VV VillageVitals
Capital Back 16⚖ Get independent advice
Kilmarnock Village
photos: operator / Village Guide
Retirement living · Coopers Beach, Far North

Kilmarnock Village

central Wellington · independent villas with sweeping views · Lifemark-certified
Capital Back
16
the money ↓
See what life here is like — then weigh what it means for your family further down.
Kilmarnock Village Kilmarnock Village Kilmarnock Village Kilmarnock Village Kilmarnock Village
The village

Life here

Kilmarnock is a brand new partnership between Thames Pacific and Enliven, bringing thoughtfully designed single-level villas to Wellington's vibrant Berhampore neighbourhood. Each home features open-plan layouts, modern kitchens and bathrooms, and private courtyards with seamless indoor–outdoor flow. By choosing Kilmarnock, you continue living life your way—supported by a rich community hub and the backing of Enliven's not-for-profit mission across the Central North Island.

Your home

Living options

Modern Villas

68 thoughtfully designed single-level villas in 1, 2 and 3-bedroom configurations, each with open-plan layouts, bright living spaces, modern kitchens and bathrooms, private courtyards, and seamless indoor–outdoor flow.

✓ 1, 2 & 3-bedroom villas
✓ Single-level living
✓ Open-plan layouts
✓ Modern kitchens & bathrooms
✓ Private courtyards
✓ Sweeping views across Mornington Golf Course, Island Bay & Cook Strait
✓ Lifemark-certified for accessibility & usability
Living options
A day in the life

What living here is actually like

Kilmarnock's community features are designed to help you stay active, connected and engaged.

Community & Activities

A vibrant hub of shared spaces and activities keeps residents connected and entertained, from casual gatherings to structured pursuits.

✓ Community Centre
✓ Activity Lounge
✓ Library
✓ Resident's Workshop
✓ Vegetable Garden
✓ Putting Green
✓ Croquet Lawn
On your doorstep

Facilities & services

Community Centre
Activity Lounge
Library
Resident's Workshop
Vegetable Garden
Putting Green
Croquet Lawn
Peace of mind

Care for life, on site

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

Independent
Care and community
Where it is

Setting & neighbourhood

Kilmarnock is uniquely positioned on a flat, elevated site in the heart of Berhampore, Wellington's vibrant inner-city neighbourhood. The village overlooks the Mornington Golf Course, Island Bay, and beyond to the Cook Strait, offering residents a stunning natural backdrop combined with easy access to Wellington's shops, cafés, and cultural amenities. This is a brand new development (completion estimated 2028) developed in partnership with Thames Pacific, a Wellington-based developer known for high-quality residential projects.

Interested?

Like the look of Kilmarnock?

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.

We only use this to send you village info. Independent — no operator pays to be listed.
✓ On its way

We'll email the details shortly.
Want a second opinion on the contract too? Get independent advice →

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
16
Capital-unfriendly · #502 of 520
Better than 3% of NZ villages — yet the market median is just 46. The sector is tough.
Deferred fee
25%
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 16 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
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%
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%

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.
!

Fees & interest on exit

Watch this

Weekly fees continue until the unit resells.

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