Every fee-simple lot in Kelowna’s 2040 OCP Core Area zoned MF1, MF2, or RU1 (9,844 lots), colored by whether a redevelopment pencils under the settings you choose. Two building types are tested: a 6-storey single-stair building on the 396 lots that front an arterial corridor, and a 4-storey building on the other 9,448, where today’s limit is 3 storeys.

Because a project can look good to an owner and thin to a lender at the same time, and the map refuses to pick one. Every lot is scored on both measures at once. PlexRank ROE is profit divided by the property cost, which is what the owner earns on the money tied up in the land. Profit on cost is profit divided by the whole project cost, land plus construction, soft costs, fees and financing, which is the number a lender underwrites. The fill colour is whichever measure the lens switch selects and the outline is the other one. At the default settings the two measures give the same band on 5,026 of the 9,784 scored lots and different bands on 4,758 of them, which is the point of showing both.

Red is non-viable, amber is marginal, green is viable, and dark green is strong. The thresholds differ by measure because the two measures sit on different scales. PlexRank ROE grades under 15% as non-viable, 15 to 35% marginal, 35 to 70% viable, and 70% or more strong. Profit on cost grades under 5% as non-viable, 5 to 15% marginal, 15 to 20% viable, and 20% or more strong. Both sets are editable in the filters panel, and the legend rebuilds itself from whatever you type.

Since August 27, 2024, the BC Building Code allows apartment buildings up to 6 storeys with one exit stair, at up to 4 homes per floor per stair, with sprinklers. One stair instead of two makes small-lot mid-rise buildings possible, because a second stair often does not fit on a 15 m wide lot. Every scenario on this map is a single-stair building on one stair core, on lots of every width.

It is the maximum the model gets to, and a floor plan has to confirm it. The single-egress rules cap a floor at 4 homes and 24 people, put a 25 m limit on travel distance, and allow 6 m from a suite door to the exit. The model applies the home cap and the envelope; the occupant load, the travel distances and the suite-to-exit runs only settle on a drawing. Treat every count on the map as a maximum modeled figure subject to that code-fit.

Because one stair caps the building at 4 homes per floor no matter how wide the lot is. On a wide arterial lot the 6-storey envelope holds far more floor area than 20 homes can absorb, and the model charges construction on all of it, so the full envelope loses money. The lot panel flags the unsold area when this happens. Lower the buildout intensity until the building is sized to the homes it can sell, and the same lot turns profitable. At 100% intensity 250 of the 392 scored arterial lots model a loss; the profit-maximizing setting on the wide ones sits near 55 to 65%.

Each lot uses its 2026 BC Assessment total value as the land price, from City of Kelowna property records. You can type a different price for any lot, for example an asking price, and the numbers recalculate.

No recorded width and depth exist in any available dataset for Kelowna, so dimensions are measured from the City of Kelowna’s legal parcel polygons. 6,266 of the 9,844 Core Area lots are 4-corner parcels whose edge lengths are exact. The other 3,578 get a fitted rectangle and are labeled as estimates; the 2,201 fits that miss the recorded lot area by more than 10% are flagged as suspect. The Data confidence view colors lots by this. Every lot panel states which method was used, and dimensions can be corrected by hand.

One-time charges under DCC Bylaw 12930, adopted July 27, 2026, that fund roads, water, wastewater, drainage, and parks. The permanent base rates in the Main City road sector total $28,943 per added home at Residential 3 density (35 to 85 homes/ha) and $27,671 at Residential 4 (over 85 homes/ha). DCCs are charged on added homes only. The map offers four settings: Full is the permanent base rate and stays the baseline, Current 75% is the City’s temporary 25% reduction in force from August 4, 2026 to September 30, 2028, and Half and Waived are policy options being tested. Under the Current setting a Residential 4 home pays $20,753.25. This is the biggest single fee lever the City controls.

The Altus 2026 Cost Guide range (about $255 to $360 per sq ft hard cost for 6-storey wood frame in Vancouver, Kelowna adjusted down about 10%) is the optimistic bound. The VanPlex figure of $365 per sq ft all-in, taken from a built proforma, is the conservative bound. Real projects usually land between the two, which is why the toggle exists and why presenting both as a range is recommended.

New-build prices of $615 per sq ft on arterial corridors and $585 per sq ft elsewhere in the Core Area, calibrated on August 19, 2026 against The Beverly resales ($500 to $655 per sq ft), Sole Cawston presales (about $690 per sq ft entry), and Mission/Pandosy presales.

No. It is a planning-level screening tool built to show which policy levers move projects into a viable range. Items marked as estimates should be confirmed with the City of Kelowna before any figure is treated as final, and lot dimensions marked as derived are measurements from parcel outlines, not survey plans.