Papamoa Sands

A day in the life

What living here is actually like

The Village Centre is the social hub where residents gather and connect.

Resort-Style Community Living

From comfy lounging areas and outdoor entertaining spaces to a boutique gym, self-service bar, and covered BBQ facilities, life at Papamoa Sands is designed for relaxation and connection. Residents enjoy social outings, bar happy hours, and the chance to grow plants in communal vegetable gardens.

✓ Communal lounge with TV & music facilities

✓ Boutique gym

✓ Library

✓ Covered BBQ area with outdoor entertaining spaces

✓ Self-service bar with happy hours

✓ Community vegetable gardens

✓ Pool table

✓ Social outings

✓ Resident mail room

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

Above average · #47 of 520

Better than 91% of NZ villages — yet the market median is just 46. The sector is tough.

Deferred fee

20%

charged on your entry price

Your share of capital gain

100%

you keep some of any uplift

Time to get capital back

~8 days

median, from 2 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 60 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.

Share of capital growth Capital gain to resident — weighted 15%

You keep 100% of any uplift.

100

Speed your capital returns Median resale time — weighted 30%

8 days across recent resales.

100

Fees stop when you leave Weekly fees on exit — weighted 15%

Fees continue until the unit resells.

Interest if repayment is slow Interest on delayed capital — weighted 10%

No interest on delayed repayment.

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%

Accrues over your first 5 years, charged on the entry price.

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

↑

Capital gain

100% 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.

⏱

How fast your capital comes back

~8 days median

Your capital is repaid once the unit is re-licensed to a new resident. (Operator-stated average: 8 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

Life here

Living options

Three Modern Villa Layouts