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Capital Back 49⚖ Get independent advice
Lynmore Rise
photos: operator / Village Guide
Retirement living · Lynmore, Rotorua

Lynmore Rise

Lynmore Rise Limited Partnership · near the Redwoods forest · independent villas in vibrant Rotorua
Capital Back
49
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

Lynmore Rise is Rotorua's fresh approach to later living—a gated community of 64 light-filled, single-level villas built with accessible comfort and quality finishes in mind. Set near the gorgeous Redwoods forest and close to freshwater lakes, boutique food retailers, and entertainment, the village offers a secure 'lock and leave' lifestyle that lets you enjoy local adventures or travel further afield with complete peace of mind. Your home is yours—stylish and classic, with modern fixtures, double glazing, and a heat pump—while Village Managers and maintenance teams handle the upkeep so you can focus on what matters most.

Your home

Living options

Independent Villas

Brand-new, single-level homes designed for comfort and low maintenance, with spacious floorplans and high-quality finishes throughout.

✓ Stand-alone villas
✓ Duplexes
✓ Triplexes
✓ Double-glazed windows
✓ Modern fixtures and fittings
✓ Heat pump
✓ Private patios (front and back)
✓ Positioned to maximize all-day sun
✓ Prices from $549,000
Living options
A day in the life

What living here is actually like

Lynmore Rise fosters connection and a sense of belonging within a vibrant community.

Community & Lifestyle

The village is designed with health, wellbeing and convenience in mind. Popular local cafes and eateries are nearby, downtown Rotorua is easy to access by public transport, and the regional airport is just down the road. Whether you stay local to enjoy the Redwoods and lakes, or venture further afield, the location unlocks your freedom in retirement.

✓ Gated, secure community
✓ Close to medical centres
✓ Easy public transport access
✓ Near boutique food retailers and entertainment
✓ Adjacent to Redwoods forest
✓ Close to freshwater lakes
✓ Regional airport nearby
Always something on
On your doorstep

Facilities & services

Gated community
Beautifully landscaped grounds
Village Managers
Maintenance team
24-hour emergency call service
Showhome (open Wednesday–Saturday, 10am–3pm)
Peace of mind

Care for life, on site

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

Independent
Care and community
Where it is

Setting & neighbourhood

Lynmore Rise is located in Lynmore, Rotorua, in the Bay of Plenty. The village sits near the gorgeous Redwoods forest and is a short drive to a number of beautiful, freshwater lakes. With plenty of recent development in the area, it is conveniently close to boutique food retailers, entertainment activities and other amenities. Downtown Rotorua is easily accessible by public transport, and the regional airport is just down the road, with highways heading north, south-east and west providing easy access to new destinations.

Interested?

Like the look of Lynmore Rise?

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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
49
Around average · #192 of 520
Better than 63% of NZ villages — yet the market median is just 46. The sector is tough.
Deferred fee
20%
~$114k on a $570k unit, over 3 years
Your share of capital gain
0%
operator keeps 100% of any uplift
Time to get capital back
~299 days
median, from 1 recent resales
Fees after you leave
Stop
good — many villages keep charging
7 years
Your estate receives
$456,000
Operator keeps (deferred fee)$114,000
Share of your $570,000 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 49 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%
20% deferred fee — lower is better.
50
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%
299 days across recent resales.
64
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

20% of $570,000 = ~$114,000

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.
⏱

How fast your capital comes back

~299 days median

Your capital is repaid once the unit is re-licensed to a new resident. (Operator-stated average: 299 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 $114,000 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