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Capital Back 53⚖ Get independent advice
Brooklands Village
photos: operator / Village Guide
Retirement living · Mosgiel, Dunedin

Brooklands Village

Pembrey Investments Limited · Mosgiel, Dunedin · independent cottages + rest home care
Capital Back
53
the money ↓
See what life here is like — then weigh what it means for your family further down.
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The village

Life here

Nestled in Mosgiel on the Taieri, Brooklands Village offers residents the privacy of their own home within a caring, supportive community. The village is thoughtfully designed with well-appointed cottages and rest home facilities, allowing you to live at your own pace while knowing your present and future care needs are met. Here, you enjoy the independence to continue your way of life as you choose, with the security and companionship of a community that supports you for life.

Your home

Living options

Cottage Living

Choose from one or two-bedroom cottages, each with designer kitchens, sunrooms, and garages. All cottages feature electric heating, handrails in bathrooms, laundry facilities, and 24-hour emergency call buttons.

✓ East Taieri Cottage: 2 bed, garage, 130m²
✓ Silver Peaks Cottage: 2 bed, garage, 120m²
✓ Mt Allan Cottage: 2 bed, 90m²
✓ Henley Cottage: 1 bed, 65m²
✓ Designer kitchens, lounge, dining room
✓ Carpets, drapes, light fittings included
✓ 24-hour emergency call buttons
Living options
A day in the life

What living here is actually like

Life at Brooklands is enriched by community and choice.

Activities & Community

Residents share access to the magnificent Residents Club and beautifully landscaped gardens with walking paths. The village is designed to enhance independence, dignity, and freedom while fostering connection with fellow residents.

✓ Residents Club
✓ Landscaped gardens and walking paths
✓ Shared activities and social opportunities
✓ Community-focused lifestyle
Always something on
On your doorstep

Facilities & services

Residents Club
Landscaped gardens
Walking paths
Emergency call system
Laundry facilities
Peace of mind

Care for life, on site

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

Independent→Rest home
Care and community
Where it is

Setting & neighbourhood

Brooklands Village is located in Mosgiel, Dunedin, on the Taieri. The setting offers abundant advantages not found in conventional suburban living, with beautifully landscaped grounds and gardens that residents can enjoy. The village provides a secure, supportive environment while maintaining the independence and freedom that residents value.

Interested?

Like the look of Brooklands?

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
53
Around average · #135 of 520
Better than 74% of NZ villages — yet the market median is just 46. The sector is tough.
Deferred fee
27.5%
~$124k on a $450k unit, over 4 years
Your share of capital gain
0%
operator keeps 100% of any uplift
Time to get capital back
~84.5 days
median, from 14 recent resales
Fees after you leave
Stop
good — many villages keep charging
7 years
Your estate receives
$326,500
Operator keeps (deferred fee)$124,000
Share of your $450,000 back73%
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 53 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%
27.5% deferred fee — lower is better.
31
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%
84.5 days across recent resales.
96
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

27.5% of $450,000 = ~$124,000

Accrues over your first 4 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

~84.5 days median

Your capital is repaid once the unit is re-licensed to a new resident. (Operator-stated average: 18 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.
  • Roughly $124,000 is gone in deferred fees within 4 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