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Capital Back 38 ⚖ Get independent advice
Retirement living · New Zealand

Coolock Cottages

Dunedin, South Dunedin
Capital Back
38
the money ↓
See what life here is like — then weigh what it means for your family further down.
The village

Life here

Coolock Cottages provides sixteen one and two bedroom rental units built between 1992 and 1994. Located on the flat in South Dunedin near local shops, these cottages offer affordable quality housing for older people. The cottages are operated by Whānau Mercy Ministries, whose Sisters continue to work pastorally to support the elderly in their own homes and those in care.

Your home

Living options

Rental Cottages

Affordable rental housing in one and two bedroom units

✓ 16 units total
✓ One bedroom units
✓ Two bedroom units
✓ Built 1992–1994
✓ Flat location
A day in the life

What living here is actually like

Community-focused living with pastoral support

Pastoral Support & Community

Residents benefit from pastoral support provided by Sisters who work to support the elderly in their own homes and those in care. The location provides convenient access to local shops and services.

✓ Pastoral support available
✓ Near local shops
✓ Flat, accessible location
✓ Community-focused approach
On your doorstep

Facilities & services

Local shops nearby
Where it is

Setting & neighbourhood

South Dunedin, flat location near local shops

Interested?

Like the look of Coolock Cottages?

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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
38
Below average · #380 of 520
Better than 27% 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
Stop
good — many villages keep charging
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. Full methodology →

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%

Accrues over your first 8 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.
  • 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