New Construction Homes in Upper Mission
Braden Koop Personal Real Estate Corporation · Koop Homes Group · REALTOR® · RE/MAX Kelowna
What’s actually available, what it costs all-in, and what no one tells you before you sign.
Talk to Braden About New Buildsor text me direct: 250-801-8725
Upper Mission Kelowna New Construction: Market Snapshot
Upper Mission is one of the few neighbourhoods in Kelowna where new construction is still actively happening — and one of the last where it will happen at scale. Here’s the current state of the market.
Why Supply Is Tightening — And Why It Matters
Sage Water, currently selling Phase 1 at Killdeer Road, is described by the developer as one of the last remaining parcels in Upper Mission slated for residential housing. The City of Kelowna also reviewed and rejected a proposal to add approximately 800 units at Thompson Flats due to traffic concerns on Lakeshore Road. That decision constrains future supply in the area and provides a long-term value signal for buyers considering new construction today.
What’s Being Built Right Now
Five active developments across four product types — from move-in ready condos under $300K to custom estate homes at $2.5M+. Here’s what each one actually offers.
Trailhead at The Ponds
The Ponds, Upper Mission
93 single-family homes across four exclusive builders. Modern Farmhouse, Transitional, and West Coast Modern architectural styles. Walk-out and walk-up lots, panoramic lake and valley views. Serviced lots ready to build — timeline begins at contract signing.
Active showhome open. All four builders are award-winning with 30+ years experience each in western Canadian markets.
Sage Water — Phase 1
5081 Killdeer Road, Upper Mission
One of the last remaining development parcels in Upper Mission. Phase 1 consists of 12 lots — 9 custom build sites and 3 quick-possession homes by Dilworth Homes. Overlooking Frazer Lake with Okanagan Contemporary, Okanagan Modern, and Modern Farmhouse styles available.
Future phases will include semi-detached, townhomes, and multi-family. Walkout and rancher configurations available on Phase 1 lots.
Kuipers Peak at South Ridge
796 Kuipers Crescent, Upper Mission
Semi-detached executive townhomes (duplex-style) built by award-winning Dilworth Homes. Floor plans from 1,935 to 2,683 sq ft across 2–4 bedrooms. Two-car garage, covered decks, and recreation rooms standard. Showhome open on-site.
Strata ownership. Strong option for buyers who want new construction quality and detached-home scale without full detached pricing.
Ascent by Highstreet Ventures
Frost Road & Steele Road, Upper Mission
298 condo units across four four-storey buildings, adjacent to Mission Village at The Ponds (Save-On-Foods, Shoppers, Starbucks). Carbon-free construction, Step 4 BC Energy Step Code compliance. Enhanced 2/4/10/20 warranty — double the statutory minimum.
Alpha and Bravo buildings move-in ready. Currently offering 5-year price protection and 2.99% mortgage rate. Rowhomes (own front door, ~1,564 sq ft) also available.
The Heights by Cynterra Group
Upper Mission — Highest Residential Point in Kelowna
Single-storey luxury homes, 3–4 bedrooms, 2,412–2,775 sq ft. Positioned at the highest residential elevation in the city — panoramic views across Lake Okanagan, Kelowna, and the surrounding mountains. Preregistration is currently open; pricing TBD.
If you’re tracking this development, reach out — I’ll keep you informed as details are released.
UPPER MISSION MARKET REPORT
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Active listings, benchmark prices, days on market, and what’s actually selling in Upper Mission — plus Kettle Valley, Lower Mission and Crawford Estates. Delivered each month. No spam.
The True All-In Cost — What Nobody Publishes
The listed price is not what you pay. GST, Property Transfer Tax, legal fees, and finishing costs add up fast — and the math is very different depending on which product type you’re buying. Here’s what two scenarios actually look like.
Scenario A: Trailhead Detached — $1,700,000
PTT on $1.7M: 1% on first $200K = $2,000 + 2% on $200K–$2M = $30,000 + 3% on remainder = ~$30,800 total. No first-time buyer or new build PTT exemption at this price point.
Scenario B: Ascent Condo — $450,000
First-time home buyers purchasing new builds valued under $1.5M may recover up to 100% of GST paid (phases out between $1M–$1.5M). Ascent buyers should confirm eligibility with their accountant. New build PTT exemption requires occupancy within 92 days and residency for one full year.
How New Construction Actually Compares to Resale
New construction isn’t automatically better — it’s different. The right choice depends on your timeline, budget, and what you’re optimizing for. Here’s an honest breakdown.
New Construction
Trailhead, Sage Water, Ascent, Kuipers Peak
Resale
Established Upper Mission and Kettle Valley homes
BC’s 2-5-10 New Home Warranty — What It Actually Covers
Coverage limits: lesser of purchase price or $200,000 for detached homes. Ascent by Highstreet offers an enhanced 2/4/10/20 warranty — double the statutory minimum on envelope and structure. All builders in BC must be licensed residential builders to provide warranty coverage, regulated by BC Housing under the Homeowner Protection Act.
Related: Upper Mission Real Estate · Kettle Valley · Buyer’s Guide · Market Report · Luxury Homes
The Builder’s Agent Works for the Builder. Here’s What That Means for You.
When you walk into a showhome and speak with the sales representative on-site, that person is employed by the builder. Their job is to sell the development at the best possible price and terms for their client — which is not you.
Using your own agent costs you nothing — the builder pays the buyer’s agent commission regardless. What it gives you is someone whose job it is to negotiate on your behalf, not theirs.
- 1Lot premium and upgrade negotiationView lots and walk-out lots carry premiums. Builders have flexibility on included upgrades, appliance packages, and lot selection — especially early in a phase when they need to establish sales momentum.
- 2Contract review before you signNew construction contracts are written by the builder’s lawyers. They are not balanced documents. An experienced agent will flag the clauses that matter — completion date flexibility, material substitution rights, and deposit forfeiture terms.
- 3Construction knowledge on your sideMy background as a journeyman HVAC technician means I can look at a mechanical spec sheet and tell you what it actually means. I know what quality installation looks like — and what corners get cut when builders are under schedule pressure.
- 4Pre-delivery inspection coordinationBefore possession, you get a walk-through. I’ll be there. I know what to look for on a new build — from HVAC commissioning to exterior grading to window seals — and I’ll document everything that needs to be addressed before you take the keys.
- 5Resale awareness from day oneThe lot you choose, the elevation you select, and the finish package you go with all affect future resale value. I look at every new build purchase through the lens of what it will be worth in five to ten years — not just what it looks like today.
Upper Mission New Construction — Frequently Asked Questions
Yes — but the window is narrowing. There are currently five active developments: Trailhead at The Ponds (detached, from $1.7M), Sage Water Phase 1 (lots + quick possession, from ~$900K), Kuipers Peak at South Ridge (semi-detached, est. $900K–$1.2M), Ascent by Highstreet (condos from $279,900), and The Heights by Cynterra Group (preregistration open, pricing TBD).
The supply of developable land in Upper Mission is genuinely constrained. The City of Kelowna rejected a proposal for roughly 800 additional units at Thompson Flats due to traffic concerns on Lakeshore Road. What’s being built now represents much of what’s left.
Yes. GST of 5% applies to all new construction purchases in BC — it does not apply to resale homes. On a $1.7M new build that’s $85,000 added to your closing costs.
First-time buyers get significant relief. As of May 2025, the federal government extended the GST rebate for eligible first-time buyers purchasing new homes up to $1.5M. For qualifying buyers, this can mean up to 100% of GST recovered on homes under $1M, with the rebate phasing out between $1M and $1.5M. Confirm eligibility with your accountant.
It depends on the price. BC’s Newly Built Home Exemption provides a full PTT exemption on new construction priced up to $1.1M, and a partial exemption between $1.1M and $1.15M. Above that — which covers most detached new builds in Upper Mission — full PTT applies.
On a $1.7M purchase, PTT is approximately $30,800. On a $450K condo like Ascent, the exemption applies and PTT is $0 for eligible buyers. You must occupy the home within 92 days of completion and live there for at least one full year to qualify.
Custom detached builds typically run 12–18 months from permit issuance. At Trailhead and Sage Water, the timeline starts when you sign your build contract and your permit is approved — not when you purchase the lot.
If you need to move sooner, quick-possession options exist. Sage Water Phase 1 includes three quick-possession homes by Dilworth Homes. Ascent by Highstreet has move-in ready units in the Alpha and Bravo buildings right now.
You can use the builder’s on-site sales representative — but they work for the builder, not you. Their job is to sell the development at the best price and terms for their client.
Using your own agent costs you nothing. Builders pay the buyer’s agent commission regardless of whether you bring representation. What you get is someone whose legal obligation is to you: reviewing the contract before you sign, negotiating lot premiums and upgrade packages, and being present at your pre-delivery inspection.
The long-term fundamentals are strong. Upper Mission has constrained future supply, persistent buyer demand from families and relocators, and a reputation for high-quality housing that insulates values when the broader market softens.
The short-term math is harder. New builds carry a 15–30% premium over comparable resale, plus GST that resale buyers don’t pay. GST applies to new construction in BC and not to resale. Rebates may apply for eligible first-time buyers.
Thinking About Buying New Construction in Upper Mission?
Talk to me before you walk into a showhome. I’ll tell you which developments are worth a closer look, what the all-in numbers actually are for your situation, and where the negotiating room exists.
Send me your questions Or call 250-801-8725No pressure. No obligation. Just straight answers about the Upper Mission new construction market.
