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Capital Back 53⚖ Get independent advice
Retirement living · New Zealand

Windsor House Cottage Trust T/a Windsorcare Village

Windsor House Cottage Trust · independent living + care
Capital Back
53
the money ↓
See what life here is like — then weigh what it means for your family further down.
The village

Life here

A retirement village in New Zealand. Detailed lifestyle profile coming soon.

Where it is

Setting & neighbourhood

Map + walk-time scoring is the next data layer.

Interested?

Like the look of Windsor House Cottage Trust T/a Windsorcare?

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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
53
Around average · #140 of 520
Better than 73% of NZ villages — yet the market median is just 46. The sector is tough.
Deferred fee
10%
~$44k on a $440k unit, over 3 years
Your share of capital gain
0%
operator keeps 100% of any uplift
Time to get capital back
~47 days
median, from 13 recent resales
Fees after you leave
Continue
charged until the unit resells
7 years
Your estate receives
$384,500
Operator keeps (deferred fee)$55,500
Share of your $440,000 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 53 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%
10% deferred fee — lower is better.
75
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%
47 days across recent resales.
100
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

10% of $440,000 = ~$44,000

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

~47 days median

Your capital is repaid once the unit is re-licensed to a new resident. (Operator-stated average: 45 days.)

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

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 $44,000 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