VV VillageVitals
Life 65Capital Back 28⚖ Get independent advice
Madison Village
photos: operator / Village Guide
Retirement living · Levin, Horowhenua

Madison Village

Ucg Madison Limited · Levin · 18 independent villas + on-site rest home & hospital care
Life Score
65
Strong
Capital Back
28
the money ↓
See what life here is like — then weigh what it means for your family further down.
Madison Village Madison Village Madison Village Madison Village Madison Village Madison Village Madison Village Madison Village Madison Village Madison Village Madison Village Madison Village
The village

Life here

Madison Village has been a cornerstone of the Levin community for over 20 years, offering 18 beautifully appointed one and two-bedroom villas set amongst well-maintained landscaped grounds. Residents describe the transition to village life as seamless, with a welcoming 'Village People' community ready to help. Whether you choose to join the busy activities schedule or relax independently in your own home, you're never far from support—and an on-site care home means your needs can evolve without moving.

Your home

Living options

Independent Villas

Spacious, sunny, fully modernised one and two-bedroom villas with gardens and secure parking.

✓ One-bedroom villa with carport and smaller garden
✓ Two-bedroom villa with internal garage access and larger garden
✓ Garden maintenance available or self-maintained
✓ Modern, sunny interiors
Living options
A day in the life

What living here is actually like

Madison encourages connection and independence in equal measure.

Activities & Community

A busy activities schedule brings residents together, while those who prefer quieter living can enjoy their own pace. Weekly shopping trips, regular happy hours, visiting hairdresser, and dietitian-approved meals cater to daily needs.

✓ Activities programme
✓ Weekly shopping trips via on-site van
✓ Regular happy hour
✓ Visiting hairdresser
✓ Dietitian-approved meals with special dietary catering
✓ Arts & crafts
✓ Gentle exercise classes
✓ Social outings
✓ Onsite library
✓ Communal areas
Always something on
On your doorstep

Facilities & services

Dining room
Onsite library
Communal areas
Hairdresser by appointment
24-hour in-unit call button
Heating in rooms
On-site care home
Peace of mind

Care for life, on site

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

Independent→Rest home→Hospital
✓ Registered nurse on site 24 hours a day · Physiotherapist · Podiatrist · Dietitian · Doctor available for appointments
Care and community
Where it is

Setting & neighbourhood

Madison Village sits in the heart of Levin, within easy reach of the supermarket, medical centre, local churches, town centre, cafes, library, bowling club, and bus stops. The village's central location means residents enjoy both the convenience of town living and the peaceful, well-maintained grounds of a boutique community.

Interested?

Like the look of Madison?

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
28
Capital-unfriendly · #453 of 520
Better than 13% 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
~265 days
median, from 4 recent resales
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 28 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
Speed your capital returns Median resale time — weighted 30%
265 days across recent resales.
69
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

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.
⏱

How fast your capital comes back

~265 days median

Your capital is repaid once the unit is re-licensed to a new resident. (Operator-stated average: 247 days.)

Market: median 154 days; 21 villages still average over a year.
!

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