Where Have All the Mini Industrial Units Gone?
Historical Shalan Properties data shows how sharply the Midrand mini-unit market has tightened between August 2014 and 2026.
Good mini-industrial units are disappearing quickly across a number of Gauteng industrial nodes. After seeing suitable units being taken before tenants had much time to react, I went back into Shalan Properties' historical data to see whether the impression was supported by the numbers.
Midrand: August 2014 vs 2026
The shortage is broader than Midrand
The same pressure is visible across several established Gauteng industrial nodes. Well-located small units with usable yards, suitable power, good access and secure environments can attract multiple enquiries very quickly.
What may be driving demand?
There is unlikely to be one explanation. Demand may reflect established businesses expanding, new SMEs entering the market, more people choosing entrepreneurship, necessity-driven start-ups following retrenchment, and a simple shortage of modern, well-located small industrial stock.
The supply side matters just as much. Many older mini-unit schemes are fully occupied, while new industrial development has tended to favour larger units where land and construction economics are easier to make work.
Landlords are seeing the same pressure
When enquiry levels are strong, landlords have less reason to hold a unit for a tenant that is still undecided. In some cases they may also be less inclined to negotiate aggressively on rental or other terms because another enquiry may follow soon afterwards.
It is not only mini-units
Demand is also strong for midi and maxi industrial units across many of the same nodes. The mini-unit comparison is useful because it shows the most visible end of the shortage, but the broader industrial market also needs to be monitored by size category, location, specification and rental level.
Practical lesson for tenants
If the right small industrial unit becomes available, a tenant may not have two weeks to think about it. Preparation matters: know the required size, budget, location, power, yard and lease parameters before the search starts.
Data source: Shalan Properties historical database and current market observation. Availability and rentals are snapshots and will change as stock is let, added or withdrawn.