Why Join Subway?
At Subway, we are not standing still. We are building. This is a business focused on what matters most: growing franchisee profitability, strengthening our brand and creating long-term value. The people who thrive here are the ones who want to make a real impact. You will not just do the work. You will shape it.
We move fast. We think like owners. We make decisions that matter. We hold ourselves to a high standard because what we do directly impacts thousands of franchisees around the world. If you bring energy, accountability and a bias for action, you will fit right in. We take the work seriously, but we also know the best results come from teams that support each other, celebrate wins and show up ready to build something better every day. This is your chance to be part of what's next.
About The Role
The Senior Manager, Real Estate is responsible for leading Subway Canada's national real estate execution strategy to accelerate high-quality restaurant growth, strengthen the development pipeline, and optimize the existing portfolio. The role serves as the organization's senior commercial real estate subject matter expert, building strategic partnerships with landlords, developers, brokers, and franchisees while leading complex site selection, negotiations, and transaction execution across Canada.
Working cross-functionally with Market Planning, Construction & Design, Leasing, Franchise Sales, Legal, and Operations, this role ensures real estate activities remain aligned with Development AOP priorities, supports franchisee success throughout the development lifecycle, and drives disciplined execution from opportunity identification through lease execution.
This is an
in-office role based in Etobicoke, Toronto, ON
Responsibilities Include But Not Limited To
National Real Estate Leadership
- Lead national real estate execution across new restaurant openings, relocations, portfolio optimization, and closure mitigation initiatives.
- Build and maintain strategic relationships with national landlords, developers, brokers, and real estate partners to expand Subway Canada's growth opportunities.
- Strengthen the national site acquisition funnel by identifying premium, off-market, and strategic development opportunities.
- Represent Subway Canada as the senior commercial real estate lead with external partners across the industry.
- Lead high-value commercial negotiations that secure favorable terms, strengthen long-term partnerships, and protect franchisee interests.
Site Selection & Transaction Leadership
- Lead complex site selection strategies in partnership with Market Planning to prioritize high-potential growth markets.
- Negotiate Letters of Intent (LOIs), commercial leases, renewals, and transaction structures that optimize unit economics.
- Provide commercial guidance throughout negotiations while balancing franchisee, landlord, and corporate priorities.
- Drive transactions from opportunity identification through executed agreements while removing barriers that delay delivery.
Pipeline Governance & Development Intelligence
- Own the governance, visibility, and performance of Canada's real estate pipeline across the full development lifecycle.
- Lead recurring cross-functional Development Pipeline meetings, driving accountability, removing roadblocks, and escalating risks to maintain AOP delivery.
- Track, report, and visualize key development metrics, including site funnel performance, site approval progress, transaction velocity, conversion rates, and pipeline health.
- Develop and manage AI-enabled dashboards and executive reporting that identify bottlenecks, forecast delivery risk, and improve decision-making across Real Estate, Construction, Market Planning, and Franchise Sales.
- Translate development data into actionable insights that strengthen pipeline conversion, improve prioritization, and enhance organizational performance.
Franchisee Partnership & Advisory
- Serve as the primary real estate subject matter expert for franchisees navigating site selection, relocations, lease negotiations, and development opportunities.
- Partner with Franchise Sales to position high-quality development opportunities for prospective franchisees.
- Provide strategic guidance that helps franchisees secure premium locations while mitigating commercial, occupancy, and transaction risks
Portfolio Optimization & Risk Mitigation
- Lead the real estate components of relocation projects, including lease terminations, new site negotiations, and transition planning.
- Support closure mitigation strategies through lease restructures, negotiated exits, rent relief discussions, and other commercial solutions.
- Collaborate with Development and Operations to proactively identify at-risk locations and develop action plans that protect franchisee investment and system sales.
Industry Engagement & Market Intelligence
- Represent Subway Canada at industry events, including ICSC and other commercial real estate forums.
- Maintain strong awareness of market trends, landlord strategies, leasing dynamics, and competitive activity across Canada.
- Benchmark portfolio performance against market conditions to identify opportunities for growth and optimization.
Cross-Functional Leadership
- Partner closely with Construction & Design to ensure seamless project handoffs and timely execution.
- Collaborate with Market Planning on whitespace prioritization, market opportunity assessments, and portfolio optimization strategies.
- Work with Leasing, Legal, Finance, and Operations to accelerate transaction execution and resolve complex commercial issues.
- Foster cross-functional accountability to improve execution speed, reduce delivery risk, and support Development AOP commitments.
Required Experience
Qualifications & Background Requirements
- 8–12+ years of commercial real estate experience with demonstrated success in QSR, retail, restaurant and/or franchised environments
- Proven experience negotiating LOIs, commercial leases, and complex real estate transactions.
- Strong existing network across landlords, developers, brokers, and industry partners.
- Experience managing multi-market development pipelines and cross-functional initiatives.
- Demonstrated ability to influence internal and external senior stakeholders and franchise partners.
- Experience in market analysis and determining fair market rents
- Demonstrated ability to manage high-volume portfolios with competing priorities
- Highly organized and self-motivated with the ability to manage workload independently and prioritize effectively.
- Strong communication and interpersonal skills with the ability to work cross-functionally and engage franchisees professionally.
- Ability to adapt quickly and manage shifting priorities in a fast-paced development environment.
Preferred Experience
- ICSC membership and active participation within the commercial real estate industry.
- Proven track record of delivering measurable deal value through rent reductions, tenant allowance, free rent negotiations.
- Experience working with franchise models and supporting independent operators is highly preferred
- ROI Calculations & Financial Acumen
Added Assets (Not Required):
- Bi-Lingual (English/French) capability an added asset
- Real Estate Designations an added asset
Core Competencies:
- Commercial real estate negotiation
- Landlord and broker relationship building & management
- Development pipeline management
- Franchise partnership and advisory
- Portfolio optimization
- Cross-functional leadership
- Executive communication and presentation skills
- Strategic problem solving
- Market analysis and site evaluation
- Strategic Negotiation & Influence
- Executive Communication & Advisory
- Must be able to multi-task in a high pressure, high-paced environment
- ROI Calculations & Financial Acumen
- Tracking, Reporting and Visualizing team data
What do we Offer?
- Insurance Plans (Medical/Dental/Vision/Life)
- 401k (Country specific)
- Competitive Bonus
- Mobility Allowance
- Tuition Reimbursement
- Company Holidays
- Employee Resource Groups
- Volunteering time
- Many More…
Actual pay is determined based on a number of job-related factors including skills, education, training, credentials, qualifications, scope and complexity of role responsibilities, geographic location, performance, and working conditions.
The Company is only considering applicants who are currently authorized to work in the country the position is based. AA/EOE/D/V
Subway uses technology‑assisted tools to support our recruitment process. These tools strictly help organize and sort applications based on job‑related qualifications. All decisions are made by people - our recruiting team and hiring managers. If you have questions or would like to request an alternative review process, please let us know.
Job Details
- Pay Type: Salary
- Employment Indicator: Regular
