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The Moorings Village
photos: operator / Village Guide
Retirement living · Whitianga, Thames Coromandel

The Moorings Village

Moorings Village Limited Partnership · Whitianga waterfront · resort-style independent villas in a subtropical coastal setting
Life Score
27
Basic
Capital Back
43
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

The Moorings Lifestyle Village is an exciting new addition to Whitianga Waterways, bringing resort-style retirement living to the Coromandel Peninsula. Set in a subtropical coastal setting surrounded by waterways, the village offers free-standing, duplex and quadplex villas designed for independent living. As the village develops, resort-style amenities will grow to include a pool, gym, café and bar, library, and sporting facilities—creating a vibrant community where you can embrace both relaxation and connection.

Your home

Living options

Independent Villas

A range of thoughtfully designed free-standing, duplex and quadplex villas in a subtropical coastal setting. Waterfront villas are under construction.

✓ Free-standing villas
✓ Duplex options
✓ Quadplex options
✓ Waterfront residences (coming soon)
✓ 110–131 m² floor plans available
Living options
A day in the life

What living here is actually like

Life at The Moorings centres on resort-style living and community connection.

Activities & Amenities

As the village develops, amenities will expand to include hotel-style resort facilities. Current and planned offerings create a vibrant lifestyle.

✓ Bar with happy hours
✓ Cards and board games
✓ Pool (planned)
✓ Gym (planned)
✓ Café and bar (planned)
✓ Library (planned)
✓ Common areas (planned)
✓ Sporting facilities (planned)
Always something on
On your doorstep

Facilities & services

Bar with happy hours
Cards and board games
Waterfront setting
Subtropical coastal location
Peace of mind

Care for life, on site

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

Independent
✓ Housekeeping
Care and community
Where it is

Setting & neighbourhood

The Moorings Village is located at 91 Joan Gaskell Drive in Whitianga, Thames-Coromandel, on the North Island's Coromandel Peninsula. The village is uniquely positioned within the Whitianga Waterways development, surrounded by waterways in a subtropical coastal setting. This waterfront location offers residents a distinctive retirement experience with natural beauty and a strong sense of place. The village won the North Island 2025 Small Village Award in NZ's Best Awards.

Interested?

Like the look of The Moorings?

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.

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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
43
Below average · #299 of 520
Better than 43% of NZ villages — yet the market median is just 46. The sector is tough.
Deferred fee
30%
~$210k on a $700k unit, over 4 years
Your share of capital gain
50%
you keep some 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
$534,000
Operator keeps (deferred fee)$166,000
Share of your $700,000 back76%
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 43 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%
You keep 50% of any uplift.
50
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

30% of $700,000 = ~$210,000

Accrues over your first 4 years, charged on the entry price.

Market: median 30%; only 16% of villages charge under 25%.
↑

Capital gain

50% to the resident

You keep a share of any increase in the licence value at resale.

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 $210,000 is gone in deferred fees within 4 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