Ranked by Capital Back — how much of the resident's capital comes back to the family, scored purely from each village's own statutory Disclosure Statement. Life Score shown alongside, never blended. 113 of 114 Auckland villages have a published score.
| # | Village | Location | Capital Back | Life Score | Deferred fee | Capital repaid |
|---|---|---|---|---|---|---|
| 1 | Karaka Lifestyle Estate | Karaka, Franklin | 72 | 55 | 12.5% | ~98d |
| 2 | Northbridge | Northcote, North Shore | 71 | — | 2% | ~116d |
| 3 | Remuera Retirement Village | Meadowbank, Auckland | 64 | — | 28% | ~0d |
| 4 | Aria Bay | Browns Bay, North Shore | 62 | 94 | 30% | ~66d |
| 5 | Lady Allum Retirement Village | Milford, North Shore | 61 | 74 | 30% | ~92d |
| 6 | 139 on Union Apartments | Howick, Auckland | 60 | — | 28% | ~157d |
| 7 | Eden Retirement Village | Mount Eden, Auckland City | 60 | 77 | 30% | ~117d |
| 8 | The Sands Village | Browns Bay, North Shore | 59 | 78 | 30% | ~130d |
| 9 | Vivid Living Karaka | Karaka, Franklin | 59 | 61 | 15% | — |
| 10 | Vivid Living Red Beach | Red Beach, Rodney | 59 | 60 | 15% | — |
Market context: the national median Capital Back is 47; Auckland's median is 47. Only villages with a published score are ranked — see the methodology. Operators may request a review of any figure.
These Auckland villages publish a strong lifestyle offering (Life Score ≥ 75) alongside filed financial terms that score under 42 — the combination families most often walk into blind. The figures are the village's own; weigh both before you sign.
| Village | Location | Life Score | Capital Back | Deferred fee |
|---|---|---|---|---|
| Fairview Lifestyle Village | Albany, North Shore | 94 | 33 | 30% |
| Summerset St Johns | Saint Johns, Auckland City | 92 | 38 | 25% |
| Rosehill Gardens Retirement Village | Avondale, Auckland City | 84 | 11 | 30% |
| Pakuranga Park Village | Pakuranga, Manukau City | 80 | 27 | 30% |
| Hillsborough Heights | Mount Roskill, Auckland City | 79 | 39 | 30% |
| Greenview Park Retirement Village | Glen Eden, Waitakere | 79 | 35 | 30% |
| Highgrove Retirement Village | Unsworth Heights, North Shore | 79 | 32 | 30% |
| Ranfurly Village | Three Kings, Auckland City | 78 | 30 | 30% |
| Everil Orr Living | Mount Albert, Auckland City | 75 | 39 | 30% |
All 114 Auckland villages → · National Capital Back ranking →