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Life 54Capital Back 16⚖ Get independent advice
Woodlands Resort
photos: operator / Village Guide
Retirement living · Feilding, Manawatu

Woodlands Resort

Woodlands Resort Limited · Feilding · independent villas with optional services and vibrant recreation centre
Life Score
54
Good
Capital Back
16
the money ↓
See what life here is like — then weigh what it means for your family further down.
Woodlands Resort
The village

Life here

Woodlands Resort sits in the welcoming town of Feilding, just a short drive from the town centre and local amenities. The village centres on a lively recreation hub where residents gather for spa time, movies, fitness, and a busy social calendar. Modern two-bedroom villas are designed for easy living—with open-plan layouts, dual bathrooms, internal garages, and smart climate control—while optional services including meals support residents who want them.

Your home

Living options

Independent Villas

Modern, easy-care two-bedroom stand-alone homes designed for mature residents.

✓ Two bedrooms
✓ Open-plan living
✓ Dual access bathrooms
✓ Internal access garage
✓ Heat pump heating
✓ Underfloor heating
✓ Emergency alarm system
A day in the life

What living here is actually like

Social life revolves around the recreation centre and a busy calendar of events.

Recreation & Community

Residents enjoy a spa pool, gym, theatre, pool table, library, and computer room. Men have their own workshop, and many tend vegetable gardens. The social calendar features fish and chip nights, bingo, quizzes, and pot luck dinners.

✓ Spa pool
✓ Gym
✓ Theatre
✓ Pool table
✓ Library
✓ Computer room
✓ Men's workshop
✓ Vegetable gardens
✓ Fish and chip nights
✓ Bingo and quizzes
✓ Pot luck dinners
On your doorstep

Facilities & services

Recreation centre
Spa pool
Gym
Theatre
Pool table
Library
Computer room
Men's workshop
Vegetable gardens
Peace of mind

Care for life, on site

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

Independent
Where it is

Setting & neighbourhood

Woodlands Resort is located in Feilding, a friendly Manawatu town. The village sits just a short drive from the town centre, with convenient access to local shops, cafes, and sporting facilities.

Interested?

Like the look of Woodlands Resort?

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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
16
Capital-unfriendly · #495 of 520
Better than 5% 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
Continue
charged until the unit resells
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 16 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%
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

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

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.
  • 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