VV VillageVitals
Capital Back 47⚖ Get independent advice
Totara Park Masonic Village
photos: operator / Village Guide
Retirement living · Warkworth, Rodney

Totara Park Masonic Village

Masonic Villages Limited · nestled in native forest · 10-minute walk to Warkworth town centre · independent living villas
Capital Back
47
the money ↓
See what life here is like — then weigh what it means for your family further down.
Totara Park Masonic Village Totara Park Masonic Village Totara Park Masonic Village Totara Park Masonic Village Totara Park Masonic Village Totara Park Masonic Village Totara Park Masonic Village Totara Park Masonic Village
The village

Life here

Tucked away in a beautiful native forest reserve near Warkworth, Totara Park offers residents the best of both worlds. You'll find affordable one and two-bedroom villas in different shapes and sizes, each designed to suit your lifestyle—whether that's a villa with a large decking area for entertaining or a cosy conservatory for quiet moments. Just a 10-minute walk from the town centre, you're close enough to catch up with friends over coffee, explore local shops and cafes, or venture to nearby Matakana Village for Saturday markets and live music.

Your home

Living options

Independent Living Villas

Affordable one and two-bedroom villas in different shapes and sizes, designed to suit your lifestyle and preferences.

✓ One-bedroom villas
✓ Two-bedroom villas
✓ Large decking areas available
✓ Cosy conservatories
✓ Choice of layouts
Living options
A day in the life

What living here is actually like

A vibrant lifestyle focused on comfort, convenience and community.

Activities & Social Life

Residents enjoy Happy Hour gatherings for social fun and a Library for peaceful retreats. The village's location near Warkworth town centre and the Mahurangi River makes it easy to stay active and connected with friends.

✓ Happy Hour social gatherings
✓ Library
✓ Walking access to Mahurangi River
✓ Close to Warkworth shops, cafes and restaurants
✓ Short drive to Matakana Village markets
Always something on
On your doorstep

Facilities & services

Happy Hour gatherings
Library
Native forest reserve setting
Close to local amenities
Peace of mind

Care for life, on site

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

Independent
Care and community
Where it is

Setting & neighbourhood

Totara Park is located in North Auckland near Warkworth, tucked away in a beautiful native forest reserve. The village enjoys a peaceful, tranquil setting while remaining just a 10-minute walk (or 2-minute drive) from Warkworth town centre. Shops, cafes and restaurants are within easy reach, and keen walkers can enjoy strolls along the banks of the stunning Mahurangi River. Matakana Village, known for its Saturday markets with live music and locally sourced produce, is within short driving distance.

Interested?

Like the look of Totara Park 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
47
Around average · #242 of 520
Better than 53% of NZ villages — yet the market median is just 46. The sector is tough.
Deferred fee
30%
~$174k on a $580k unit, over 3 years
Your share of capital gain
0%
operator keeps 100% of any uplift
Time to get capital back
~175 days
median, from 2 recent resales
Fees after you leave
Stop
good — many villages keep charging
7 years
Your estate receives
$420,000
Operator keeps (deferred fee)$160,000
Share of your $580,000 back72%
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 47 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%
175 days across recent resales.
83
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

30% of $580,000 = ~$174,000

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.
⏱

How fast your capital comes back

~175 days median

Your capital is repaid once the unit is re-licensed to a new resident. (Operator-stated average: 175 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.
  • Roughly $174,000 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