Pandosy

Pre-Construction

Location: Kelowna, BC
Services Provided: Pre-Construction, Constructability Analysis, ROI Analysis, Unit Mix Analysis

The Situation

The landowner at 2343 Pandosy Street came to Clearline Projects with a design already in hand. The property had been drawn up as a 20-unit building, either as rental stock or purpose-built condominiums, and from a construction standpoint, the project was ready to move forward.

The problem wasn't the building. The problem was the proforma.

The owner wanted to understand whether the project, as designed, was working as hard as it could for them. They weren't asking for a new building — they were asking for a more attractive return on the one they already had. They came to Clearline looking for a creative solution.

Clearline's Service

Clearline began with a full analysis of the existing drawing set from a constructability and a financial performance standpoint.

The analysis identified that the building's interior layout, while functional, was not using the available floor area efficiently. The unit count of 20 was not a structural constraint but a design choice that was leaving significant value on the table.

Clearline identified a reconfiguration of the interior layout that increased the unit count from 20 to 32, with no significant changes to the building's character or external footprint. What changed was how the interior space was allocated, how many units it produced, and what that meant for the owner's monthly revenue and overall project value.

The Unit Mix Analysis

The shift from 20 to 32 units required rethinking the distribution of unit types across the building to ensure the additional units were configured to reflect what the rental market in Kelowna would actually absorb.

Clearline's rental analysis compared the projected monthly revenue of the original 20-unit configuration against the proposed 32-unit layout across all unit types: bachelor, one-bedroom, two-bedroom, and three-bedroom.

The 32-unit configuration produced a substantially higher total monthly rental revenue — a direct result of both the increased unit count and a more market-aligned unit mix. The overall value of the project increased by several million dollars