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Life 91Capital Back 51⚖ Get independent advice
Summerset Falls
photos: operator / Village Guide
Retirement living · Warkworth, Rodney

Summerset Falls

Summerset Villages (warkworth) Limited · beside the Mahurangi River in Warkworth · villas, townhouses, cottages + serviced apartments with rest home and hospital care
Life Score
91
Exceptional
Capital Back
51
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

Nestled alongside the tranquil Mahurangi River in Warkworth, Summerset Falls is a peaceful retirement village set in pretty landscaped grounds. Residents choose from spacious villas with river views, bright townhouses and cottages, or serviced apartments—all with contemporary fittings and modern appliances. With an on-site Activities Coordinator, in-house catering using fresh local produce, and a full range of indoor and outdoor facilities, life here balances quiet countryside living with vibrant community engagement. Should care needs change, the village's Ministry of Health certified care centre offers rest home and hospital-level support.

Your home

Living options

Homes to Suit Your Style

Modern, high-quality living options designed for comfort and independence, with configurations from one to three bedrooms.

✓ Villas: 2 spacious double bedrooms, beautifully tiled bathroom with underfloor heating, high-spec kitchen with stone benchtops, double glazed windows, dual cycle heat pump, stunning rural views towards the Mahurangi River
✓ Townhouses: bright and open plan, designed to maximise natural light
✓ Cottages: bright and open plan with contemporary finishes
✓ Serviced Apartments: double bedroom, ensuite, separate living area with kitchenette
Living options
A day in the life

What living here is actually like

An active, connected community with year-round activities and excellent facilities.

A Calendar Full of Life

An on-site Activities Coordinator ensures there's always something to do. In-house catering offers contemporary menus prepared fresh on site using wholesome, seasonal, locally grown produce. Indoor and outdoor facilities cater to every interest and weather.

✓ Pool table, resident bar, exercise room, barbecue facilities, resident workshop
✓ Lounge with large screen TV, library, hair salon, recreational bowling green, communal vegetable gardens
✓ Computer with internet access, piano, petanque
✓ Café, organised outings and activities, courtesy van
✓ Resident dinners, bar happy hours, organised entertainment
✓ Arts & crafts, cards & board games, exercise classes, lawn bowls, social outings
Always something on
On your doorstep

Facilities & services

Pool table
Resident bar
Exercise room
Barbecue facilities
Resident workshop / Men's Shed
Lounge with large screen TV
Library
Hair salon
Recreational bowling green
Communal vegetable gardens
Computer with internet access
Piano
Petanque
Café
Courtesy van
Restaurant / Café with on-site catering
Peace of mind

Care for life, on site

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

Independent→Serviced→Rest home→Hospital
✓ Registered nurse available for appointments · Doctor available for appointments · Physiotherapy available for appointments · Emergency call system in units · In-home personal assistance (showering, grooming)
Care and community
Where it is

Setting & neighbourhood

Summerset Falls is situated in a beautiful rural environment in Warkworth, alongside the tranquil Mahurangi River. The village is set in pretty landscaped grounds in a quiet countryside location, offering residents the ultimate sun-soaked, peaceful rural lifestyle while remaining accessible to local services and amenities.

Interested?

Like the look of Summerset Falls?

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
51
Around average · #161 of 520
Better than 69% 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
~181 days
median, from 32 recent resales
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 51 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
Speed your capital returns Median resale time — weighted 30%
181 days across recent resales.
82
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%
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

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.
⏱

How fast your capital comes back

~181 days median

Your capital is repaid once the unit is re-licensed to a new resident. (Operator-stated average: 230 days.)

Market: median 154 days; 21 villages still average over a year.
✓

Fees & interest on exit

Resident-friendly

Weekly fees stop when you vacate.

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