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GullySales
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Commercial property brokers · Real estate and construction

Be on the shortlist when a company starts looking for its next office or shop.

A finance head at a growing Bengaluru company is told the lease on the company's MG Road floor will not be renewed. A short requirement goes to four brokers: about 6,000 square feet, a Metro stop within walking distance, move in before the next quarter. The broker who replies with three real options and the carpet area, not a brochure, gets the tour.

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Scope, fee, reporting and term are agreed in writing after we have read your brief and spoken to you.

Realistic editorial illustration of property management companies at work in the United States

In one paragraph

Commercial property brokers find offices, shops, warehouses and showrooms for companies and bring tenants and buyers to landlords. Marketing gets a landlord to give you the mandate and a company to send you its requirement. GullySales builds locality and property-type pages, a clean inventory sheet and a requirement follow-up routine.

Commercial brokerage runs on two relationships: landlords who trust you with a vacancy and occupiers who trust you with a requirement. In a small firm both live in phone contacts and memory. When one person leaves, the contacts leave too.

Last updated 18 Oct 2026.

How buyers decide

How commercial property brokers are chosen.

A landlord gives a mandate to the broker who already holds tenants of the right size, quotes a realistic rent and will not circulate the floor to every agent in town. They ask other owners, look at which board is on neighbouring buildings and check whether the broker works the micro-market.

An occupier chooses on shortlist quality. They want options that match the area, the car parking, the power backup and the rent range, and they want them fast. Founders ask peers and search for 'office space in' a business district, and the brokers who appear with specifics get the call.

Investors who buy pre-leased shops and offices add a third audience. They ask about the tenant, the lock-in, the yield on paper and the lease document. Keep any return figure out of marketing and let a lawyer or adviser speak to the numbers.

The problem

What usually goes wrong for commercial property brokers.

What owners tell us on the first call, in their words.

  • “We hold a vacancy and the landlord lists with five other brokers”

    Without an exclusive mandate we compete on speed and commission, and the tenant goes to whoever sent the brochure first.

  • “Our inventory lives in one person's phone”

    Rent, carpet area and availability are scattered across chats and sheets. A requirement arrives and nobody can pull a shortlist without ringing round.

  • “Companies do not know we exist until they need a space”

    By the time a requirement is sent, the occupier has a list of brokers from a peer. We are not on it.

  • “Requirements go cold between the tour and the term sheet”

    After the first visit, the occupier goes back to the management and we hear nothing for weeks.

  • “We cannot show what we have closed”

    Landlords ask for similar deals and we have no page that names the micro-markets, sizes and property types we handle.

  • “Lease renewals pass to other brokers”

    We placed a tenant three years ago and did not call when the lease was coming up for renewal.

What we do

What we do for commercial property brokers.

Everything included for commercial property brokers.

  1. Pages by micro-market and property type

    One page for each business district or corridor and each type of space, with the building mix, the floor sizes on offer and how a requirement is shared.

  2. An inventory sheet you can send in minutes

    A single layout for each space: carpet area, floor plate, rent per square foot as quoted today, parking, power and availability date.

  3. A landlord mandate page

    A page for owners, saying how you position a vacancy, who you show it to and how your fee works in plain words.

  4. A requirement form that asks the right questions

    A short form for size, location, budget, move date and number of seats, so each enquiry arrives with the detail you need.

  5. A tracker of requirements and tours

    Every requirement from first contact to lease, with the date of the next call, so none disappear after a tour.

  6. A renewal calendar

    Lease end dates for the tenants and landlords you have served, with a call planned well before the notice period.

How the result is measured

  • Requirements received by source
  • Requirements answered with a written shortlist
  • Tours per requirement
  • Mandates won from owners
  • Leases closed by source
  • Renewals and relocations returning from past clients

Recorded as a baseline before work starts, so every later report has an honest comparison.

Every service, written for commercial property brokers

Each has its own page: what it involves for commercial property brokers, what you get, and what it is measured on.

Worth a page and a campaign of their own

Office space for lease in business districts · High-street and mall shops for brands · Warehouses and godowns for logistics and e-commerce firms · Industrial sheds and factory space · Coworking and managed offices for small teams · Pre-leased property for investors · Showroom space for dealers · Renewal and relocation advice

Priority campaigns

Campaigns for what commercial property brokers most want to sell.

Each one planned around when your buyers decide, and measured against the baseline.

  • Space-type search ads

    Google ads for searches such as warehouse for lease or office space in a named district, each linked to the matching page.

  • LinkedIn outreach to expansion decision-makers

    Short messages to admin heads, operations heads and founders at firms that are hiring or opening a branch in your market.

  • Owner mandate campaign

    A direct approach to owners of vacant buildings, using a brief on how you present and fill space.

  • Investor brief for pre-leased property

    A short, factual brief on available pre-leased units for known investors, without return claims.

Beyond search

Where we reach buyers of commercial property brokers, beyond Google.

Search matters, but it is rarely the only way this industry's buyers find a supplier.

  • Admin, facilities and operations heads

    The person who signs a lease at a company is not named on the company website. Roles are listed by industry and market, each with an introduction written for that role.

  • Architects and interior fit-out contractors

    A fit-out designer is briefed on a company's new floor while the lease is still being drafted, so they are worth keeping informed about the space you hold.

  • Property lawyers and chartered accountants

    Advisers who read lease documents meet occupiers and investors at the decision point.

  • Landlord and building owner associations

    Owners of multi-floor buildings hold the mandates, and their associations are where they meet.

  • Business chambers and industry associations

    Members of a chamber move offices and open branches, and the member list shows who they are.

Who it is for

This is written for these commercial property brokers.

  • Office space brokers in IT parks and central business districts
  • Retail and high-street shop brokers for brands and franchise owners
  • Warehouse and industrial shed brokers near logistics corridors
  • Coworking and managed office space brokers
  • Tenant representation firms acting only for the occupier
  • Brokers for pre-leased shop and office investment sales
  • Showroom brokers for car, furniture and electronics dealers
  • Boutique brokers working a single micro-market

Not for

It is not the right fit if.

  • You want a guaranteed Google ranking or a guaranteed number of leads. Nobody honest can promise either.
  • You need enquiries by next week and have nobody to answer them.
  • You want posts and reach reported, not enquiries and orders.

How it works

How the work runs for commercial property brokers

The work itself, in order. How an engagement starts, from your brief to a written scope, is set out on our method page.

  1. 1

    Map the inventory and the mandates

    What you hold, what is exclusive, which micro-markets you know best and where the best requirements came from, listed first.

  2. 2

    Pick the property types and markets to lead with

    Two or three combinations where a small firm can credibly stand out, such as one corridor and one type of space.

  3. 3

    Build the pages, sheets and forms

    Market pages, an inventory layout and a requirement form, connected to your sheet or CRM.

  4. 4

    Set the follow-up and renewal routine

    Who calls after a tour, and how lease end dates are tracked, written down for your team.

  5. 5

    Review requirements against leases signed

    Each requirement is linked to its outcome, so channels that bring leases can be told apart from those that bring only enquiries.

Where this fits

Three pieces of sales work, in this order.

GullySales builds every engagement from three pieces of sales work. This page is not one of them, but the same three steps apply to the business behind it.

  1. Step 1

    Sales audit

    Find where deals are being lost and what to fix first.

    Start here if you cannot say where orders are lost.

  2. Step 2

    Sales process design

    One written way to sell, from first enquiry to repeat order.

    Start here if every salesperson sells differently.

  3. Step 3

    Sales management

    A target, a review routine and someone who owns the number.

    Start here if the team has targets and no routine.

Tell us what you need Your brief is read before we call. Scope, fee and term in writing.

FAQ

Questions commercial property brokers ask before they call.

Not here? More answers, or ask on WhatsApp.

Tell us what you need
How do I get exclusive mandates from landlords?
Show that you hold tenants of the right size and have a clear way to present the vacancy. A mandate page, a few well-described closed spaces and a direct approach to owners are what a landlord looks at, more than a discount on commission.
Can I list names of companies I have placed?
Only with their written consent. Without it, describe the deal by size, property type and micro-market.
I am a solo broker. Is this worth it?
Yes, if you pick one market and one property type. A narrow, well-described page beats a broad one that you cannot back with stock.
Do you run campaigns for pre-leased property sales?
We can set up pages and outreach to investors, but we keep return and yield claims out of marketing. Investors should take those figures from your documents and their own adviser.
How do you track which channel gave a lease?
Each requirement carries its source from the first message, and the outcome is added when the lease is signed. After a few leases the pattern is visible.
How much does it cost?
There is no price list, because the work differs by business. The fee is scoped after we have read your brief and spoken to you, and put in writing before anything starts, split into our time, your media spend and production.
How long is the contract?
The term is agreed in writing after we have spoken, along with the fee and the reporting. It is never a default twelve months, and renewal is decided on the numbers against the baseline recorded at the start.
How soon will we see results?
Fixes to reply time, follow-up and your Google Business Profile are the quickest to show, because the enquiries already exist. Ads can follow soon after follow-up is in place. SEO and content take longer. How long each takes depends on your business, and we tell you which applies to you after we have spoken. Nothing here is guaranteed.
Who will actually do the work?
The person you speak to before anything starts. We work from one office in Nagarbhavi, Bengaluru, with no account managers in between.
What do you need from us?
To start, last month's enquiries in any format and time with whoever handles them. After that, access to the accounts the work touches, such as the website, Google Business Profile or CRM.

Part of Real estate and construction. See the other industries in the sector.

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