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Life 71Capital Back 27⚖ Get independent advice
St Andrew's Village
photos: operator / Village Guide
Retirement living · Glendowie, Auckland City

St Andrew's Village

St. Matthew's Court Trust Board · Glendowie, East Auckland · independent villas, apartments & rest home care
Life Score
71
Strong
Capital Back
27
the money ↓
See what life here is like — then weigh what it means for your family further down.
St Andrew's Village St Andrew's Village St Andrew's Village St Andrew's Village St Andrew's Village St Andrew's Village St Andrew's Village St Andrew's Village St Andrew's Village St Andrew's Village St Andrew's Village St Andrew's Village
The village

Life here

St Andrew's Village is a stunning retirement community in Glendowie, owned and operated by a charitable trust. It feels more like a lovely leafy suburb than a traditional village, with pristine landscaped grounds and a wide range of homes to suit different needs. Residents enjoy an exceptional lifestyle with access to vibrant social activities, fine dining, wellness services, and beautiful communal spaces—all within a secure, well-maintained environment.

Your home

Living options

Homes to Suit Your Lifestyle

Choose from architecturally designed villas with natural light, spacious modern apartments with ensuites, or a limited number of rental cottages.

✓ Villas: two bedrooms, two bedrooms plus study, or three bedrooms
✓ Terraces Apartments: one or two bedrooms with ensuite bathroom and balcony
✓ Rental cottages available (limited number)
Living options
A day in the life

What living here is actually like

Life at St Andrew's Village is vibrant and engaging.

Activities & Community

Residents enjoy a full calendar of organised entertainment, social outings, and resident dinners. The village features a restaurant, café, cinema, and bar with happy hours. Recreational facilities include a gym, library, petanque courts, indoor bowls, pool and snooker tables, and a chapel. Creative pursuits are encouraged through arts and crafts classes, while exercise classes keep residents active and healthy.

✓ Restaurant and café dining
✓ Cinema and movie nights
✓ Gym and exercise classes
✓ Petanque courts and indoor bowls
✓ Arts and crafts, quizzes, cards and board games
✓ Organised entertainment and social outings
✓ Chapel for spiritual needs
✓ Library, barbecue area, and piano
Always something on
On your doorstep

Facilities & services

Communal lounge
Restaurant
Café
Cinema
Gym
Library
Barbecue area
Petanque courts
Pool and snooker tables
Indoor bowls
Chapel
Piano
Wellness centre
24-hour security with CCTV cameras and security patrols
Night manager on duty
Peace of mind

Care for life, on site

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

Independent→Rest home
✓ Registered nurse available for appointments · Podiatrist available for appointments · Beauty therapy services · Housekeeping · Linen change
Care and community
Where it is

Setting & neighbourhood

St Andrew's Village is located at 207 Riddell Road in Glendowie, East Auckland. The village sits in a leafy, green setting that feels more like a peaceful suburb than a traditional retirement community. The neighbourhood offers a serene environment while maintaining convenient access to East Auckland amenities. The pristine landscaped grounds and secure setting provide residents with both tranquility and safety.

Interested?

Like the look of St Andrew's?

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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
27
Capital-unfriendly · #458 of 520
Better than 12% of NZ villages — yet the market median is just 46. The sector is tough.
Deferred fee
15%
~$55k on a $365k unit, over 3 years
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
7 years
Your estate receives
$317,500
Operator keeps (deferred fee)$47,500
Share of your $365,000 back87%
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 27 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%
15% deferred fee — lower is better.
63
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

15% of $365,000 = ~$55,000

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.
!

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.
  • Roughly $55,000 is gone in deferred fees within 3 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