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Life 57Capital Back 52⚖ Get independent advice
Rawhiti Estate
photos: operator / Village Guide
Retirement living · Saint Johns, Auckland City

Rawhiti Estate

BUPA Retirement Villages Limited · heart of Remuera · elegant apartments + care suites for independent and memory loss support
Life Score
57
Good
Capital Back
52
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

Rawhiti Estate is a premium urban village in the heart of Remuera, just a stone's throw from the village shops and a 15-minute drive to Auckland CBD. The 31 elegant apartments and care suites are set apart by their commitment to detail—from curated art by Gow Langsford to a kitchen focused on exceptional food. Here, residents are encouraged to be themselves and do as they please, supported by on-site services and a warm, inclusive community.

Your home

Living options

Apartments & Care Suites

Choose between two and three-bedroom apartments designed for independent living, or care suites for those needing additional support.

✓ Two-bedroom apartments
✓ Three-bedroom apartments
✓ Care suites
✓ Secure dementia suites
Living options
A day in the life

What living here is actually like

Life at Rawhiti is shaped by your interests and rhythms.

Activities & Community

The village offers a curated lifestyle with art installations throughout public spaces, activity classes, dining experiences, and recreational facilities. A visiting physiotherapist is on hand, and the community includes a cinema room, library, card room, and spa pool.

✓ Activity classes
✓ Library and lounge
✓ Cinema room
✓ Card room
✓ Spa pool
✓ Heated swimming pool
✓ Gym
✓ Vegetable garden
✓ Barbecue facilities
✓ Private dining room
✓ Catering for private functions
Always something on
On your doorstep

Facilities & services

Enclosed garden atrium
Heated swimming pool
Spa pool
Gym
Library and lounge
Cinema room
Card room
Beauty therapy salon
Vegetable garden
Barbecue facilities
Private dining room
Curated art collection
Peace of mind

Care for life, on site

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

Independent→Serviced→Secure dementia
✓ Physiotherapy · Beauty therapy
Care and community
Where it is

Setting & neighbourhood

Rawhiti Estate is situated at 14 Rangitoto Avenue in Remuera, a premium urban location just a stone's throw from Remuera village and around a 15-minute drive to the Auckland CBD. The neighbourhood is close to a wide range of recreation activities, including bowls clubs, parks, libraries, and public transport. Leading healthcare services, including Auckland Hospital, are also nearby.

Interested?

Like the look of Rawhiti Estate?

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
52
Around average · #156 of 520
Better than 70% of NZ villages — yet the market median is just 46. The sector is tough.
Deferred fee
25%
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
Stop
good — many villages keep charging
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 52 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%
25% deferred fee — lower is better.
38
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%
Charges end on vacancy.
100
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

25%

Accrues over your first 2 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

Resident-friendly

Weekly fees stop when you vacate, 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