Outdoor spa at the upcoming Livy condo project in Port Coquitlam, B.C. (Photo: NorthStar Development)
In Canada’s fiercely competitive real estate market, condo developers are increasingly leveraging an impressive array of amenities to distinguish their projects. From luxurious rooftop pools to state-of-the-art yoga studios and cutting-edge wellness facilities, these “extras” are no longer mere afterthoughts but central to a development’s appeal. The question, however, remains: are prospective buyers genuinely choosing their future homes based on these elaborate features, or do traditional factors like price and location still hold ultimate sway?
Industry experts suggest a nuanced answer. While fundamentals remain critical, a carefully curated amenity package can significantly enhance a project’s lifestyle proposition, drawing in diverse buyer segments and securing a competitive edge.
The Lifestyle Allure of Amenity-Rich Condos
Taylor Musseau, a partner at MLA Okanagan, highlights how a comprehensive suite of amenities is crucial for articulating the lifestyle vision for Stober Group’s new two-building development, Movala, in Kelowna. Overseeing sales and marketing for the project, Musseau emphasizes its unique positioning in Kelowna’s desirable South Pandosy area.
Movala stands out with nearly an acre of meticulously designed shared spaces, catering to a diverse range of recreational and social needs. Residents gain exclusive access to a resort-style swimming pool, a relaxing hot tub, and various al fresco dining areas perfect for entertaining. Lush gardens provide serene retreats, while a fully equipped gym and a dedicated yoga room support residents’ health and wellness goals. Further enhancing the luxury living experience are private cabanas for poolside relaxation, a bocce ball lawn for leisurely games, a vibrant games room, and a convenient guest suite for visitors. An expansive indoor “great room” is also designed for larger gatherings and social events, ensuring that residents have ample space for community and connection.
“Our design ethos for Movala is deeply rooted in four-seasons living,” Musseau explains, pointing to how the amenities are thoughtfully integrated to provide year-round enjoyment, whether it’s summer swims or cozy winter gatherings in the great room. This holistic approach ensures that the development doesn’t just offer homes, but a complete, engaging lifestyle.
The Movala project comprises 325 homes spread across two buildings. The first building has already welcomed its residents and is nearing a complete sell-out, a testament to the development’s strong appeal. The second building is anticipated for completion next year, continuing the momentum of this highly successful venture.
An outdoor dining area at Movala (photo: Stober Group)
Beyond its impressive list of amenities, Movala’s significant draw is also intricately tied to a harmonious blend of innovative design, competitive pricing, and an enviable location. Situated in close proximity to a popular Okanagan beach, the development offers residents unparalleled access to natural beauty and recreational opportunities. This prime location complements the on-site amenities, providing a comprehensive outdoor and indoor lifestyle.
Pricing at Movala is structured to offer excellent value within the Kelowna market. One-bedroom units begin in the mid-$400,000s, while more spacious two-bedroom, two-bathroom homes are typically priced around $580,000. Musseau confidently describes these figures as “good value” when compared to other new constructions in the vicinity, particularly given the extensive amenities and prime location. This strategic pricing helps make luxury living more accessible.
Musseau clarifies that the extensive amenity package at Movala does not translate into disproportionately high costs for residents. The expenses associated with these features are efficiently distributed among a substantial number of homeowners, resulting in manageable strata fees. She notes that fees are comfortably under 50 cents per square foot, demonstrating a thoughtful approach to balancing luxury with affordability.
Initially, Movala’s marketing efforts were focused on attracting empty nesters and downsizers looking for a refined, low-maintenance lifestyle. However, sensing a shift in market dynamics and the broad appeal of Movala’s offerings, the sales team strategically broadened its focus. “We’re now seeing significant interest from young professionals, dynamic young couples, and individuals who are keen on making this their full-time residence,” Musseau elaborated. This adaptability in marketing has allowed Movala to capture a wider audience, underscoring its appeal across various demographics.
The Vancouver Condo Market: A Buyer’s Advantage
The current landscape for condo buyers in Vancouver presents a strong and unique advantage, according to Adil Dinani of Royal LePage West Real Estate Services. “We are experiencing a distinct buyer’s market across most segments right now, and particularly within the condominium sector,” Dinani states. “Buyers have an exceptional range of selection and, crucially, the luxury of time to make informed decisions. This alignment of market conditions is truly unique; we haven’t seen the stars align quite like this since the pre-COVID era, making it an opportune moment for prospective homeowners.”
With an estimated 17,000 active property listings circulating throughout Greater Vancouver, approximately 40 percent of which are condominiums, buyers are in an enviable position where they can afford to be highly selective. This abundance of choice allows them to scrutinize properties more thoroughly, ensuring their investment meets all their specific needs and desires.
Dinani reiterates that while the foundational factors of price and location continue to be paramount in driving purchasing decisions, the conversation around amenities has gained significant traction. “The amenity offering is undeniably important,” he emphasizes, noting a pronounced demand from active baby boomers who are actively seeking buildings equipped with fitness facilities, refreshing pools, and relaxing saunas. These demographic groups are increasingly prioritizing a lifestyle that integrates wellness and convenience directly into their residential experience.
However, this trend towards amenity-rich living comes with its own set of considerations, primarily higher costs. “A 1,200-square-foot two-bedroom unit could easily incur maintenance fees approaching 80 or even 90 cents per square foot,” Dinani explains, translating to a substantial monthly outlay of approximately $900. While the allure of a saltwater pool or a dedicated concierge service might be strong initially, he has observed that not all residents consistently utilize these premium amenities after they’ve moved in. This raises questions about the long-term value perception versus the ongoing financial commitment.
Intriguingly, sometimes it’s the simpler, often overlooked features that prove to be the most impactful in driving buyer demand. Dinani points to air conditioning as a prime example. “Many older buildings, even those constructed as recently as 2015, were often built without central air conditioning,” he notes. “Today, especially with increasingly warm summers, integrated air conditioning has ascended to the top of buyers’ wish lists, becoming a near-essential feature rather than a luxury.” This shift underscores a pragmatic evolution in what constitutes a desirable amenity, moving beyond flashy features to core comforts that enhance daily living.
Community and Wellness: The Core Offering at Livy
Jeff Brown, Executive Vice President of NorthStar Development, is at the helm of an innovative, up-and-coming project named Livy, situated in his hometown of Port Coquitlam. This development represents a significant evolution in residential design, focusing on contemporary market demands.
NorthStar Development assumed control of the project from a previous developer who had only completed the basement level. Under Brown’s leadership, the entire building has been thoughtfully redesigned and reimagined to align perfectly with today’s dynamic market expectations. This strategic redesign ensures that Livy is not just another condominium complex, but a forward-thinking community responsive to current lifestyle trends.
At the very heart of the concept for Livy, a 102-unit project, lies a profound commitment to wellness and social living. This philosophy informs every aspect of the development, from its architectural choices to its integrated amenities. “The desire for genuine community has witnessed a significant resurgence, particularly in the post-2020 era when many of us experienced unprecedented isolation,” Brown articulates. “We perceive a growing expectation among buyers for a curated lifestyle—one that not only prioritizes individual well-being but also offers abundant shared spaces specifically designed to foster meaningful connections and naturally encourage residents to meet and engage with their neighbours.”
The vision for the golf simulator at Livy.
Livy’s design thoughtfully integrates over 10,000 square feet of exceptional amenities, meticulously crafted to enhance residents’ daily lives. These include an expansive rooftop space, offering panoramic views and opportunities for outdoor relaxation and social gatherings. For sports enthusiasts, a cutting-edge virtual golf simulator provides an immersive experience, perfect for practice or friendly competition regardless of the weather. The development also boasts high-tech wellness areas, equipped with modern fitness technology and spaces dedicated to mental and physical rejuvenation. Among these alluring features, a standout is the Nordic-style spa, complete with invigorating hot and cold plunges, providing a luxurious retreat for residents to unwind and revitalize.
Brown states that Livy primarily targets first-time buyers, offering an accessible entry point into homeownership without compromising on quality or amenities. According to Livy’s official website, junior one-bedroom units are competitively priced starting at $389,000. For those requiring more space, two-bedroom plus den units are available, ranging up to $739,900, providing flexible options for various needs and budgets.
A key aspect of Livy’s success in offering premium amenities at reasonable costs lies in its expertly drafted design. Brown explains that this meticulous planning helped significantly offset the expenditures associated with these “extras” for residents. For instance, he highlights that the sophisticated Nordic-style spa, a major draw, adds a mere six cents per month to the average condo fee. “We pooled our collective expertise and executed the design with precision, ensuring efficiency without any frivolous spending,” Brown notes. “There’s certainly an art to achieving this balance, delivering high value without imposing excessive financial burdens on our homeowners.” This approach allows Livy to provide an enriched living experience that is both luxurious and economically sensible for its residents.
The Evolving Landscape of Condo Living: Beyond Basic Amenities
The trend of amenity-rich condo living is not just about attracting buyers; it’s about redefining urban and suburban residential experiences. Developers are increasingly recognizing that a well-designed amenity package fosters a vibrant community, supports various lifestyles, and ultimately enhances the long-term value of their properties. This evolution moves beyond simple gyms and party rooms, venturing into more specialized and holistic offerings.
Consider the emphasis on wellness, exemplified by Livy’s Nordic spa or Movala’s yoga studio. These features cater to a growing demographic prioritizing health, mindfulness, and stress reduction. In a fast-paced world, having a sanctuary for physical and mental well-being within one’s own building is an undeniable luxury that resonates deeply with buyers across age groups. Similarly, the focus on social living and community engagement, particularly amplified post-pandemic, addresses a fundamental human need for connection. Shared lounges, dining areas, and games rooms transform buildings from mere dwelling places into hubs of social interaction and shared experiences.
Looking ahead, the future of condo amenities promises even more innovation. Expect to see increased integration of smart home technology, offering residents unprecedented control over their living environments and enhancing convenience and security. Co-working spaces, equipped with high-speed internet and professional meeting rooms, are becoming essential as remote and hybrid work models gain permanence. Pet-friendly amenities, such as dedicated washing stations and outdoor play areas, are also emerging as crucial differentiators for animal-loving residents. Furthermore, sustainability features—like electric vehicle charging stations, communal gardens, and energy-efficient building systems—are growing in importance, appealing to environmentally conscious buyers and contributing to lower operating costs.
For developers, the strategic investment in amenities is a calculated decision. It’s not merely about adding features; it’s about crafting a compelling narrative and a distinctive brand identity in a crowded market. A unique amenity offering can create significant buzz, drive quicker sales, and command higher price points. However, this requires careful planning and a deep understanding of target demographics to ensure that the amenities are not only appealing but also financially sustainable for both the developer and future homeowners. The “art” that Jeff Brown describes at Livy—balancing luxury with cost-effectiveness—is paramount to success.
Ultimately, the Canadian condo market is witnessing a dynamic interplay between buyer expectations and developer innovation. While location and price remain foundational, the role of amenities has evolved from being mere add-ons to becoming integral components of a desirable lifestyle. As developers continue to push the boundaries of what condo living can offer, the discerning buyer is empowered with unprecedented choices, shaping a future where convenience, community, and well-being are inextricably woven into the fabric of home.