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Capital Back 53⚖ Get independent advice
Horowhenua Masonic Village
photos: operator / Village Guide
Retirement living · Levin, Horowhenua

Horowhenua Masonic Village

Masonic Villages Limited · North-east Levin · independent villas + rental units with integrated care
Capital Back
53
the money ↓
See what life here is like — then weigh what it means for your family further down.
Horowhenua Masonic Village Horowhenua Masonic Village Horowhenua Masonic Village Horowhenua Masonic Village Horowhenua Masonic Village Horowhenua Masonic Village Horowhenua Masonic Village Horowhenua Masonic Village Horowhenua Masonic Village
The village

Life here

Horowhenua Masonic Village sits in spacious, well-tended lawns and gardens on the north-east edge of Levin. The village brings together 55 independent villas and 28 rental units, with Horowhenua Masonic Care colocated on site for those who need it. A vibrant café, leisure centre, and village transport keep residents connected to both the community within and the shops just two minutes away.

Your home

Living options

Villas & Rental Units

Well-maintained independent living in a park-like setting, most with two bedrooms and space for a hobby room or office.

✓ 55 one, two or three-bedroom villas
✓ 28 rental units
✓ Hobby room or office space in most homes
Living options
A day in the life

What living here is actually like

Daily life centres on connection and activity.

Community & Amenities

A vibrant café/restaurant open seven days a week serves affordable meals. The leisure centre hosts recreational activities that foster a lively atmosphere. Village transport makes it easy to reach shops and beyond.

✓ Café/restaurant open 7 days with affordable meals
✓ Leisure centre and recreational activities
✓ Library
✓ Village transport
✓ Shops 2 minutes away
Always something on
On your doorstep

Facilities & services

Café/restaurant (7 days)
Leisure centre
Library
Village transport
Security patrols (night hours)
Well-maintained grounds and gardens
Peace of mind

Care for life, on site

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

Independent→Rest home
Care and community
Where it is

Setting & neighbourhood

Horowhenua Masonic Village is set in spacious, park-like grounds on the north-east side of Levin. The 6.3-hectare site features well-tended lawns and gardens, creating a peaceful residential environment. Shops are just a two-minute drive away, and the village is integrated with Horowhenua Masonic Care for residents who require additional support.

Interested?

Like the look of Horowhenua Masonic?

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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 · #132 of 520
Better than 75% of NZ villages — yet the market median is just 46. The sector is tough.
Deferred fee
25%
~$75k on a $300k unit, over 3.33 years
Your share of capital gain
0%
operator keeps 100% of any uplift
Time to get capital back
~133.5 days
median, from 6 recent resales
Fees after you leave
Stop
good — many villages keep charging
7 years
Your estate receives
$300,000
Operator keeps (deferred fee)$0
Share of your $300,000 back100%
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%
25% deferred fee — lower is better.
38
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%
133.5 days across recent resales.
89
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

25% of $300,000 = ~$75,000

Accrues over your first 3.33 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

~133.5 days median

Your capital is repaid once the unit is re-licensed to a new resident. (Operator-stated average: 127 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 $75,000 is gone in deferred fees within 3.33 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