What village life really looks like
Retirement villages are communities built for independence, security and connection.
Residents live in their own homes, with access to shared spaces and services
that make life easier and safer.
How it works
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When you move into a village,
you buy the right to occupy your home - called an Occupation Right Agreement (ORA).
When you leave,
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the village refunds what you paid, minus a one-off Deferred Management Fee (DMF).
The DMF helps fund refurbishments, community facilities and long-term upkeep so the village remains in excellent condition.
Long-term investment
Villages are large, capital-intensive projects that often take 20 years or more to break even.
Sustainable returns fund future homes, care services, and upgrades - ensuring more New Zealanders can access quality housing as they age.
Find out the facts in this report
What residents value most
Independent surveys show 90–95 percent satisfaction among village residents, who highlight:
Safety and peace of mind
Companionship and connection
Certainty about costs
Independence, with support nearby
Facts vs Fiction
CLAIM
“Residents don’t really own anything.”
FACT
When you move into a village, you buy the right to live in your home through a legal document called an Occupation Right Agreement (ORA).
It’s a secure, lifelong right to occupy - backed by law and reviewed by your own independent lawyer before signing.
It’s not a tenancy - it’s a home, protected by legislation.
CLAIM
“It takes years to get your money back when you leave.”
FACT
The average repayment time is around five and a half months. Operators don’t receive any income until your home is relicensed - so they’re motivated to complete the process quickly.
More than 60% of operators now pay interest if settlement takes longer than six to nine months.
That’s fairness built into the system.
CLAIM
“Villages make big profits from residents straight away.”
FACT
Most villages take 20 years or more to break even. They’re large, capital-intensive projects that require long-term investment.
That’s why operators reinvest their returns in new homes, facilities, and care services. Financial sustainability means more choice and better quality for residents over time.