Your questions answered

Like any property you might own outside the village, the capital gain is the increase in value that can occur between buying and selling.

Karaka Pines Villages’ model is different to that of traditional retirement villages because we think it’s only fair that you should be the one to benefit from the capital gain, not the village management. When you sell, we deduct any fees owed, including any Deferred Management Fee (DMF) that’s due, and pay you the balance. This can mean you’re hundreds of thousands of dollars better off than you’d be at a traditional retirement village.

Fees vary depending on the village. Please visit the page for the specific village you’re interested in for details.

In a nutshell, there are two types of fees: the one-off Deferred Management Fee (DMF, sometimes referred to as a facilities fee) that you pay when you sell and leave the village, and a weekly fee that covers the ongoing costs of running a retirement community, like insurance, rates, the on-site staff’s salaries and grounds maintenance.

Our Fees page gives you a background to our fees and why we think they’re fair for both us and you.

It’s designed to be simple and easy. When you decide you’d like to move to a Karaka Pines Village, you’ll sign an application for the home you’re interested in. At this time, you’ll pay a small deposit of $1000, which is fully refundable.

You’ll then sign an agreement known as a Occupation Right Agreement (ORA). The ORA includes a 15-day cooling-off period, but you’re free to withdraw right up until your home goes unconditional.

Like the sale and purchase contract you may be familiar with if you bought and sold your family house, this agreement entitles you to live here until you want to sell and move out. You pay the agreed purchase price, less the deposit, on the commencement date of the agreement – typically the date you move in.

Just as you would in your home outside the village, as a resident of Karaka Pines Villages, you’ll pay for your own power, water, phone and internet services.

A trust may pay for your home, but the Occupation Right Agreement (ORA) is in the occupant’s name and is relinquished when they move out. A couple can include both of their names on the ORA.

At most of our villages, the entry age is 65. An exception is Kempton Park Lifestyle Village, which is generally over 60.

That’s up to you! Some residents like to immerse themselves in everything that goes on, while others prefer to live more privately.

The people who call a Karaka Pines village home may be of a similar age, but they have all kinds of different interests and circumstances. This makes our communities all the more diverse and interesting.

Prior to selling, your home must be refurbished to return it to near-new condition. This can be handled by the village manager but is a cost to the resident. That said, refurbishing your home means it will likely sell for a higher price, which you benefit from.

You set the sale price. You can sell through a real estate agent or have the village manager handle it for you.

At own-your-own villages Roseland Park Village in Hamilton, Kempton Park Lifestyle Village in Tauranga and Woodcroft Estate in Christchurch, there’s no Deferred Management Fee (DMF) to pay. Instead, a termination and administration fee applies.

At our other Karaka Pines villages, the village manager will not charge a commission to sell your home. Your only costs will be advertising and marketing.

You may sell your Karaka Pines Villages home whenever you want to. You can choose to use a real estate agent or have the village manager handle the process for you.

You can set the selling price and decide whether or not to accept an offer; however, you may only sell your home to a person who’s approved by the village manager as being suitable to join the community.

Your right to live in the village is personal to you. Your family are welcome to visit you and can stay for a maximum of 40 days, but they may not live with you permanently.

You can also invite other guests stay with you for up to 40 days, and allow other people to look after your home while you’re away, but they must be considered a suitable fit for the village community and cannot sub-let your home.

Many people who live in our villages love to travel. Just let us know how long you plan to be away, and leave a contact address or phone number, so we can ensure everything stays safe and sound.

Because staff are regularly moving around the village, your home will be kept under careful, yet respectful, surveillance.

Out of consideration for other residents, our village rules don’t allow pets that are likely to cause a nuisance. Birds and cats are acceptable. Small dogs might also be permitted, but they will need to be approved by the village manager.

If a new resident already has a small dog, it will usually be allowed to move in with you; however, requests for new dogs are typically declined.

Sorry, structural changes to homes are not allowed.

You may decorate your home to suit your preferences, but please check with the village manager before you do so, to ensure it will remain in keeping with the character and quality of the village.

At the time of refurbishment before you sell, any alterations you’ve made may need to be changed back to meet the village standard.