Condo building
Water Street by the Park
Kelowna
LIVE · KELOWNA & WEST KELOWNA
Find your next home with ease, from downtown high-rises to quiet suburban basement suites.
30 neighbourhoods · 195 buildings · Updated October 2026Live guide · Go Kelowna
Photo: Christian H · Waterfront Park via Google
01AT A GLANCE
The details that matter.
A recent surge in high-density construction has pushed local vacancy rates up significantly. Renters now have more leverage to negotiate leases or secure incentives. You will see the highest concentration of new towers downtown and around the Capri-Landmark district.
- Vacancy Rate
- 6.4% (Kelowna CMA)
- Average Rent
- ~$2,118 (2-bed, late 2025)
- Rental Hotspots
- Downtown, Rutland, UBCO
- Pet Deposit
- Max 50% of month's rent
01BUILDING GUIDES
Buildings that allow rentals.
Buildings whose strata permits rentals, according to their profiles.
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 market notes, in plain English
•LOCAL KNOWLEDGE
Local Housing Market Overview
Get the facts on securing a lease in the Central Okanagan. We break down average costs, neighbourhood specifics, and tenant rights under provincial law.
The short answer
Begin your search downtown or in Springfield-Spall for modern, purpose-built units. If you prefer privately owned condos in established, walkable areas, focus your attention on the Lower Mission.
01The Difference
Building Types Explained
The local housing scene divides into two main categories: purpose-built complexes and privately owned condos. Purpose-built properties operate solely for tenants under single corporate ownership. This setup usually means professional management, on-site staff, and consistent rules for all residents. Buildings like Revo Kelowna in Springfield-Spall or Central Green are prime examples.
Renting a condo means your landlord is an individual unit owner. This route can yield unique suite finishes and character. You will spot many leased condos in buildings like Playa del Sol in Kelowna South or Miravista in Westbank. The day-to-day experience varies heavily depending on the landlord. You must also follow the building's strata rules, which dictate policies on pets and balcony use.
A recent construction boom has added substantial purpose-built inventory to the market. This influx is a primary reason the regional vacancy rate has climbed. Renters now see more choices and occasional incentives like a free month of rent or reduced security deposits.
Local tips
- Purpose-built complexes often employ dedicated leasing agents to streamline viewings.
- Always request a copy of the strata bylaws before signing a lease for a private condo.
- Check if your landlord lives nearby, as out-of-town management can delay maintenance response times.
02Key Neighbourhoods
Where to Look
The downtown core and Kelowna North act as the urban centre, defined by high-rise towers. Living here puts you steps from the waterfront, restaurants, and shops. Developments like One Water Street: West Tower and Brooklyn at Bernard Block include modern units with expansive views. Rents run high here, but the walkable layout means you might not need a car.
The Capri-Landmark and Springfield-Spall districts are rapidly transforming into a secondary urban hub. These practical zones sit close to shopping and transit, mixing new construction with older walk-ups. For a balance of quiet residential streets and convenience, Lower Mission is a smart target. This area holds low-rise buildings and private condos, like those at Movala, near Gyro Beach and Pandosy Village.
Students and faculty at the University of British Columbia Okanagan generally stick to the University District and North Glenmore. A cluster of student-focused complexes like U-Two and VEDA sit on Academy Way. Further east, Rutland maintains some of the most affordable rates in town while adding new builds like Eden Kelowna along transit corridors.
Local tips
- Visit target streets at different times of day to gauge traffic and noise.
- Map your transit route to see how easily you can reach work or campus.
- Check walkability scores online for any address you consider.
03The Numbers
Current Market Rates
Rates have stabilized after several years of rapid growth. Recent CMHC data shows the average rent for a two-bedroom apartment across the metropolitan area sits at $2,118 per month. One-bedroom units average around $1,596 per month. These figures act as a baseline. Expect to pay more for new builds in prime locations.
Current listing data shows one-bedroom units averaging around $1,850, while two-bedrooms range from $2,300 to $2,400. Studio apartments typically go for about $1,500. Prices shift significantly by postal code. Downtown and the Lower Mission command higher rates than Rutland or the west side of the lake.
The market dynamics have shifted recently. With the vacancy rate at a multi-year high of 6.4 percent, renters hold more negotiating power than they have had in a decade. Overall prices have not dropped dramatically, but landlords trying to fill new buildings are more willing to deal.
Local tips
- Check multiple listing websites to compare prices for similar units.
- Ask if the monthly rate is negotiable, especially in a building with visible vacancies.
- Factor in the cost of utilities and parking when calculating your total monthly housing budget.
04The Details
Parking, Pets and Utilities
Parking requires careful consideration. New buildings usually have secure parkades, but a spot often requires an extra monthly fee. This ranges from $65 for a standard stall to $80 or more for underground access. On-street parking is limited to 24 hours unless you live in a residential permit zone. Always confirm if a stall is included and what your options are for a second vehicle.
Finding a pet-friendly unit takes planning. Many new purpose-built properties accept animals, but private condos fall under strata bylaws that can restrict size or breed. British Columbia landlords are legally allowed to charge a one-time pet damage deposit. This cannot exceed half of one month of rent. It is a single deposit, regardless of how many animals you own.
Utilities are rarely all-inclusive. Most tenants pay for their own electricity through BC Hydro, along with internet and cable. Older buildings with central boilers might include heat and hot water in the base rent. Read your lease agreement carefully to see exactly which bills you must cover.
Local tips
- If a parking stall costs extra, ask if the fee is fixed or subject to change.
- Get permission for your pet in writing, even if the advertisement says animals are welcome.
- Ask the landlord for the previous tenant's average hydro bill to help you budget.
- Certified guide and service dogs do not require a pet deposit under provincial law.
05Know The Law
Tenant Rights
The Residential Tenancy Act governs the relationship between tenants and landlords in British Columbia. The Residential Tenancy Branch administers this law and runs a dispute resolution service for disagreements. The legislation covers everything from security deposits to evictions and emergency repairs.
A landlord must give you a written tenancy agreement. They can collect a security deposit of up to half a month of rent. Your landlord must give you at least three months of notice for any rent increase using the official government form. They can only raise the rent once every 12 months by a percentage set by the province.
You possess a right to quiet enjoyment, meaning you deserve privacy and freedom from unreasonable disturbances. A landlord must give at least 24 hours of written notice to enter your suite. This entry must happen between 8 a.m. and 9 p.m. Landlords are also responsible for keeping the property in a good state of repair.
Local tips
- Complete a move-in and move-out condition inspection report with your landlord.
- Keep all communication about important issues like repair requests in writing.
- Store a copy of your lease and all related documents in a safe place.
- Use the official Residential Tenancy Branch website for reliable information and forms.
06Across The Bridge
Westside Options
The west side of the lake has a distinct housing market. Neighbourhoods like Lakeview Heights and South Boucherie sit close to wineries but consist mostly of single-family homes. You will find the highest concentration of apartments in Westbank Centre and the surrounding commercial blocks.
Purpose-built complexes are less common here. Instead, you will see newer condo developments with a high percentage of renters, such as Ariva. You are more likely to rent in low-rise buildings, townhome complexes like Sonoma Pines in Smith Creek, or basement suites. This creates a quieter, more suburban environment.
Rents across the bridge are often slightly more affordable than in the city centre. The trade-off is the daily commute. Transit connects the communities, but most residents rely on a car to cross the William R. Bennett Bridge. Traffic gets heavy during the summer tourist season and snowy winter mornings. Factor travel time and gas into your budget.
Local tips
- Test the commute to your workplace during rush hour before signing a lease.
- Check local grocery and retail options to see how much shopping you can do without crossing the lake.
- Search specifically for westside listings, as they sometimes get filtered out of broader regional searches.
•THE FULL LIST
All 56 buildings.
Search by name or street, narrow to a neighbourhood, sort by newest or biggest.
See them on the map56 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
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 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
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
Lower MissionGyro Beach TownhomesPerched across from the vibrant Gyro Beach, this collection of townhomes offers a distinctive architectural presence with its modern lines and…Built 2020 · 36 homes
Springfield - SpallMission Creek TowersMission Creek Towers offers a refined living experience, blending spacious residences with a suite of desirable amenities, all within a thoughtfully…Built 2005 · 59 homesLower MissionMission MeadowsMission Meadows stands as a multi-phase condominium community in Kelowna, thoughtfully designed to blend Okanagan living with comfortable residences…Built 2007 · 276 homes
Lower MissionMission ShoresDiscover refined lakeside living at Mission Shores, a prestigious condo building in Kelowna's Lower Mission neighbourhood, offering spacious…Built 2008 · 120 homes•STORIES
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•FAQ
Good to know
The regional vacancy rate sits at 6.4 percent, based on recent CMHC data. This marks a noticeable increase from previous years, meaning more supply is sitting empty and available for renters.
