Zone

MF4 (Transit Oriented Areas)

Zoning bylaw

City of Kelowna Zoning Bylaw No. 12375

Homes allowed

From houses, semi-detached and duplex homes and townhouses up to apartments of 6 storeys; secondary suites in houses, semi-detached homes and townhouses; a boarding or lodging house only with the 'b' sub-zone; floor area up to 2.5 FAR

Main uses

Apartments, townhouses and stacked townhouses, houses, semi-detached and duplex housing, group homes, health services (not in the MF4 Commercial Restricted Area, Figure 13.3), emergency services on arterial roads; on Transit Supportive Corridors outside the MF4 Commercial Restricted Area (Figure 13.3), on the first storey: shops, restaurants, personal and professional services, cultural and recreation services, and offices up to the second storey; indoor recreation, secondary suites, child care, urban agriculture, home-based businesses, short-term rental by a resident

Smallest lot for a subdivision

1,400 m², 30 m wide, 30 m deep (s. 13.4)

Lot coverage

As MF1 for 3 storeys or less, as MF3 for 4 storeys or more (and for any apartment building on a lot over 2,000 m²) (s. 13.5 note .11)

Height limit

22 m and 6 storeys; houses, duplexes and townhouses 11 m and 3 storeys; accessory buildings 4.8 m; 2.5 FAR (s. 13.6)

Setbacks

As MF1 for a development of 3 storeys or less, as MF3 for 4 storeys or more and for any apartment building on a lot over 2,000 m² (s. 13.5 note .11)

Development permit areas

Floodplain development permit area and Form and Character development permit area (per the City of Kelowna's map)

Fewest homes provincial law requires

Doesn't set a floor here as far as we can tell: the MF4 zone (Transit Oriented Areas) isn't limited to houses and duplexes (inferred from its name), and the provincial floor applies only in zones that are.

Short-term rentals (provincial rule)

The Province's principal residence requirement doesn't apply in Kelowna (list in force from June 1, 2026), so the provincial rule doesn't limit short-term rentals to the host's home. Local bylaws, including the zone's own rules, can be stricter. Hosts anywhere in BC register each unit with the provincial registry.

Rental only: with the 'r' sub-zone the base density rises by 0.3 FAR (s. 13.6 note .4).

Shared and private outdoor space (s. 13.5): none for 10 homes or fewer; for 11 to 20 homes 6 m² per studio, 10 m² per one-bedroom and 15 m² per larger home; for more than 20, 7.5, 15 and 25 m²; at least 4 m² a home shared (not for fee simple townhouses); 75 m² of it indoors in an apartment building of 25 homes or more.

Group homes only in a house, semi-detached home or duplex (s. 13.3 note .1).

Secondary suites only in houses, semi-detached homes and townhouses, up to 90 m² (s. 13.3 note .9).

A major home-based business is allowed only in a ground-oriented home on a transit supportive corridor or in an urban or village centre (s. 13.3 note .6).

On a lot fronting a Transit Supportive Corridor (and TS1 Area C lots) a minimum density applies: 4.75 homes per 1,000 m² on a lot of at least 1,050 m² with a lane, or 3.1 per 1,000 m² on at least 1,400 m² without; commercial floor counts as one home per 125 m² (s. 13.6).

Parking (Table 8.3): minimums per main home depend on location. Outside the Core Area and away from frequent or medium transit, 1.25 spaces for a studio or one-bedroom home, 1.5 for two bedrooms and 2 for three or more; less in the Core Area and urban centres and near frequent transit; 0.14 visitor spaces per home from the seventh home; no residential minimum in a Transit Oriented Area (Maps 8.3.a to 8.3.d).

A boarding or lodging house is one household of up to 10 people in a ground-oriented home, run by the owner or a manager; short-term rental isn't allowed in it (s. 5.3).

Short-term rental (stays under 90 days, s. 5.3) is allowed as a minor use only: run by a principal resident who lives in the home more than 240 days a year (a suite or carriage house by a resident of the same lot); one booking per home at a time; up to three bedrooms of two adults each; on a lot with a house and a suite or carriage house, at most two homes and five bedrooms let this way (s. 9.10).

With the 'str' sub-zone, short-term rental without a resident operator (major) is a permitted use too; a lot with the 'r' rental-only sub-zone can't have it (s. 9.10).

Home-based businesses (s. 9.2) are run by a resident who lives there more than 240 days a year, with no outdoor storage or work, no nuisance and no commercial vehicle over 5,500 kg. Minor: inside the home, residents only, one client at a time, up to 20 m² and 25% of the home. Major: in the home or one accessory building, one outside worker, two clients at a time, up to 50 m² and 25% of the home (no fixed cap, but at most half the home, in a ground-oriented home on a transit supportive corridor or in an urban or village centre); one parking space.

Child care for up to 8 children (minor) is run by a resident who lives there more than 240 days a year (s. 5.3).

On a lot with three or more homes beside a watercourse or riparian area, the riparian management area (OCP Table 21.1) is dedicated to the City, plus 5 m where an OCP trail runs alongside.

A lot on a Transit Supportive Corridor, major arterial or active transportation corridor may have to give land for road widening to half the width set by Bylaw No. 7900 (s. 13.5).

Accessory buildings may have one half bathroom of up to 3 m² (a full one only in a pool house) and no bedroom, and can't be a home (s. 6.9).

Accessory buildings: at most 90 m² of footprint each, 4.8 m tall.

Fences up to 2.0 m, but 1.2 m within the front and flanking setbacks (3.0 m on the low side of a slope if no more than 2.0 m above the neighbour's ground); no barbed or razor wire; within 1.4 m of a building, not wood or vinyl (s. 7.5).

Every home given a parking space gets an energized outlet for Level 2 charging (75% fewer with the 'r' rental-only sub-zone; not needed for suites or carriage houses) (s. 8.2.17).

On a lot beside Highway 97 or Highway 33, buildings and structures stand 4.5 m from that lot line (s. 6.4).

Setbacks from streams and lakes are those of the official community plan's riparian management areas, measured from the top of bank (s. 6.5).

Site-specific (s. 13.7, zone not named): hotels at 1915-1925 Enterprise Way; 16 storeys at 1132-1160 Bernard Avenue; apartments of up to 4 storeys at 530 Caramillo Court and in the MF2 part of 1691 Cara Glen Way, 3 storeys at 530 Quartz Crescent; three storeys of apartments over two of townhouses at 777 Denali Drive; smaller minimum lots at 920 Rutland Road North (770 m²), 2590 Richter Street (650 m²), 1451 Richter Street (601 m²) and on Lakeshore Road at 3593, 3577 and 3581 (1,700 m²); health services at 1498 Lombardy Square.

Sections 6 to 9 of the bylaw (general rules, landscaping and fences, parking, specific uses) also apply.

Our summary of Section 13 of City of Kelowna Zoning Bylaw No. 12375, consolidated to 2026-05-05. Site-specific exceptions listed in the bylaw by legal description can add or change uses for one property.

Zoning is only one layer: development permit areas, the official community plan, the ALR, building and septic permits and provincial housing rules can add limits or allow more. Confirm with the City of Kelowna's planning department before you buy or build.

In a development permit area, building, clearing or subdividing usually needs a development permit first, with conditions from that area's guidelines (a geotechnical or environmental report, wildfire-resistant materials, setbacks from water). The areas are the City of Kelowna's own maps, read over points spread across the lot; one that only grazes the lot line can still apply. Ask the City of Kelowna what a permit here would require.

The provincial floor is our summary of the small-scale multi-unit housing rules in the Local Government Act (ss. 481.3 and 481.4) and the Local Government Zoning Bylaw Regulation, checked 2026-10-04. Local governments had to bring their bylaws in line by June 30, 2024, and with the 2025 changes by June 30, 2026, so the zone's own rules usually allow at least these homes already; height, coverage, setbacks and parking still decide how they fit. Whether the lot is inside an urban containment boundary, on community water or sewer, or near a frequent bus stop isn't checked here: confirm with the local government before you buy or build.

Clear of steep slope and water setbacks

560 m² (100%)

In or within 30 m of mapped water

0%

Steeper than 30%, outside that strip

0%

15 to 30% slope

0%

On designated floodplain (counted as clear)

0%

Median slope

4%

Main slope direction

Mostly flat (slopes under 5%); measured by us on NRCan's lidar elevation model (Okanagan survey, 2018; 2 m grid)

Which way it faces

14% south (SE to SW), 4% north (NW to NE), 66% flat; the rest east or west

Estimated by us on Natural Resources Canada's lidar elevation model, from the Okanagan survey (2018): bare ground with buildings and trees taken out, read here on a 2 m grid, one dot on the plan per cell. Retaining walls, road cuts and ditches count as steep ground, and earthworks since the survey aren't shown. Slopes over 30% usually need a geotechnical engineer's report to build on; 15 to 30% is buildable with more work.

Not counted: zoning setbacks from the lot lines, room for a septic field and well (the Septic section screens for a field), easements and rights of way, and the local government's development permit areas: here the Floodplain development permit area (per the City of Kelowna, listed under What you can build), whose guidelines can limit where and how you build. A surveyor and the local government confirm where you can build.

December 21 (shortest day)

7 h 20 min of possible direct sun; 7 h 50 min on open ground

March 21 (about the same on September 21)

11 h 30 min; 12 h on open ground

June 21 (longest day)

15 h 10 min; 16 h 10 min on open ground

Noon sun on December 21

17° above level; the hills due south rise to 4°, 13 km away

Highest hills in the winter sun's path

5° above level to the south-east, 14.1 km away

Measured at

The middle of the lot, ground at about 345 m, from head height

Computed by us from the terrain only: trees, buildings and cloud aren't counted, so the sun that reaches a window or a garden is often less. The hours are possible direct sun, counted from when the sun's centre clears the hills, at head height at the middle of the lot; another spot on a hillside lot can differ.

The horizon is read from Natural Resources Canada's 30 m elevation model in 72 directions, out to 16 km: on its 30 m grid within 1.5 km, beyond that on a 120 m version of it, where single peaks can read a little lower than they are. The curve of the earth is taken into account.

The sun's path is from the standard solar position formulas. Hours are counted in sun time; clock times shift with daylight saving and with how far the lot is from its time zone's centre.

Check it on site: visit on a clear day in December or January, look at where the trees and buildings to the south fall, and ask neighbours when the sun leaves and comes back.

Fires on the parcel

0

Fires within 2 km

2

Within 2 km in the last 30 years

0

Most recent nearby

1990 (13 ha, caused by people)

Largest nearby

1990 (13 ha, caused by people)

Causes on record within 2 km

2 caused by people

Fire perimeters mapped by the BC Wildfire Service since 1919, each with its size and the cause the Service recorded (lightning or people, sometimes unknown); older and small fires are less complete. Past fire is history, not a forecast: for insurance, ask about the fire protection area and the distance to the nearest fire hall.

Peak ground acceleration, 2% in 50 years (the code's design level)

0.089 g

Peak ground acceleration, 10% in 50 years

0.036 g

Short-period shaking Sa(0.2), the value the code uses for houses and other low buildings

0.20 g

The same value in city centres

Victoria 0.81 g, Vancouver 0.47 g, Kelowna 0.089 g, Prince George 0.064 g

These are the 2020 National Building Code's reference values at the lot's centre, on firm ground (site class C). Soft soil, fill or a slope can make shaking stronger; the site class and the values a building is designed for come from the building official or a geotechnical engineer.

2% in 50 years means shaking at least this strong has about a 1-in-2,500 chance in any year; 10% in 50 years, about 1 in 475. g is the acceleration of gravity. The comparison with Vancouver and the other cities is ours.

Liquefaction, earthquake-triggered landslides and tsunami aren't covered here; ask the local government whether it has mapped them.

On record on the lot or within 100 m

0

On record within 1 km

0

On record within 5 km

13

Nearest

3.2 km from the lot: a rock fall, date not recorded

Kinds within 5 km

earth slide 7, rock fall 4, earth fall 1, rock irregular slide 1

With a date

2 of 13; the latest Jan 2021 (earth slide, 3.7 km from the lot)

This is a list of landslides that are known to have happened, gathered from published inventories and from mapping on satellite images and lidar. It isn't a hazard map: it doesn't say how likely a slide is here, and no record nearby doesn't mean the ground is stable. Some parts of BC (the Fraser Valley and Fraser Canyon, Vancouver Island, Haida Gwaii, recent burn areas) are mapped in far more detail than others.

Each point mostly marks where a slide started. Debris can travel well past it, down a creek channel and onto the fan at the creek's mouth, so a lot on a fan or below a steep slope can be reached by a slide that began kilometres away. Distances are measured by us from the lot's boundary.

The kind of slide and its date are the database's own, mostly worked out from images, so treat them as a first look. Confirm with the local government, many of which have mapped steep-slope or debris-flow hazard areas, and with a geotechnical engineer.

Health region (regional figure, not this lot)

Okanagan

Homes tested here

109

At or above 200 Bq/m³ (the guideline)

19 (17%)

At or above 600 Bq/m³

3

Across BC

143 of 1,817 homes (7.9%) at or above the guideline

Radon comes up from the ground and differs from one house to the next, even next door, so a regional figure says nothing certain about one home. The only way to know is a long-term test of at least 3 months. Health Canada's guideline is 200 Bq/m³ in the parts of a home where people spend more than 4 hours a day; above it, fix it within a year, and the higher the level, the sooner. For a home you buy, Health Canada suggests a long-term test once you've moved in.

The survey tested about a hundred volunteer homes per health region, with one long-term test each. That gives a rough regional picture: it isn't a map, and a region where few or none tested high can still have homes above the guideline. The survey grouped homes by the 2007 health regions; we place the lot by today's boundaries for the same areas.

Open sites (active or suspected) within 500 m

0

Open sites within 2 km

0

Closed sites within 2 km

1

Government of Canada Building - Kelowna

1.7 km from the lot. Closed: no further action needed. Found or suspected: petroleum hydrocarbons, PAHs and other organics in soil and groundwater. Confirmatory sampling completed. No further action required. Federal custodian: Public Services and Procurement Canada; site 18638001.

This inventory lists only contaminated sites on federal land or that the federal government is responsible for: military land, ports and harbours, airports, fisheries and research stations, reserve land, national parks and similar. Most contaminated sites in BC, such as old gas stations, dry cleaners and industrial land, are on the Province's Site Registry, which charges for searches and isn't shown here. Ask the seller what the land and its neighbours were used for; a Phase I environmental site assessment covers it properly.

Each site is one point given by its federal custodian, and a large site such as a base or an airport reaches well past it. Distances are measured by us from the lot's boundary to that point.

Closed means the custodian found no further action needed after testing, cleanup or risk management; it doesn't always mean nothing is left in the ground. The priority class is the federal ranking of its own sites for funding and action, not a measure of risk to neighbours.

Confirm with the local government and a qualified environmental professional.

Nearest sampled lake

Okanagan Lake, about 450 m

Readings on record

1973 to 2026, 53 sampling sites

Measured by us from the Freshwater Atlas outline of the lake to the parcel map's lot line; it says nothing about a way down to the water, which the title, the strata or the local government can answer. The lake's clarity and nutrient record, compared with other BC lakes, is on its page.

Algae bloom reports and invasive mussel checks aren't in this record: the province's Algae Watch map and mussel monitoring aren't published as open data. For swimming, check the regional health authority's beach advisories; for blooms and mussels, ask the province's regional environment office or the local lake association.

At-risk species or ecosystems on the parcel

None recorded

Within 500 m

black cottonwood - Douglas-fir / common snowberry - red-osier dogwood (Red-listed), common cattail Marsh (Blue-listed), Painted Turtle - Intermountain - Rocky Mountain Population (Blue-listed), Western Screech-Owl, macfarlanei subspecies (Blue-listed)

Wide-ranging species mapped over it

American Badger (Red-listed)

Secured records in the wider area

No

Wildlife Habitat Area over the parcel

No

Ungulate winter range over the parcel

mule deer

Red-listed species are at risk of being lost from BC; Blue-listed are of special concern. A record shows where the species was found, sometimes decades ago; no record doesn't mean nothing lives here, since most land has never been surveyed.

Wildlife Habitat Areas and ungulate winter ranges are set under the Forest and Range Practices Act and mainly limit logging and range use on Crown land; on private land they don't stop building by themselves, but they show what uses the land.

Species at risk can still limit building through local environmental development permit areas or federal critical habitat: ask the local government before planning work.

Cutblocks applied for (1 km)

0

Approved, not yet logged (1 km)

0

Logged in the last 5 years (1 km)

0

Crown land applications (1 km)

private moorage (2), strata moorage (2)

Quarry, industry, energy or tower tenures (500 m)

None

Local development applications

Not covered here: we read applications only where the local government publishes them as open data (the CSRD, the City of Surrey, the City of Abbotsford and the District of Squamish). Ask the City of Kelowna what's in progress on and near the lot

Nearest power line (200 m)

About 138 m from the lot line

Power lines within 200 m

On the Province's map: a line, about 139 m away. On OpenStreetMap: 138 kV, FortisBC, about 138 m away

Major projects in assessment (10 km)

None

Major projects approved (10 km)

None

Reviewed, no assessment needed (10 km)

None

Closed or not reviewable (10 km)

None

Cutblocks are from the province's forest tenure records, which cover Crown forest licences and woodlots, not logging on private land. Crown land applications are on the province's tenure register; the Applications, Comments and Reasons for Decision site takes public comments on them. Mineral and placer claims are in their own section above.

Major projects are those large enough to need a provincial environmental assessment: mines, power plants, pipelines, transmission lines, highways, ports, dams and resorts, among others. Each is on the Environmental Assessment Office's register at a single point, the location it gives for the project. A mine, pipeline, transmission line or road can reach well past that point, so a project listed 8 km away can still pass the lot, and one placed beyond 10 km isn't listed here. Each project's page on the EAO's site has its maps, documents and comment periods; distances are measured by us from the lot line to the point. Smaller projects (subdivisions, smaller pits and quarries, and other works under the assessment thresholds) aren't on this register.

Power lines are from two maps read together: the Province's map of high-voltage transmission lines (BC Hydro's, private and independent producers' lines), which leaves voltages out, and OpenStreetMap, where volunteers map lines and record the voltage where it's known. Smaller distribution lines along streets aren't included. Distances are measured by us from the lot line to the mapped line, which can sit some metres off the real one. The line's right of way, and what it lets the line's owner do on the land, is set by the easement on title, which is the definitive record: check it in the title search, and ask BC Hydro (or the line's owner) about clearances for building and trees.

Nearest railway (2 km)

None mapped within 2 km

Nearest highway or major road (2 km)

Harvey Avenue (Highway 97), a highway, about 1.3 km from the lot line

Nearest airport or airstrip (2 km)

None mapped within 2 km

Distances only, not a measured noise level; noise depends on traffic, trains per day and terrain. Measured by us in a straight line from the lot line to the mapped centreline of the track or road, or to the edge of an airport's mapped grounds (to its point where only a point is mapped); a mapped line can sit some metres off the real one.

Railways are OpenStreetMap's track in use: main, branch and industrial lines, sidings and yards, and rapid transit; lines mapped as disused or abandoned, and track in tunnels, are left out. "Main line" is how OpenStreetMap's mappers class the line. Highways and major roads are the roads OpenStreetMap classes as motorway (a freeway), trunk (a highway) or primary (a major road). Airports and airstrips are every aerodrome OpenStreetMap maps, public or private, with its type where mapped; heliports aren't included. Airport noise exposure maps (the NEF contours some airports draw) aren't open data, so they aren't used.

Visit at rush hour and at night, ask the seller how often trains pass, and confirm with the local government whether a noise bylaw, a development permit area or an airport zoning regulation covers the lot. For a railway, the railway company or Transport Canada can say how many trains use the line; for an airport, ask the airport about flight paths.

Community water

In the City of Kelowna's water supply area, at the lot's middle (per the City of Kelowna's Water Utility Boundary map, read 2026-10-05)

Wells within 2 km

6

Median depth

44 m

Median tested yield

1136 L/min (2 wells tested)

Median water level below ground

2 m

Aquifer 464 under the lot

Greater Kelowna Aquifer: confined sand and gravel (glacial); productivity high, vulnerability low, demand low; 322 wells linked, median depth 41.1 m

Aquifer 467 under the lot

Mission Creek Aquifer: unconfined sand and gravel (small stream system); productivity high, vulnerability high, demand moderate; 335 wells linked, median depth 6.7 m

Neighbours' wells show what drillers found nearby, not what a new well here will find; many wells were never registered. For a property on a well, ask for a recent flow test and water quality test.

Productivity is how much water the aquifer gives up to wells; vulnerability is how easily a spill at the surface could reach it; both are the province's ratings for the whole aquifer, not this lot. Mapped aquifers cover mostly settled valleys: a lot outside every outline can still have groundwater. Confirm with a qualified hydrogeologist or registered well driller.

The City's map shows which utility supplies water in each part of the city: the City, or an improvement district.

City sewer main

About 10 m from the lot line (per the City of Kelowna's Sanitary Main map, read 2026-10-05)

Recorded water-supply wells within 30 m

None recorded within 30 m

Mapped water within 30 m

None mapped

Within the setbacks, under 15% slope (gravity fields, mounds and trenches)

280 m² (51%)

Within the setbacks, under 25% slope (mounds, at-grade beds and trenches)

280 m² (51%)

Within the setbacks, under 45% slope (trenches)

280 m² (51%)

Screening, not a site assessment: measured by us on the same elevation cells as the buildable area, against the separations in the Province's Sewerage System Standard Practice Manual: a field stays 30 m from a drinking-water well (60 to 90 m from a high-pumping one), 30 m from a lake, river or permanent stream (15 m from seasonal water and the sea), 7.5 m from a downslope drain or bank where effluent could break out, and, as a guideline, 3 m from the lot line. We use 30 m for every mapped stream. A gravity field isn't allowed on slopes over 15%, a mound or at-grade bed over 25%, and trenches over 45%.

Under the Sewerage System Regulation, only an Authorized Person (a Registered Onsite Wastewater Practitioner or a professional engineer or geoscientist) may plan and install a system, and they file the plans with the regional health authority before work starts. They dig test pits to check the soil depth and the seasonal water table and measure how fast the soil drains, which no open map shows. Ask the seller for the filing and maintenance records of an existing system, and have it inspected.

Well locations in GWELLS are often approximate, and many wells were never registered: look for well caps on and next to the lot. Wells, water lines and septic fields on the neighbours' land count too.

On a community sewer, a septic field isn't usually needed: the screening above is kept in case one ever is. The local government may also require a lot near its sewer to connect.

A main within 30 m of the lot line is our reading of the city's pipe map: a lot beside one is usually connected or can connect, but whether it is, and at what cost, is the city's to confirm.

Nearest hospital

Kelowna General Hospital: 200 m

Next nearest hospital

Penticton Regional Hospital: 44 km

School catchment

Not mapped for this lot: catchments are shown only where the school district's boundaries are open data, for Surrey Schools (Surrey and White Rock) and the North Vancouver School District (the City and District of North Vancouver). Ask the school district which schools serve it.

Nearest public elementary school

Raymer Elementary, Kelowna: 700 m

Nearest public secondary school

Central Secondary, Kelowna: 1.1 km

Independent schools within 10 km

11

Nearest grocery store

Lakview Market: 1 km

Grocery stores within 10 km

26

Nearest fire station

Kelowna Fire Department Station 2: 1.6 km, on the Province's list

Nearest ambulance station

Ambulance station 340, Kelowna: 1.6 km

Distances are straight lines from the middle of the lot, measured by us. The drive is longer, and much longer where the road winds, crosses water or takes a ferry.

Hospitals are from the Province's list. Not every hospital has a 24-hour emergency department, and some small towns have a health centre with emergency care that isn't on this list: check with the regional health authority.

Which school a child goes to depends on the school district's catchment, not on distance: ask the district.

A fire station nearby doesn't mean it covers this lot: confirm the fire protection area with the local government. Insurers price fire cover by the road distance to the hall that responds and whether the lot is inside a fire protection area.

Fire halls and ambulance stations are from the Province's First Responders list (updated 2026-09-11), with fire stations it lacks added from OpenStreetMap. A hall that has moved may still be listed at its old address.

An ambulance station is where crews are based. How soon one arrives depends on where the crew is when the call comes.

Grocery stores are from OpenStreetMap, mapped by volunteers: one may be missing, closed or mapped in the wrong place.

Confirm services with the local government.

Best speed recorded within about 1 km

50/10 Mbps or faster

Over a wired line (cable, fibre or DSL)

50/10 Mbps or faster

Over fixed wireless

50/10 Mbps or faster

LTE mobile within about 1 km

recorded

Nearest place with 50/10 Mbps or faster

within about 1 km (about 100 m)

Data

ISED National Broadband Data, May 2026

This is the service providers report to Innovation, Science and Economic Development Canada (ISED) for homes and roads near the lot, not a quote: ask providers whether they serve this address, at what speed and at what cost to connect.

Speeds are download/upload bands. 50/10 Mbps is ISED's top band, so a place in it can get much faster service, and it is the CRTC's target for every Canadian home.

A line that reaches homes within 1 km may stop short of this lot; bringing it further can cost the buyer. Fixed wireless and LTE need a clear line to the tower, which hills and tall trees can block.

Satellite service doesn't need nearby lines, but it needs a clear view of the sky.

Distances are straight lines from the middle of the lot, measured by us on a grid of about 250 m.

Nearest climate station

Kelowna Burnett's Nursery, 600 m away

Station elevation

350 m

Lot elevation (estimated, middle of the lot)

345 m

January mean temperature (1981-2010)

−0.7 °C*

July mean temperature (1981-2010)

20.7 °C*

Yearly precipitation, rain and snow as water (1981-2010)

344 mm*

Yearly snowfall (1981-2010)

64 cm*

Period

1981-2010

Plant hardiness zone (regional)

7a

Normals are 30-year averages at the station, not readings for this lot. In BC's mountains a few hundred metres of elevation, a north-facing slope or a lakeshore can change winters a lot: a hillside lot can be much colder and snowier than a valley station.

The lot's elevation is our estimate from Natural Resources Canada's 30 m elevation model at the middle of the lot.

The hardiness zone is from Natural Resources Canada's 2025 map, read by us on a grid of about 2 to 3 km: near a zone's edge, or well above or below the valley around it, the lot may fall in the next zone. It is a guide to which plants survive the winter, not a frost date.

* Based on fewer years than the WMO standard: these figures rest on at least 20 of the 30 years, short of the World Meteorological Organization's standard of nearly all of them. ECCC publishes them as normals; treat them as a rougher guide.

ECCC's 1981-2010 normals for this station don't include the frost-free period, days with snow on the ground or the lowest temperature recorded, so those are left out rather than guessed.

ECCC has no fuller 1991-2020 set for this station, so these are its 1981-2010 normals; recent years have run warmer than them in most of BC. Ask neighbours or the local government about snow on the road and who clears it.

Place

Kelowna

In the taxable area

Yes

Rate, 2026

1% of the assessed value for Canadian citizens and permanent residents, 3% for foreign owners and untaxed worldwide earners (4% from 2027)

Declare by

March 31 each year, for the year before

The tax applies to property BC Assessment classes as residential; exemptions also cover a newly bought home in its first year, a home being built or rebuilt, a home reached only by water and over 100 m from a road, and a property assessed at $150,000 or less, among others. Every owner on title declares separately, each year, even when exempt. Confirm a given property with the Province's speculation and vacancy tax office.

Reserve and treaty lands, and islands reached only by air or water (Vancouver Island aside), are outside the taxable areas.

Local government

Kelowna

Residential rate, 2026

4.7595 per $1,000

Municipal

2.9615 per $1,000

Regional district

0.2437 per $1,000

Regional hospital district

0.205 per $1,000

School (set by the Province)

1.311 per $1,000

Other

0.0383 per $1,000

BC municipalities' middle rate

6.24337 per $1,000

Your bill uses BC Assessment's value for the property, which can differ from its price, and may also include parcel taxes and utility fees (water, sewer, garbage) that aren't rates on value.

The home owner grant takes up to $570 off the bill of a home its owner lives in ($770 in the Province's northern and rural area in 2026, and up to $845, or $1,045 there, for seniors, veterans and people with a disability), for homes assessed at $2,075,000 or less in 2026; above that it shrinks by $5 for each $1,000. From 2027 the northern and rural extra ends and the regular grant is $570 everywhere. The owner applies each year, and must pay at least $350 in tax ($100 for the higher grant) after it.

Rates are set each May for the year; the next year's will differ.

Police service

The Kelowna RCMP (municipal)

Crime severity index, 2025

116 (BC 92)

Violent / non-violent index

112 / 119 (BC 98 / 91)

Crime severity index, 2015

112 (BC 93)

Break and enter, per 100,000 people, 2025

480 (BC 281)

Theft of a vehicle, per 100,000 people, 2025

197 (BC 138)

Theft from a vehicle, per 100,000 people, 2025

756 (BC 441)

Violent crime, per 100,000 people, 2025

2,083 (BC 1,531)

All Criminal Code offences (not traffic), per 100,000 people, 2025

10,141 (BC 6,943)

The crime severity index weighs each offence by how serious it is (one assault counts for more than several thefts), with Canada in 2006 set at 100. Rates are per 100,000 people living in the police service's area, so places with many visitors, commuters or seasonal homes read high, and in small places a few incidents swing the figures a lot. These are crimes reported to police, not all crime.

In BC only Surrey, the Township of Langley, Coquitlam and Port Coquitlam publish reported property crime block by block under an open licence; reports there count what was reported within 500 m of the lot. The police here don't, so the figures above are for the whole area they cover.

Police calls to a particular address aren't published in BC (privacy law keeps police records about identifiable people closed), and neither is whether a home was used as a grow-op or drug lab: that shows up as a notice on the title. Ask the seller for the Property Disclosure Statement, and your lawyer for the title search.