Condo building
Water Street by the Park
Kelowna
LIVE · KELOWNA & WEST KELOWNA
Your definitive 2026 guide to buying a condo in Kelowna, from downtown towers and strata fees to new short-term rental rules.
30 neighbourhoods · 195 buildings · Updated September 2026Live guide · Go Kelowna
Photo: Iryna Maiboroda · Waterfront Park via Google
01AT A GLANCE
The details that matter.
Buying a condo in Kelowna in 2026 means choosing between new downtown towers, established neighbourhood buildings, or quieter West Kelowna options. Key considerations are strata documents, pet and rental bylaws, and new provincial short-term rental rules. Hot spots include Downtown, Pandosy Village, and the area near UBCO, each offering a distinct lifestyle for a range of budgets.
- Median Price
- Around $475K (Sept. 2026)
- Average Rent
- ~$2,118/mo (2-bed, CMHC 2025)
- Key Areas
- Downtown, Pandosy, West Kelowna
- Rental Rules
- Principal residence required
01BUILDING GUIDES
Condo buildings worth knowing.
Profiles with amenities, the story and what’s listed right now.
Condo building
Sonoma Pines
West Kelowna
Condo building
Eminence at Knox
Kelowna
Condo building
Mission Meadows
Kelowna
Condo building
Creekside Villa
Kelowna
Condo building
Revo Kelowna
Kelowna
Condo building
Waterscapes — Skye Tower
Kelowna
Condo building
The Verve
Kelowna
Condo building
VEDA
Kelowna
Condo building
U-Two
Kelowna
Condo building
Discovery Bay Resort
Kelowna
Condo building
Ariva
West Kelowna
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•NEIGHBOURHOODS
Where they are.
The neighbourhoods behind the buildings: parks, patios, schools and the commute.
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•LOCAL KNOWLEDGE
Kelowna Condos For Sale: Your 2026 Guide
Here is everything you need to know about finding and buying the perfect condo in Kelowna and the Central Okanagan this year.
The short answer
For condos in Kelowna, focus on Downtown for high-rise living with lake views and amenities. Check out the Pandosy and Lower Mission areas for a trendy, walkable lifestyle near the water. For more affordable options with great views, explore communities in West Kelowna like Westbank Centre or Shannon Lake.
01High-Rise Living
Downtown Kelowna Towers
Downtown Kelowna's skyline is changing fast, with impressive new towers offering a true urban lifestyle. Buildings like One Water Street, with its two towers, and the multi-tower Water Street by the Park have brought hundreds of new homes to the waterfront. These concrete high-rises feature resort-style amenities like pools, gyms, and concierge services, all steps from the best of the city.
The area around Bernard Avenue is another hub of activity. Brooklyn at Bernard Block added a modern tower with a rooftop lounge right in the city's core. These developments are aimed at those who want a walkable life. You can leave the car behind and stroll to restaurants, shops, City Park's Hot Sands Beach, and events at Prospera Place.
Living downtown means embracing the energy of a growing city. You get stunning views of Okanagan Lake, the marina, and the William R. Bennett Bridge. It's a premium experience, with prices reflecting the location and the high-end finishes and amenities that are now standard in these new developments.
Local tips
- Ask about included amenities; many new towers have extensive offerings.
- Consider which direction your unit faces for morning sun or evening sunsets over the lake.
- Check the building's parking and storage locker situation.
- Walk the neighbourhood at different times to get a feel for the downtown vibe.
02Boutique & Beachy
Pandosy & South Pandosy
The Pandosy and South Pandosy corridors, including the Lower Mission, offer a different flavour of condo living. This area is known for its boutique shops, local cafés, and a vibrant street scene, all just a short walk from some of Kelowna's best beaches, like Rotary and Gyro. It feels more like a village within the city.
Newer developments like Movala and the established Playa del Sol offer modern homes with a focus on lifestyle. Many buildings here are mid-rise, creating a more intimate community feel than the downtown towers. You'll find a mix of residents, from young professionals to downsizers, all drawn to the area's charm and convenience.
This neighbourhood is perfect for those who want walkability without the downtown bustle. You're close to Kelowna General Hospital, Okanagan College, and the popular Mission Park Shopping Centre. It’s an ideal blend of urban amenities and a relaxed, beach-town atmosphere, especially during the warm Okanagan summers.
Local tips
- Explore the Abbott Street corridor for a beautiful walk or bike ride.
- Check how close your prospective condo is to beach access points.
- Look at buildings like Green Square for a central Pandosy location.
03Urban Hubs
Capri-Landmark & UBCO
The Capri-Landmark area is one of Kelowna's designated Urban Centres, slated for significant growth and redevelopment over the next two decades. The plan is to transform this employment hub into a more vibrant, mixed-use community. New residential towers are planned, including a 23-storey tower at the Capri Centre site, adding hundreds of new homes. Buildings like Revo Kelowna are part of this wave, offering central living close to shops and transit.
Further north, the University District near UBCO is a distinct and vital condo market. This area caters heavily to students, faculty, and investors. Buildings like Pinnacle Pointe, U-Two, and VEDA are popular choices, offering smaller, efficient layouts perfect for student life or as a rental investment. Its proximity to the university and Kelowna International Airport makes it a practical choice for many.
Both areas represent strategic growth in Kelowna. Capri-Landmark is becoming a second downtown, while the University District is a purpose-built community supporting one of the region's most important economic drivers. They offer different investment profiles but are both key to Kelowna's future density plans.
Local tips
- In the UBCO area, check strata bylaws for any restrictions on student rentals.
- For Capri-Landmark, review the City's Urban Centre plan to see future developments.
- Consider the transit connections from both areas to the rest of the city.
04Views & Value
West Kelowna Condos
Across the bridge, West Kelowna offers a fantastic range of condo options, often with more space and stunning lake views for your money. Communities like Westbank Centre, Shannon Lake, and Lakeview Heights are home to well-regarded developments that provide a slightly quieter, more relaxed pace of life.
Developments such as Miravista in Westbank and the resort-style Ariva community offer modern living with great amenities. For those interested in a golf course setting, Sonoma Pines in the Smith Creek area is a popular choice. West Kelowna is not just a suburb; it's a collection of distinct communities with their own town centres, wineries, and parks.
Living on the Westside means you're minutes from the wineries of the Westside Wine Trail, beautiful beaches like Gellatly Bay, and numerous hiking and biking trails. While you have a short commute into Kelowna, you gain a strong sense of community and some of the best vantage points in the entire Okanagan Valley.
Local tips
- Drive the commute to and from Kelowna during peak hours to understand traffic.
- Explore the different West Kelowna neighbourhoods, as each has a unique character.
- Factor in the bridge crossing when planning your daily activities.
05The Essentials
Strata Fees, Bylaws & Reports
When you buy a condo, you're buying into a strata corporation. Every owner pays a monthly strata fee, which covers shared expenses like building insurance, maintenance for common areas (hallways, pools, gyms), landscaping, and management fees. A portion of this fee also goes into a Contingency Reserve Fund (CRF) for major, long-term repairs like a new roof or elevator.
Before buying, you must review the strata documents. Pay close attention to the bylaws, as they dictate daily life in the building. This is where you'll find rules on pets (number, size, or breed restrictions), rentals (if they're allowed or restricted), and even things like BBQ use on balconies. These rules are enforceable, so make sure you can live with them.
A crucial document is the depreciation report. Required for stratas with five or more units, this report is a 30-year forecast of the building's common property and assets. It estimates when major components will need repair or replacement and provides funding models to pay for it. A healthy depreciation report and a well-funded CRF are strong indicators of a well-managed and financially stable building.
Local tips
- Review at least two years of strata council meeting minutes for recurring issues.
- Compare the strata fees to similar buildings in the area.
- Ensure the seller provides a "Form B" Information Certificate, which includes the depreciation report.
- Ask your REALTOR® to help you interpret the financial statements and depreciation report.
06How to Buy
Presale, Resale & New Rules
You can buy a condo as a "presale" or "resale." A resale is an existing unit in a completed building. A presale means you enter a contract to buy a condo from a developer before it's built, often only requiring a deposit to secure it. This can be a good investment and allows you to customize finishes, but you need to be prepared for potential construction delays and rising mortgage rates by the time the building is complete.
When buying a presale, you'll pay 5% GST on the purchase price, which isn't always included in the advertised price. The developer must provide a detailed disclosure statement outlining all aspects of the project. It's vital to have a real estate lawyer and your REALTOR® review this document carefully during the seven-day rescission period.
A major change impacting investors is BC's principal residence requirement for short-term rentals, which came into effect May 1, 2024, for communities like Kelowna. This rule limits short-term rentals (under 90 days) to your principal residence plus one secondary suite or accessory dwelling on the same property. This effectively bans running a condo as a full-time Airbnb-style business if you don't live there, a critical factor for any buyer considering rental income.
Local tips
- For presales, confirm the deposit structure and completion timeline.
- Understand that the final product in a presale might vary slightly from marketing materials.
- If you plan to rent your condo, always check both the strata bylaws and municipal rules.
- The principal residence rule has exemptions for some resort areas, but this generally doesn't apply to Kelowna proper.
•THE FULL LIST
All 71 buildings.
Search by name or street, narrow to a neighbourhood, sort by newest or biggest.
See them on the map71 buildings
Kelowna South450 ParcWelcome to 450 Parc, an exclusive collection of luxury condominiums at 450 Groves Avenue, where sophisticated design meets the serene lifestyle of…Built 2023 · 20 homes
Lower MissionAqua Waterfront Village Tower 3Experience refined waterfront living at Aqua Waterfront Village Tower 3, a distinguished address at 3800 Capozzi Road in Kelowna.Built 2026 · 121 homes
Kelowna NorthArbour CourtDiscover Arbour Court, a charming and intimate condo building nestled in the heart of Kelowna's Cultural District, offering a unique blend of urban…Built 1995 · 18 homesWestbank CentreArivaAriva is a master-planned condominium community in West Kelowna, thoughtfully designed for those seeking spacious residences and an active,…Built 2023 · 200 homes
University DistrictBorgata LodgeBorgata Lodge is a three-storey condominium building in Kelowna, known for its unique design and convenient location near the Okanagan Golf Club.Built 1995 · 40 homes
Lower MissionBridgewater EstatesDiscover Bridgewater Estates, a well-established condo building at 3842 Gordon Drive in Kelowna, offering spacious residences and a host of…Built 1991 · 59 homes
Springfield - SpallBristol GardensDiscover Bristol Gardens, a well-regarded condo building at 1965 Durnin Road in Kelowna, offering comfortable living spaces and a suite of…Built 1992 · 75 homes
Kelowna NorthBrixxBrixx offers an exclusive collection of luxury townhomes at 1308 Richter Street, designed for discerning residents seeking an elevated urban…Built 2020 · 12 homes
Kelowna NorthBrooklyn at Bernard BlockBrooklyn at Bernard Block offers a distinctive urban living experience at 1471 St.Built 2021 · 178 homes
Shannon LakeCamber HeightsPerched in West Kelowna's Shannon Lake community, Camber Heights offers a refined collection of luxury townhomes designed for maintenance-free,…Built 2019 · 30 homes
Kelowna NorthCambridge HouseDiscover Cambridge House, a modern condominium building at 925 Leon Avenue in Kelowna North, where thoughtful design meets urban convenience.Built 2018 · 192 homes
Kelowna NorthCannery LoftsCannery Lofts offers true loft-style living at 1289 Ellis Street, a building celebrated for its architectural character and prime location in…Built 2005 · 60 homes
GlenmoreCentre PointCentre Point at 1350 Ridgeway Drive provides a boutique condo experience in Kelowna's Glenmore neighbourhood, blending modern comfort with urban…Built 2008 · 34 homesKelowna SouthCreekside VillaDiscover Creekside Villa, a well-appointed condo community in Kelowna South, offering a blend of comfort and accessibility.Built 1991 · 264 homesKelowna NorthDiscovery Bay ResortExperience resort-style living at Discovery Bay Resort, a distinguished address offering unparalleled access to Okanagan Lake and downtown Kelowna's…Built 2000 · 200 homes
Kelowna NorthDolphinsDolphins stands as one of Kelowna's original waterfront communities, offering a distinctive living experience in the vibrant Kelowna North…Built 1996 · 130 homes
Rutland NorthEden KelownaEden Kelowna stands as a modern residential offering at 155 Bryden Road, providing a collection of well-appointed homes designed for comfortable…Built 2020 · 152 homesGlenmoreEminence at KnoxEminence at Knox is a master-planned condominium community in Kelowna, offering a balanced lifestyle where contemporary design meets the tranquility…Built 2025 · 277 homes
Lower MissionEssenceDiscover Essence, a sophisticated condo building at 529 Truswell Road in Kelowna, where modern design meets comfortable living.Built 2019 · 21 homes
Kelowna NorthExecutive HouseA long-established lake-view tower on Sunset Drive — generous floor plans and indoor pool, beside the lagoons and Rotary Marsh boardwalk.Built 1994 · 110 homes
North GlenmoreGlenmore CentralDiscover Glenmore Central, a modern condominium building at 722 Valley Road, offering a refined living experience with its sleek design and…Built 2019 · 105 homes
North GlenmoreGlenpark RowDiscover Glenpark Row, a collection of modern townhomes in Kelowna's North Glenmore, designed for those who appreciate spacious living and direct…Built 2020 · 52 homes
Lower MissionGreen SquareDiscover Green Square, a multi-phase residential community at 3626 Mission Springs Drive in Kelowna's desirable Lower Mission.Built 2014 · 190 homes
Lower MissionGreen Square VertDiscover Green Square Vert, a modern condo building designed for a vibrant lifestyle in Kelowna's desirable Lower Mission neighbourhood.Built 2020 · 180 homes•STORIES
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•FAQ
Good to know
Strata fees cover the building's shared expenses, including insurance for common property, maintenance of amenities like pools and gyms, landscaping, garbage collection, and property management. A portion is also saved in a contingency reserve fund for major future repairs, like replacing the roof.
