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Capital Back 38⚖ Get independent advice
Lupton Masonic Village
photos: operator / Village Guide
Retirement living · Tikipunga, Whangarei

Lupton Masonic Village

Masonic Villages Limited · Kensington, Whangarei · independent living with one & two-bedroom units
Capital Back
38
the money ↓
See what life here is like — then weigh what it means for your family further down.
Lupton Masonic Village Lupton Masonic Village Lupton Masonic Village Lupton Masonic Village Lupton Masonic Village Lupton Masonic Village Lupton Masonic Village
The village

Life here

Lupton Masonic Village sits in the sought-after Kensington suburb of Whangarei, surrounded by serene lawns and gardens. The village welcomes residents seeking independence while enjoying genuine community spirit. With a bus stop at the gate and nearby bowling and croquet facilities, life here balances active recreation with peaceful residential living—a place where you can embrace your independence while belonging to something meaningful.

Your home

Living options

Independent Living Units

A choice of thoughtfully designed homes to suit different needs and preferences.

✓ 6 one-bedroom units with communal carport parking
✓ 11 two-bedroom units with single garages and internal access
✓ Occupation Rights Agreement tenure
Living options
A day in the life

What living here is actually like

Community & Connection

An Active, Social Environment

Residents enjoy a vibrant social life with events and activities, supported by convenient access to local amenities and recreational pursuits that encourage an active lifestyle.

✓ Bowling and croquet facilities nearby
✓ Bus stop at the gate for easy local access
✓ Beautifully maintained gardens and lawns
✓ Community events and social activities
✓ Sense of belonging and inclusivity
Always something on
On your doorstep

Facilities & services

Communal carport parking
Single garages with internal access (two-bedroom units)
Beautifully maintained gardens and lawns
Bus stop at the gate
Nearby bowling facilities
Nearby croquet facilities
Peace of mind

Care for life, on site

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

Independent
Care and community
Where it is

Setting & neighbourhood

Lupton Masonic Village is nestled in the leafy and sought-after Kensington suburb of Whangarei, Northland. The village offers a serene residential outlook with beautifully maintained lawns and gardens. A bus stop conveniently located at the gate provides easy access to local amenities, while nearby recreational options like bowling and croquet encourage an active lifestyle and foster social interaction among neighbours.

Interested?

Like the look of Lupton 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
38
Below average · #341 of 520
Better than 34% of NZ villages — yet the market median is just 46. The sector is tough.
Deferred fee
25%
~$70k on a $280k unit, over 3 years
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
Stop
good — many villages keep charging
7 years
Your estate receives
$225,000
Operator keeps (deferred fee)$55,000
Share of your $280,000 back80%
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 38 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%
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 $280,000 = ~$70,000

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

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 $70,000 is gone in deferred fees within 3 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