How many homes can I build in Kelowna?
What BC's housing laws and Kelowna's own zones allow on house lots, counted lot by lot from public data. To check one lot, find it on the map and open its card.
What BC law requires
Under BC's Bill 44 (2023), lots zoned for houses or duplexes inside the urban containment boundary must allow at least 3 homes on lots up to 280 m², 4 homes on larger lots, and 6 homes on lots of at least 281 m² near a frequent bus stop. Under Bill 47, land near SkyTrain stations and bus exchanges is a transit-oriented area where the city can't refuse taller buildings on height or density grounds alone (up to 20 storeys right next to a SkyTrain station).
The city's own zones can allow more than this. Lots in the Agricultural Land Reserve, outside the urban boundary, or on hazard land are treated differently.
Lots in Kelowna by homes allowed
- 4 homes (lots over 280 m²)17,816 lots
- 3 homes (lots up to 280 m²)2,281 lots
Our estimate per lot from lot size, distance to frequent transit and SkyTrain, the urban boundary and the farmland reserve.
House lots by size
| Up to 280 m² (3,014 ft²) | 2,279 lots |
| 280–557 m² (3,014–6,000 ft²) | 2,162 lots |
| 557–1,000 m² (6,000–10,764 ft²) | 8,962 lots |
| Over 1,000 m² (10,764 ft²) | 7,610 lots |
Lot size decides the 3- versus 4-home threshold and, in most zones, how much floor space you can build.
What Kelowna's zones allow
| Zone | Lots | Homes allowed (city bylaw) |
|---|---|---|
| RU1 | 14,352 | 4 per lot (s.11.6); more than 1 unit needs community water, more than 2 needs community sewer (s.11.3 fn .6/.7) |
| RU2 | 3,902 | 4 per lot (s.11.6); more than 1 unit needs community water, more than 2 needs community sewer (s.11.3 fn .6/.7) |
| RR2 | 2,383 | 1 single detached dwelling + secondary suite and/or carriage house (s.10.3) |
| RR1 | 212 | 1 single detached dwelling + secondary suite and/or carriage house (s.10.3) |
| RU3 | 165 | 4 per lot (s.11.6); more than 1 unit needs community water, more than 2 needs community sewer (s.11.3 fn .6/.7) |
Zoning changes in progress
- Bylaw No. 12861 - Short Term Rental Amendments listed by the City as an approved amendment 'not yet reflected in the consolidated bylaw' (zoning bylaw page, checked 2026-10-23); the May 2026 consolidation already cites BL12861 in several section footers
Short-term rental use and sub-zone (str) changes across residential and core zones. source ↗ - Section 8 (Parking and Loading) amendments approved by Council 2026-03-16 (bylaw number and adoption date not shown in the City news release)
New developments either provide on-site parking or meet defined transportation-option requirements (transit passes, car-share, bicycle facilities). source ↗
Sources: BC Housing Statutes (Residential Development) Amendment Act 2023 (Bill 44) and Bill 47; City of Kelowna Zoning Bylaw No. 12375 (adopted 2022-09-26), consolidated for convenience - updated May 5, 2026. Sections 11 and 13 were replaced by BL12619 (Bill 44 small-scale multi-unit housing, 2024); later amendments incl. BL12834, BL12848 (adds TS1 zone), BL12861, BL12862, BL12886, BL12916. ↗; ParcelMap BC; the city's open zoning data. Estimates only: confirm with Kelowna before buying or designing. Page rebuilt October 25, 2026.