Springfield/Spall has a reputation as Kelowna's commercial corridor, but residential buyers who know the area find pockets of surprisingly livable housing close to every amenity in the city.
The highest concentration of modern condo development in the area. The Landmark towers offer professional-grade finishes, rooftop amenities, and walkability to restaurants and services. Best for buyers who want new construction and don't mind urban density.
The residential section west of Spall Road has older detached homes on full lots — one of the few places in this area to find a yard and garage at a central Kelowna price point. These streets are often overlooked and represent genuine value.
The southern edge of the area transitions into older agricultural land and acreage. Properties here offer space that's increasingly rare this close to Orchard Park.
A transitional residential street with a mix of older detached and newer infill townhomes. Good access to schools and parks. Represents mid-market ownership product in a central location.
Agent tip: In Springfield/Spall, the difference between a "central convenience" purchase and a genuinely comfortable home often comes down to setback from Highway 97 and Spall Road. Traffic noise is a real quality-of-life factor here. Properties one or two blocks off the main corridors make a significant difference — we always walk buyers through the difference before they commit.
What to Be Aware Of
Properties directly fronting Harvey Avenue or Spall Road. The commercial traffic and highway noise at these addresses is significant and persistent. Resale is also slower on direct highway-facing properties.
The Bottom Line
The Springfield/Spall area rewards buyers who look past the commercial exterior. The residential pockets west of Spall and north of Springfield Road offer central access with a quieter residential feel that most buyers don't expect from this area.
We know which streets deliver value and which to avoid. Let's talk.