Clawton Masonic Village
photos: operator / Village Guide
Retirement living · Westown, New Plymouth

Clawton Masonic Village

South Auckland Masonic Properties Limited · Westown, New Plymouth · independent villas in a bush setting · operated by Masonic Villages Trust
Life Score
30
Basic
Capital Back
17
the money ↓
See what life here is like — then weigh what it means for your family further down.
The village

Life here

Clawton Masonic Village is a small, intimate retirement community of 20 independent villas nestled in the leafy Westown suburb of New Plymouth, Taranaki. Operated by the Masonic Villages Trust—a charitable organisation founded over 60 years ago—the village reflects the Trust's core values of community, family, and compassion. Residents enjoy the tranquility of native bush alive with tuis, bellbirds, and kereru, while remaining just minutes from local shops, cafes, doctors' surgeries, and all the conveniences of Westown centre. Life here centres on connection: the Trust hosts an annual luncheon for residents, and the village's smaller scale fosters the close-knit, supportive atmosphere that defines Masonic Villages.

Your home

Living options

Independent Villas

Clawton Masonic Village comprises 20 independent villas designed for active retirees seeking a secure, community-focused home.

20 independent villas
Secure lockable windows and doors
Surrounded by native bush and bird life
Living options
A day in the life

What living here is actually like

Community and connection are at the heart of village life.

Activities & Community

Residents benefit from the Taranaki Masonic Trust's annual luncheon and enjoy the peaceful, natural setting. The village is small enough to foster genuine neighbourly relationships while remaining close to Westown's shops, cafes, and services.

Annual luncheon for residents
Close-knit community atmosphere
Walking distance to Westown shops and cafes
Native bush setting with local bird life
Always something on
On your doorstep

Facilities & services

Independent villas
Secure lockable windows and doors
Lawn mowing service
General maintenance
Peace of mind

Care for life, on site

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

Independent
Care and community
Where it is

Setting & neighbourhood

Clawton Masonic Village is located in Westown, a suburb of New Plymouth, Taranaki, just a few minutes from the city centre. The village is surrounded by beautiful native bush teeming with bird life including tuis, bellbirds, and kereru (native pigeons). Westown centre offers residents convenient access to a post office, local shops, cafes, restaurants, and a nearby doctors' surgery. The village is operated by the Masonic Villages Trust, a charitable organisation with a presence across the southern North Island, including six villages in Taranaki.

Interested?

Like the look of Clawton 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
17
Capital-unfriendly · #491 of 520
Better than 6% of NZ villages — yet the market median is just 46. The sector is tough.
Deferred fee
24%
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 17 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%
24% deferred fee — lower is better.
40
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

24%

Accrues over your first 6 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