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Subway

Toronto - Development - Senior Manager- Real Estate

Toronto, ON, Canada

Full-time

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Job details

Job type: Full-time
Apply by: Nov 1, 2026
Experience: 8–12+ years of commercial real estate experience with demonstrated success in QSR, retail, restaurant and/or franchised environments
Posting language: English
Posted: Oct 2, 2026

Original job description

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

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More about this job

Responsibilities

Lead Subway Canada's national real estate strategy, including site selection, lease and transaction negotiations, pipeline governance, and portfolio optimization. Advise franchisees and coordinate with internal teams and external partners to support restaurant growth, development targets, and risk mitigation.

Requirements

Requires 8–12+ years of commercial real estate experience, ideally in QSR, retail, restaurant, or franchised environments, with a record of negotiating leases and complex transactions. Candidates should bring strong market analysis, pipeline management, stakeholder influence, communication, and financial skills; ICSC participation and franchise experience are preferred.

Skills

Landlord and Broker Relationship Management
Franchisee Partnership and Advisory
Portfolio Optimization
Cross-Functional Leadership
Executive Communication
Strategic Problem Solving
Market Analysis
Site Evaluation
Lease Negotiation
Transaction Management
ROI Calculations
Financial Acumen
Data Tracking and Reporting
Stakeholder Influence

Benefits

Medical Insurance
Dental Insurance
Vision Insurance
Life Insurance
401(k)
Competitive Bonus
Mobility Allowance
Tuition Reimbursement
Company Holidays
Employee Resource Groups
Volunteering Time

Visa sponsorship

Not detected in the job text

Keywords

Commercial Real Estate
Quick-Service Restaurants
Franchising
Site Selection
Letters of Intent
Commercial Leases
Lease Renewals
Transaction Execution
Landlord Relationships
Broker Relationships
Development Pipeline
Market Planning
Portfolio Optimization
Relocations
Closure Mitigation
Rent Negotiations
Tenant Allowances
Free Rent Negotiations
Fair Market Rent
ROI Calculations
AI-Enabled Dashboards
Executive Reporting
Pipeline Metrics
Risk Forecasting
ICSC
Franchisee Advisory
Development AOP
Cross-Functional Collaboration

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