Downtown Kelowna Real Estate
Updated October 2026.
Downtown Kelowna is the city’s most walkable neighbourhood: the waterfront, Bernard Avenue’s shops and restaurants, the Cultural District, the beaches and the marina are all within a few blocks. It is also where Kelowna is growing fastest, with new condo towers alongside older low-rise buildings. My office is on Ellis Street in the downtown core, so this is the neighbourhood I see every day.
Where Downtown Kelowna is
Downtown sits on the east shore of Okanagan Lake, roughly between the lake, Highway 97 (Harvey Avenue), Richter Street and Clement Avenue. Bernard Avenue is the main street. The Cultural District, home to most of the city’s major cultural venues, is in the northern part of downtown, and the North End beyond it has its own City neighbourhood plan, adopted in 2025.
The City’s 2040 Official Community Plan makes Downtown the largest of Kelowna’s five Urban Centres and aims for about 6,939 new homes here by 2041, more than any other part of the city.
Sources: City of Kelowna 2040 OCP, Urban Centres; Table 2.5.
Homes in Downtown Kelowna
- Condos in towers and mid-rise buildings, many with lake views and building amenities.
- Older low-rise condos, often the lowest-cost way to own downtown.
- Townhomes and a small number of houses on the edges of the core.
- New construction and presales, as the City directs much of its growth into the downtown core.
Compare buildings, not just units. Two condos at the same price can differ a lot in strata fees, reserves and rules. My Kelowna condos page and Okanagan strata guide explain what to look for.
Living downtown
- The waterfront. City Park and its Hot Sands Beach, Waterfront Park with its promenade and Tugboat Beach, Stuart Park with its winter outdoor rink, and Rotary Marsh Park are all along the lake.
- Culture and events. The Rotary Centre for the Arts and Prospera Place are downtown, and summer brings outdoor concerts in the parks.
- Food and drink. Bernard Avenue’s restaurants, plus a cluster of breweries, cideries, distilleries and a winery tasting room within walking distance.
- Transit. The Queensway Exchange is the downtown bus hub, with routes across the city, including service to UBC Okanagan and West Kelowna.
- Schools. There is no public school inside the downtown core itself. Nearby schools include Bankhead Elementary, Raymer Elementary and Kelowna Secondary School; check the catchment for any address on the SD23 catchment map.
What to check before you buy a downtown condo
- Strata documents. Read the minutes, bylaws, financial statements and depreciation report, and ask for a Form B. Look for upcoming repairs and special levies.
- Rental and pet rules. Check the bylaws if you plan to rent the unit or own a pet.
- Short-term rentals. BC’s principal residence requirement for short-term rentals still applies in most of Kelowna. Since June 1, 2026, only buildings the City has approved for a short-term rental subzone are exempt, so do not assume a condo can be rented nightly. Confirm the building’s zoning on the City of Kelowna short-term rentals page and check the strata bylaws.
- Speculation and vacancy tax. Kelowna is a taxable area, so every owner files a declaration each year, and second homes left empty may owe tax.
- What is planned nearby. Downtown is where most new towers are going. A view today may not be a view in five years, so check nearby development applications.
- Presales. For a new building, understand the deposit schedule, completion date and your rights under the disclosure statement before you sign.
Investing downtown? See my Kelowna investment property guide. Nearby areas: Lower Mission, Glenmore, Rutland. See every area on my Kelowna neighbourhoods page.
Frequently asked questions
Is Downtown Kelowna walkable?
Yes. Downtown is the most walkable part of Kelowna, with the waterfront parks, beaches, Bernard Avenue shops and restaurants, the Cultural District and the Queensway bus exchange all within a few blocks.
What kind of homes are in Downtown Kelowna?
Mostly condos, from older low-rise buildings to new towers with lake views, plus some townhomes and a small number of houses on the edges of the core.
Can I rent my downtown Kelowna condo as a short-term rental?
Only in some buildings. BC’s principal residence requirement still applies in most of Kelowna. Since June 1, 2026, buildings the City has approved for a short-term rental subzone are exempt. Check the building’s zoning with the City and the strata’s own rental bylaws before you buy.
Is Downtown Kelowna growing?
Yes. Downtown is the largest of Kelowna’s five Urban Centres, and the City’s 2040 Official Community Plan aims for about 6,939 new homes there by 2041, more than any other area.
What should I check before buying a condo in Kelowna?
Read the strata minutes, bylaws, financial statements and depreciation report, ask for a Form B, check the rental and pet rules, and look at what is planned on nearby sites.
