VV VillageVitals
Life 38Capital Back 38⚖ Get independent advice
Te Awahou Masonic Village
photos: operator / Village Guide
Retirement living · Foxton, Horowhenua

Te Awahou Masonic Village

Masonic Villages Limited · Foxton · independent villas and rental units with strong community focus
Life Score
38
Basic
Capital Back
38
the money ↓
See what life here is like — then weigh what it means for your family further down.
Te Awahou Masonic Village Te Awahou Masonic Village Te Awahou Masonic Village Te Awahou Masonic Village Te Awahou Masonic Village Te Awahou Masonic Village Te Awahou Masonic Village Te Awahou Masonic Village Te Awahou Masonic Village
The village

Life here

Nestled in Foxton, Te Awahou Masonic Village is the largest retirement community in the region, housing 63 residents across 28 villas and 32 rental units. Life here centres on active social connection—residents organise regular get-togethers, shared meals, and outings, all supported by a vibrant community centre with library. The village handles all maintenance and garden care, freeing you to enjoy what matters most.

Your home

Living options

Independent Living

Tastefully decorated homes designed for comfort and ease

✓ 28 two-bedroom villas with single internal garage
✓ 32 one-bedroom rental units
✓ Kitchen, lounge/dining area, wet floor bathroom in each villa
✓ Maintenance and lawn care included
Living options
A day in the life

What living here is actually like

A vibrant, active community where residents shape their own social calendar

Community & Activities

The village thrives on resident-led social engagement. A superb community centre with large kitchen serves as the hub for shared meals, get-togethers, and outings. Weekly van trips to the supermarket ensure easy access to essentials, while the on-site library provides a quiet retreat for reading.

✓ Community centre with large kitchen
✓ Residents' library
✓ Weekly supermarket van trips
✓ Garden plots
✓ BBQ area
✓ Pool table
✓ Petanque
✓ Piano
✓ Resident-organised activities and outings
Always something on
On your doorstep

Facilities & services

Community centre
Residents' library
BBQ area
Garden plots
Pool table
Petanque court
Piano
Weekly supermarket van service
Lawns and communal gardens (maintained)
Peace of mind

Care for life, on site

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

Independent
Care and community
Where it is

Setting & neighbourhood

Te Awahou Masonic Village is located at 79 Main Street in Foxton, Horowhenua, in the Manawatu/Whanganui region. As the largest retirement community in the area, it offers a friendly family atmosphere with the security of maintained grounds and a strong sense of belonging. The village is well-positioned for residents seeking independent living with genuine community connection.

Interested?

Like the look of Te Awahou Masonic?

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.

We only use this to send you village info. Independent — no operator pays to be listed.
✓ On its way

We'll email the details shortly.
Want a second opinion on the contract too? Get independent advice →

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 · #354 of 520
Better than 32% of NZ villages — yet the market median is just 46. The sector is tough.
Deferred fee
25%
~$65k on a $260k unit, over 3.33 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
Stop
good — many villages keep charging
7 years
Your estate receives
$225,000
Operator keeps (deferred fee)$35,000
Share of your $260,000 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 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% of $260,000 = ~$65,000

Accrues over your first 3.33 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.
  • Roughly $65,000 is gone in deferred fees within 3.33 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