy in the 2020 official plan is in force when parts remain under appeal.
• Marketing redevelopment potential in a growth area without documenting what the current policies and zoning actually permit.
• Treating Downtown, Uptown and GO station areas as if the same rules applied to every property in them.
• Relying on Halton Region for planning information after July 1, 2024.
• Overlooking how existing leases limit a redeveloper’s options, or how redevelopment hope affects an investor buyer’s price.

Frequently Asked Questions

What is Burlington’s current official plan?

The Burlington Official Plan, 2020 was approved by Halton Region on November 30, 2020, according to the City, but parts were appealed, so confirm which policies apply to your property.

What are Burlington’s Urban Centres?

Downtown and Uptown, which the City’s plan identifies, along with the areas around the GO stations, as focuses for growth and intensification.

Where are employment lands shown?

On Schedule C (Land Use, Urban Area) and Schedule E (Land Use, Uptown Urban Centre) of the official plan, according to the City.

Who do I ask about zoning and planning?

The City of Burlington’s planning staff, since Halton Region no longer has planning responsibilities.

Do I need an environmental report to sell?

Not always, but buyers and lenders often require one for industrial and older commercial properties.

Who pays land transfer tax?

The purchaser generally pays Ontario land transfer tax.

Conclusion

Selling commercial property in Burlington means knowing whether your site is in an employment area, a growth area or an established commercial location, and confirming which policies apply given the appeals still affecting the 2020 plan. Owners who document that in writing, and who prepare the property file in advance, protect both price and timeline. If you are considering selling a commercial property in Burlington, a property-specific valuation and market strategy can help you understand your options before entering the market.

Sources and Further Reading

• City of Burlington: Official Plan
• City of Burlington: Official Plan: Land Use Policies, Urban Area
• Halton Region: Regional Official Plan
• Government of Ontario: O. Reg. 153/04, Records of Site Condition
• Government of Ontario: Calculating land transfer tax

This article is general information and is not legal, tax, accounting, planning or environmental advice. Consult qualified professionals about your specific property and transaction.