An off-market warehouse deal is a transaction completed without public marketing. It uses direct introductions between vetted buyers and sellers, typically brokered by a specialist industrial advisor. Off-market processes protect pricing, tenant relationships and closing certainty. In European logistics, roughly 40%–60% of large industrial trades now complete off-market, particularly for assets between €5M and €40M.
An off-market deal is a transaction that is not publicly advertised. The asset is never listed on a broker portal, never included in an information memorandum sent to hundreds of investors, and never disclosed to competing tenants or lenders until exchange. Instead, it is offered to a small, pre-vetted group of buyers through direct introductions.
Off-market opportunities let buyers underwrite without competing in a bidding war. Institutional acquirers routinely pay 2–4% below public best-and-final pricing for the certainty and discretion an off-market process provides. It also gives buyers time to run rigorous due diligence rather than a compressed two-week window.
Off-market is not always optimal. Trophy assets in tight prime markets often achieve stronger pricing through a fully marketed process because the buyer pool is deep and competitive. Similarly, distressed or forced-sale assets usually need broad marketing to demonstrate best execution to lenders and stakeholders.
Every off-market mandate at TROV ESTATE starts with a written pricing view supported by comparable evidence and current buyer appetite. We then approach a curated shortlist of active industrial acquirers who have the mandate, capital and speed to close. Roughly 60% of our disposition mandates and around 70% of our investor acquisitions complete without ever entering the public market.
Slightly, on average. Buyers typically pay 2%–4% below fully marketed clearing prices in exchange for certainty and discretion. Sellers accept the marginal discount for confidentiality and closing speed.
Register a written mandate with a specialist industrial advisor stating ticket size, geography, risk profile and timeline. Advisors only introduce off-market opportunities to buyers whose mandate they can verify.
From first introduction to legal completion, expect 8–14 weeks for a single European industrial asset. That compares with 16–22 weeks for a fully marketed process.
Yes. After a preferred bidder is selected, exclusivity of 6–10 weeks is standard while due diligence and legal drafting complete. Exclusivity is what allows the buyer to spend meaningfully on DD without competitive risk.