Vaughan, ON · Office
Office rent per square foot in Vaughan
What does office space cost in Vaughan?
Office tenants in Vaughan pay about $17.50/sf per year in net rent plus roughly $10.75/sf in recoverable operating costs — a gross occupancy cost near $28.25/sf per year before any free rent or improvement allowance.
01The market
Net rent
$17.50/sf/yr
Band $13.75/sf–$21.25/sf
TMI / CAM
$10.75/sf/yr
Recoverable operating cost
Availability
12.2%
Vacancy and sublease space
Gross occupancy
$28.25/sf/yr
Net + additional rent
02Your lease, priced
Model an offer against this market
Pre-filled with Vaughan office figures. Change anything; the numbers and the printable comparison sheet update as you type.
Offer A — Vaughan office
Tenant occupancy cost
$30.06/sf/yr
$3,005,796 over 10 years
Effective net rent (straight-line)
$14.09/sf/yr
Face average $19.16/sf/yr
Effective net rent (NPV)
$11.81/sf/yr
Discounted at 7%
Inducement cost
$50.75/sf
26.5% below face net rent
6 months free and $42.00/sf of TI cut the landlord's effective net rent from $19.16 to $14.09 per sf per year. The tenant's all-in occupancy cost averages $30.06 per sf per year over the term.
| Year | Net rate | TMI rate | Free months | Tenant cash out | Landlord net | PV of landlord net |
|---|---|---|---|---|---|---|
| 1 | $17.50/sf | $10.75/sf | 6 | $195,000 | $87,500 | $81,776 |
| 2 | $17.85/sf | $10.97/sf | — | $288,150 | $178,500 | $155,909 |
| 3 | $18.21/sf | $11.18/sf | — | $293,913 | $182,070 | $148,623 |
| 4 | $18.57/sf | $11.41/sf | — | $299,791 | $185,711 | $141,678 |
| 5 | $18.94/sf | $11.64/sf | — | $305,787 | $189,426 | $135,058 |
| 6 | $19.32/sf | $11.87/sf | — | $311,903 | $193,214 | $128,747 |
| 7 | $19.71/sf | $12.11/sf | — | $318,141 | $197,078 | $122,731 |
| 8 | $20.10/sf | $12.35/sf | — | $324,504 | $201,020 | $116,995 |
| 9 | $20.50/sf | $12.60/sf | — | $330,994 | $205,040 | $111,528 |
| 10 | $20.91/sf | $12.85/sf | — | $337,614 | $209,141 | $106,317 |
Printable comparison sheet
Lease comparison — Vaughan office
Every input and every result, side by side. Prepared 2026-08-23.
| Line | Offer A |
|---|---|
| Rentable area (sf) | 10,000 |
| Term (years) | 10 |
| Face net rent, year 1 | $17.50/sf/yr |
| Escalation | 2% |
| TMI / CAM, year 1 | $10.75/sf/yr |
| Free rent | 6 months |
| TI allowance | $42.00/sf |
| Face average net rent | $19.16/sf/yr |
| Tenant occupancy cost | $30.06/sf/yr |
| Tenant total over term | $3,005,796 |
| Effective net rent (straight) | $14.09/sf/yr |
| Effective net rent (NPV) | $11.81/sf/yr |
| Landlord NPV of term | $829,362 |
| Winner | Cheapest for the tenant · Best for the landlord |
03Provenance
How these figures were produced
- Baseline seed — A documented starting estimate awaiting first observation. Treat as an order-of-magnitude figure only.
- Modelled — Derived arithmetically from observed inputs using the published method; not a market quote.
Sources
- [1] No promoted observation yet — The figures above are documented seeds and this page is excluded from the index until a sourced observation is published.
04What the recovery contains
Reading the additional rent in Vaughan
Net rent plus a full recovery of realty taxes, maintenance and insurance, usually with a building-standard turnkey or a TI allowance.
In Vaughan, the recoverable line for office space usually contains realty taxes, building insurance, common-area cleaning, HVAC maintenance, elevator service, security, and a management fee calculated on gross revenue. At roughly $10.75/sf per year it is 38% of the gross occupancy cost, which is why a rate negotiation that ignores it is only half a negotiation.
The clause worth arguing over here is the management fee percentage and whether capital replacements are amortised rather than expensed in the year incurred. Model it: run the recovery through the TMI calculator with and without the term you are asking for, and bring the dollar difference to the table rather than the principle.
Related: TMI recovery calculator · net vs gross leases
05Questions
Frequently asked
What is included in TMI for office space in Vaughan?
Typically realty taxes, building insurance, common-area cleaning, HVAC maintenance, elevator service, security, and a management fee calculated on gross revenue. Confirm the definition clause in your lease, because the list is contractual, not standard.
What should a tenant push back on in Vaughan?
Usually the management fee percentage and whether capital replacements are amortised rather than expensed in the year incurred.
Is the quoted rate the total cost?
No. On a net lease the quoted rate is base rent only. Add the recoverable operating costs to get the gross occupancy cost, then subtract inducements to get what you actually pay.
06Carry the deal
Leaselor is step 9 of a ten-stage commercial real estate network. Each site owns one stage and hands the same deal object to the next — no account, no email, no re-typing. Price a lease above and your numbers attach themselves to these links.
- 01ZonelorPre-planning & feasibilitySize the buildable envelope before you price anything.Soon
- 02ValulorValuation & comparablesCapitalise the NOI and test the value against local cap rates.Soon
- 03EnvirolorDue diligence & site selectionCost and time-box the ESA before your condition period runs.Soon
- 04CapitalorPre-acquisition & financingDebt-service the deal and find the loan the numbers support.
- 05InsurelorFunding conditions & insurancePrice the binder your lender makes a funding condition.Soon
- 06EscrowlorTransaction & legal closingAdd land transfer tax and closing costs to your all-in basis.Soon
- 07BuildlorConstruction & tenant improvementsPrice the hard and soft cost stack behind the build.Soon
- 08SecurlorPost-construction & asset hardeningScope the life-safety and access control sign-offs.Soon
- 09LeaselorLeasing & incomeTurn rent, TMI and vacancy into the NOI you underwrote.You are here
- 10StratalorLong-term operations & facility managementBenchmark opex and TMI to hold the NOI you underwrote.
07Nearby coverage
Other use classes in Vaughan
Not advice — Leaselor is a data publisher. We do not broker, arrange, or transact, and nothing here is an offer or professional advice. Figures are indicative benchmarks for comparison and must be confirmed with a licensed professional before you rely on them. About Leaselor