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Hodgson Village
photos: operator / Village Guide
Retirement living · Tauranga South, Tauranga

Hodgson Village

Heritage Lifecare Villages Limited · Tauranga South · independent living, rest home & hospital care in one community
Life Score
42
Basic
Capital Back
25
the money ↓
See what life here is like — then weigh what it means for your family further down.
Hodgson Village Hodgson Village
The village

Life here

Hodgson Village is a welcoming retirement community in Tauranga South, operated by Heritage Lifecare. Light, bright and peaceful, the village sits on a quiet suburban street with easy access to local essentials like the pharmacy and library. What makes Hodgson special is its continuity of care—if your health needs change, you can move from independent living to rest home or hospital care without leaving the community you've come to call home.

Your home

Living options

Independent Living

Choose from spacious apartments, villas, or one- and two-bedroom units designed for low-maintenance living. Each home is your own, surrounded by friendly neighbours in a safe, secure community.

✓ Apartments
✓ Villas
✓ One-bedroom units
✓ Two-bedroom units
✓ Beautifully landscaped grounds
A day in the life

What living here is actually like

Life at Hodgson Village is about freedom, friendship and easy living.

Activities & Services

Enjoy a range of recreational activities and on-site services that keep life interesting and convenient. From indoor bowls and crafts to social gatherings, there's always something to do. Hairdressing and physiotherapy are available right here.

✓ Indoor bowls
✓ Crafts
✓ Board games
✓ Happy hour
✓ Hairdressing services
✓ Physiotherapy services
✓ Social activities
✓ Recreational programmes
On your doorstep

Facilities & services

Independent living apartments, villas and units
Rest home care
Hospital care
Palliative care
Hairdressing
Physiotherapy
Landscaped gardens
Social and recreational activities
Peace of mind

Care for life, on site

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

Independent→Rest home→Hospital
✓ Physiotherapy · Hairdressing · Palliative care
Where it is

Setting & neighbourhood

Hodgson Village is located at 51 Botanical Road in Tauranga South, on a quiet suburban street. The village is moments away from Gate Pa shopping centre, where residents can easily access a pharmacy, library and other local essentials. The peaceful setting is enhanced by beautifully landscaped gardens, creating a serene environment while remaining conveniently close to the township.

Interested?

Like the look of Hodgson?

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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
25
Capital-unfriendly · #472 of 520
Better than 9% of NZ villages — yet the market median is just 46. The sector is tough.
Deferred fee
30%
charged on your entry price
Your share of capital gain
0%
operator keeps 100% of any uplift
Time to get capital back
—
not enough resales disclosed
Fees after you leave
Continue
charged until the unit resells
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 25 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%
30% deferred fee — lower is better.
25
Share of capital growth Capital gain to resident — weighted 15%
0% — the operator keeps any resale uplift.
0
Fees stop when you leave Weekly fees on exit — weighted 15%
Fees continue until the unit resells.
0
Interest if repayment is slow Interest on delayed capital — weighted 10%
Interest is payable if capital is returned late.
100
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

30%

Accrues over your first 3 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.
!

Fees & interest on exit

Watch this

Weekly fees continue until the unit resells, and interest is payable if your capital is returned late.

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