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Palms Village
photos: operator / Village Guide
Retirement living · Pukekohe, Franklin

Palms Village

Palms Retirement Village Limited · Pukekohe, Auckland · independent living, serviced apartments & rest home care
Life Score
37
Basic
Capital Back
37
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

Palms Village is a welcoming retirement community in Pukekohe, thoughtfully positioned near local shops and services. You'll find a range of care levels — from independent villas through to rest home support — so your home can adapt as your needs change. With wonderful staff, new friendships, and activities to enjoy, Palms Lifecare feels like family.

Your home

Living options

Living Options

Choose from independent villas, serviced apartments with daily support, or rest home care suites and premium rooms.

✓ Independent villas
✓ Serviced apartments
✓ Rest home standard rooms
✓ Rest home premium rooms
✓ Private ensuite bathrooms in care suites
Living options
A day in the life

What living here is actually like

Life at Palms Village centres on community, care and connection.

Community & Activities

Make new friends, learn new activities, and enjoy the support of caring staff. You're part of the Palms family in a setting designed around your wellbeing.

✓ Social activities and events
✓ Friendly community atmosphere
✓ Staff support and care
Always something on
On your doorstep

Facilities & services

Architecturally designed grounds
Near The Palms shopping precinct
Reception and care coordination
Private ensuite bathrooms
Peace of mind

Care for life, on site

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

Independent→Serviced→Rest home
Care and community
Where it is

Setting & neighbourhood

Palms Village is located at 100–104 Harris Street, Pukekohe, in Auckland's Franklin area. The village is perfectly positioned a short distance from Pukekohe town centre, with easy access to The Palms shopping precinct and local amenities. The architecturally designed grounds and thoughtful layout create a welcoming neighbourhood feel while keeping essential services and shopping within reach.

Interested?

Like the look of Palms?

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.
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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
37
Below average · #377 of 520
Better than 28% 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
~286 days
median, from 7 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 37 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%
286 days across recent resales.
66
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%
Interest is payable if capital is returned late.
100
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

~286 days median

Your capital is repaid once the unit is re-licensed to a new resident. (Operator-stated average: 258 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, and interest is payable if your capital is returned late.

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