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Life 83Capital Back 38⚖ Get independent advice
Summerset Half Moon Bay
photos: operator / Village Guide
Retirement living · Greenmeadows, Napier

Summerset Half Moon Bay

Summerset Villages (half Moon Bay) Limited · East Auckland · independent apartments + serviced apartments + rest home + hospital + memory care
Life Score
83
Exceptional
Capital Back
38
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

Summerset Half Moon Bay is Summerset's eighth retirement village and first in East Auckland, set on a 2.8-hectare site off Thurston Place near Half Moon Bay Marina. Currently in planning and development, this village will offer a full continuum of care from independent living through to secure dementia care in an industry-leading memory care centre. When complete, residents will enjoy a vibrant community with thoughtfully designed homes, on-site activities, and priority access to care services.

Your home

Living options

Living Options

A range of modern, purpose-built homes designed for comfort and accessibility, from independent living to supported care.

✓ 1, 2 and 3 bedroom apartments with generous open-plan living and contemporary kitchens
✓ Serviced apartments for those needing additional support
✓ Care centre rooms providing rest home and hospital level care
✓ Memory care centre apartments for secure dementia care
✓ Private patios or balconies, accessible bathrooms with grab rails and slip-resistant floors
✓ Built-in storage and ground-level or elevated options for views
Living options
A day in the life

What living here is actually like

Life at Summerset Half Moon Bay centres on community, wellness, and staying active.

Activities & Community

An Activities Coordinator ensures a calendar of events catering to diverse interests. Residents enjoy on-site facilities, organised outings, and a welcoming social atmosphere.

✓ Indoor swimming pool and indoor spa pool
✓ Exercise room and exercise classes
✓ Resident bar with happy hours
✓ Library, piano, and arts & crafts
✓ Pool table and lawn bowls
✓ Communal vegetable gardens
✓ Barbecue facilities and café
✓ Lounge with large screen TV
✓ Hair salon
✓ Courtesy van for outings
✓ Organised entertainment and resident dinners
✓ Computer with internet access
Always something on
On your doorstep

Facilities & services

Indoor swimming pool
Indoor spa pool
Exercise room
Resident bar
Library
Piano
Hair salon
Café
Barbecue facilities
Pool table
Lawn bowls
Communal vegetable gardens
Lounge with large screen TV
Resident workshop
Computer with internet access
Courtesy van
Peace of mind

Care for life, on site

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

Independent→Serviced→Rest home→Hospital→Secure dementia
✓ Rest home care · Hospital care · Memory care · Short term and respite care
Care and community
Where it is

Setting & neighbourhood

Summerset Half Moon Bay is located in picturesque East Auckland, off Thurston Place near Half Moon Bay Marina. The 2.8-hectare site is designed to complement its environment and will serve the growing East Auckland community. The village's proximity to the marina and local amenities makes it an attractive choice for those seeking an active retirement lifestyle in a scenic setting.

Interested?

Like the look of Summerset Half Moon Bay?

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
38
Below average · #366 of 520
Better than 30% 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 38 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%
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 4 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.

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