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Life 98Capital Back 58⚖ Get independent advice
Ranui Court
photos: operator / Village Guide
Retirement living · Ahuriri, Napier

Ranui Court

The Pirongia Community Retirement Trust · Alexandra · independent living apartments next to Ranui care home
Life Score
98
Exceptional
Capital Back
58
the money ↓
See what life here is like — then weigh what it means for your family further down.
Ranui Court Ranui Court Ranui Court Ranui Court Ranui Court Ranui Court Ranui Court Ranui Court Ranui Court Ranui Court Ranui Court Ranui Court
The village

Life here

Ranui Court sits in the heart of Alexandra, a tight-knit community where Presbyterian Support Otago has deep roots. These 12 large independent units offer the freedom of your own home with the peace of mind that comes from being neighbours with Ranui, a full care home. Each home is thoughtfully designed with heat pumps, glassed seating areas, and emergency call systems—letting you live your way while knowing support is close by.

Your home

Living options

Independent Living Units

Spacious two-bedroom apartments designed for the 70+ lifestyle, with modern heating and abundant natural light.

✓ Large two-bedroom units
✓ Heat pump heating
✓ Glassed seating areas
✓ Emergency call system linked to Ranui
✓ Occupation Right Agreement (ORA) purchase model
Living options
A day in the life

What living here is actually like

Living at Ranui Court means being part of the Alexandra community while enjoying your independence.

Community & Support

The village is integrated into Alexandra's social fabric, with Ranui care home on-site providing reassurance. Weekly village fees cover rates, building insurance, general maintenance, and shared grounds upkeep.

✓ On-site care home (Ranui) for future care needs
✓ Registered retirement village
✓ Shared grounds maintenance included
✓ Community connection in Alexandra
Always something on
On your doorstep

Facilities & services

Emergency call system
Heat pump heating
Shared grounds
Peace of mind

Care for life, on site

If your health changes, you won't have to leave the place you know. Ranui Court offers these levels of care on site:

Independent
Care and community
Where it is

Setting & neighbourhood

Ranui Court is located in Alexandra, Central Otago, positioned right next door to Ranui, Presbyterian Support Otago's established care home. The village is an integral part of the Alexandra community, offering independent living in a safe, supportive environment where residents can enjoy the region's abundant sunshine and local connections.

Interested?

Like the look of Ranui Court?

Get the brochure, current pricing and availability, or book a look around — sent straight to you. No pressure, and we'll never pass your details to the village without asking.

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Now the practical part

The money — what comes back to your family

You've seen why you'd love it. This is the part most families only discover at the exit statement — so we put it in plain sight. Every figure is from the village's own filed Disclosure Statement.

Capital Back score
58
Above average · #76 of 520
Better than 85% of NZ villages — yet the market median is just 46. The sector is tough.
Deferred fee
23%
charged on your entry price
Your share of capital gain
0%
operator keeps 100% of any uplift
Time to get capital back
~1 days
median, from 1 recent resales
Fees after you leave
Stop
good — many villages keep charging
Before you sign, get independent eyes on the contract.An ORA-review lawyer or independent financial adviser — never paid by any operator — checks what it really means for your family.
⚖ Get independent advice →
How the 58 is built

Nothing hidden — every component

The Capital Back score is a transparent weighting of five filed terms — you can see exactly where this village wins and loses.

Move-in fee you don't get back Deferred Management Fee — weighted 30%
23% deferred fee — lower is better.
43
Share of capital growth Capital gain to resident — weighted 15%
0% — the operator keeps any resale uplift.
0
Speed your capital returns Median resale time — weighted 30%
1 days across recent resales.
100
Fees stop when you leave Weekly fees on exit — weighted 15%
Charges end on vacancy.
100
Interest if repayment is slow Interest on delayed capital — weighted 10%
No interest on delayed repayment.
0
The filed terms, in plain English

What the Disclosure Statement actually says

Every operator uses different words for the same thing — we normalise them so you can compare like with like.

%

Deferred Management Fee

23%

Accrues over your first 5 years, charged on the entry price.

Market: median 30%; only 16% of villages charge under 25%.
↑

Capital gain

0% to the resident

Any increase in the licence value at resale is kept entirely by the operator.

Market: just 8% of NZ villages share any capital gain.
⏱

How fast your capital comes back

~1 days median

Your capital is repaid once the unit is re-licensed to a new resident. (Operator-stated average: 1 days.)

Market: median 154 days; 21 villages still average over a year.
✓

Fees & interest on exit

Resident-friendly

Weekly fees stop when you vacate.

Market: 220 of 520 villages keep charging weekly fees after you've gone.
Before you sign the ORA

The reckoning usually arrives too late

  • You're buying a licence to occupy, not the home — you can't sell, rent or borrow against it.
  • A large deferred fee is gone within a few years, whatever the unit later sells for.
  • Your family carries the risk of how long resale takes — and the operator's ability to pay.
  • None of this is hidden — it's all in the Disclosure Statement most people sign without reading.
Have someone independent read it first

We'll connect you with a retirement-village review lawyer or independent financial adviser — no operator pays to be here.

Request an ORA review → Talk to a financial adviser