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Life 84Capital Back 10⚖ Get independent advice
Retirement living · Avondale, Auckland City

Rosehill Gardens

Riversaint Villages Limited · independent living + care
Life Score
84
Exceptional
Capital Back
10
the money ↓
See what life here is like — then weigh what it means for your family further down.
The village

Life here

Rosehill Gardens is a retirement village located at 23 Elm Street, Avondale, Auckland, operated by Riversaint Villages Limited. Registered on 9 October 2007, the village comprises 2-bedroom villas, 1-bedroom apartments, and studio apartments on a flat, gated site adjacent to sister care home Avondale Lifecare. Facilities include an indoor heated swimming pool, spa, library, games room, and dining areas.

On your doorstep

Facilities & services

Lounge & social spaces
Pool / spa
Library
Bar
Hair salon
Communal dining
BBQ / outdoor
Workshop / hobby room
Gardens
Billiards / games
Peace of mind

Care for life, on site

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

Independent→Serviced→Rest home
✓ Registered nurse · GP visits · Podiatry · Meals provided · Housekeeping / laundry
Where it is

Setting & neighbourhood

23 Elm Street, Avondale, Auckland City, Auckland. Map + walk-time scoring is the next data layer.

Interested?

Like the look of Rosehill Gardens?

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
10
Capital-unfriendly · #520 of 520
Better than 0% 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
~675 days
median, from 5 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 10 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%
675 days across recent resales.
8
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

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

~675 days median

Your capital is repaid once the unit is re-licensed to a new resident. (Operator-stated average: 644 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