NEIGHBOURHOOD · KELOWNA

Springfield/Spall: the flat middle of Kelowna, and what the City plans for it

Springfield/Spall is the flat, central stretch of Kelowna around Springfield Road and Spall Road, between downtown and Rutland, with Orchard Park, Capri Centre and the Landmark office towers along Harvey Avenue. It’s the cheapest place inside the city line to buy a detached house, and one of the places the City most wants to change. Both facts come out of the same plans. Here’s what the sales record says, and what I’d tell you at the table.

Springfield/Spall by the numbers

Every figure below is a median of single family detached sales recorded on the Association of Interior REALTORS® MLS® System, as of September 2026, covering sales through August. The sample here is healthy, forty to ninety sales a year, so the median means something, but it has moved around more than most.

Two things in that table matter more than the rest.

The discount hasn’t moved in ten years. In 2016 the median was $430,000, about 22% under the Central Okanagan. So far in 2026 it’s $735,000, still about 22% under. The ten-year gain is 71%, the same as the region’s once you round it. Of the nineteen areas I track only Ellison sells lower, and Ellison is outside the city. So this is the lowest detached median inside Kelowna’s city line, and it has kept pace with the valley rather than falling behind it.

The last four years were jumpy. $879,950 in 2022, $760,000 in 2024, $675,000 in 2025 on 68 sales, and $735,000 so far this year. When a median drops 11% in one year and gets most of it back the next, look at what sold before you decide what happened. My read is that it’s mostly mix: a year heavy on older ranchers reads low, a year with more renovated or newer homes reads high.

Where it is and what it is

Springfield/Spall is a board sub-area, not a City neighbourhood. The City of Kelowna has no boundary by that name; its own plans use the Capri-Landmark Urban Centre and the Midtown Urban Centre, which cover parts of this area and not others. Real estate descriptions of the edges don’t even agree on which side of Harvey Avenue it starts. So I describe it by what’s in it: Springfield Road and Spall Road crossing in the middle, Gordon Drive on the west side, Mission Creek roughly on the east, and the shopping and office district along Harvey.

That district is the reason the area makes sense. The City describes Capri-Landmark as Kelowna’s second-largest employment destination. The Landmark towers are the Stober Group’s: Landmark 1 opened in 1995, Landmark 2 in 1997 was the tallest building in Kelowna when it went up, and there are seven now, the last finished in 2022. Orchard Park, open since 1971, is the biggest mall in the Okanagan. The Kelowna Farmers’ and Crafters’ Market spent about twenty-five years on the corner of Dilworth Drive and Springfield Road before moving into the Landmark District for the 2024 season.

It’s also one of the easier places in the city to live without a second car. Route 8 is a frequent bus along Springfield Road between Okanagan College and UBC Okanagan by way of Orchard Park and Rutland. The Okanagan Rail Trail, open since 2018, has access points at Spall Road and Dilworth Drive. Mission Creek Regional Park is off Springfield Road on the east side.

What the homes are like

Mostly older detached homes on flat lots: 1960s and 1970s ranchers, bungalows and split-levels, with apartment, townhouse and condo complexes from the 1970s through the 1990s between them. It’s standard city stock, which means the plumbing, wiring and roof ages vary a lot from one house to the next. That’s where six years in mechanical rooms earns its keep on a showing, and where I’d read the Poly-B question before subject removal on anything from the right era.

The bigger story is the zoning. Council endorsed the Capri-Landmark Urban Centre Plan in April 2019, and in 2024 the Province’s small-scale housing rules pre-zoned standard residential lots across Kelowna for three to six units. Inside the urban centres, the plans point at something much larger than a triplex. In June 2025 council voted 6-2 to rezone the old farmers’ market site at Dilworth and Springfield for two six-storey buildings, 169 rentals and 125 condos. The Clement Avenue extension, planned from Spall Road east to Highway 33, isn’t expected to start construction before 2028 or 2029. For a detached owner here, what the lot is worth can depend less on the house than on what the zoning lets a builder put there.

Three things to know before you buy. Harvey Avenue is Highway 97, and homes near it hear it. The old rail line is a trail now, so there’s no train. And Mill Creek crosses this part of the city: on 7 May 2020 it overtopped near Pacific Court and Sutherland Avenue, south of Capri Centre. Ask about the lot’s drainage and any claims history before you write.

Buying here: what I’d tell you at the table

Selling here: what actually works

Sell to both buyers. A Springfield/Spall house has two buyer pools: a family or first-time buyer who wants a central detached home, and a builder or investor who’s reading the zoning. A listing that speaks to only one of them leaves the other one’s money on the table.

Know your zoning before you list. If your lot sits inside an urban centre or can carry more units under the 2024 rules, that belongs in the listing with the facts behind it, not in a buyer’s footnote.

Price against the right decade. A renovated rancher and an untouched one on the same street aren’t comparables. Price against homes of the same era and condition, and show the updates with receipts.

Disclose the creek. If you’re near Mill Creek, say what happened in 2020 and what’s been done since. Buyers here ask, and the honest answer sells better than the surprise.

Questions people ask about Springfield/Spall

Where is Springfield/Spall in Kelowna?

In the flat middle of the city, around Springfield Road and Spall Road, between downtown and Rutland, with Orchard Park, Capri Centre and the Landmark towers along Harvey Avenue. It’s a real estate board area rather than a City neighbourhood, so its edges are approximate; the City’s own plans use the Capri-Landmark and Midtown urban centres.

Why is Springfield/Spall cheaper than most of Kelowna?

Older homes on standard flat lots, a highway and a commercial district next door, and no views to speak of. It isn’t a statement about the neighbourhood’s future: it has kept pace with the region for ten years, and the City’s plans put a lot of new housing and jobs right here.

What is being built in Springfield/Spall?

A lot. The old farmers’ market site at Dilworth and Springfield was rezoned in June 2025 for two six-storey buildings with 294 homes between them, the urban centre plans allow far more height near Harvey, and the Clement Avenue extension is planned to start around 2028 or 2029. Expect construction here for most of the next decade.

Is Springfield/Spall a good place to buy?

If you want a detached home in the centre of the city at the lowest median inside the city line, with transit, the rail trail and the malls within reach, yes. The trade is highway noise near Harvey, older houses that need a careful inspection, and years of construction around you.

What is my Springfield/Spall home worth?

Two numbers: what a family will pay for the house, and what a builder will pay for the lot. On most streets here the first is higher. On some, near the urban centres or on a bigger lot, the second one wins. Send me the address and I’ll tell you which yours is and what I’d list it at.

Who should I call about Springfield/Spall?

I’m Braden Koop, a REALTOR® with REMAX Kelowna (licence 191956). Springfield/Spall is one of the nineteen areas I track every month, and here the work is reading the house and the zoning together: six years as an HVAC technician for the first, and the City’s plans for the second. Call or text 250-801-8725, or send the address through the contact page.

Go deeper

Every area I work is on the neighbourhoods map, with these figures side by side.

Market figures on this page are medians of single family detached sales recorded on the Association of Interior REALTORS® MLS® System for the Springfield/Spall sub-area and the Central Okanagan, pulled September 2026 and covering January through August 2026 for the current year. NOTE: this representation is based in whole or in part on data generated by the Association of Interior REALTORS®, which assume no responsibility for its accuracy. They describe the market, not any one home. Springfield/Spall is a board area, not a City boundary, and its edges are approximate. Planning, transit, flood and development facts are drawn from the City, BC Transit, the Landmark District and public reporting, and were current as of September 2026. Braden Koop Personal Real Estate Corporation operates under REMAX Kelowna. Each REMAX office is independently owned and operated.