Levin Poppy Fields Village

The village

Life here

Levin Poppy Fields Village is a boutique retirement community operated by Enliven, a not-for-profit organisation. The village features 12 thoughtfully designed two-bedroom villas, each 118m² with open-plan layouts, bright living spaces, modern kitchens and bathrooms, private courtyards, and seamless indoor–outdoor flow. Located ideally between the Kāpiti Coast and Palmerston North, the village offers small-town charm with modern convenience. Life here centres on belonging—residents enjoy social activities, shared spaces, and the freedom to relax at home with their pets. With maintenance taken care of, residents have more time to enjoy the things they love. The village is Lifemark-certified, recognising its design for usability, safety, and accessibility. All surplus funds are reinvested into Enliven's charitable mission across the Central North Island.

A day in the life

What living here is actually like

Boutique Village Living, Big Sense of Belonging

Community and Connection

Life at Levin Poppy Fields Village is about belonging. Whether joining neighbours for social activities, spending time in shared spaces, or relaxing at home with your pets, residents are part of a welcoming and supportive community. The village is ideally located between the Kāpiti Coast and Palmerston North, offering access to local cafés, shops, scenic parks, and cultural attractions.

✓ Social activities and events

✓ Shared community spaces

✓ Pet-friendly environment

✓ Access to local cafés and shops

✓ Nearby scenic parks and cultural attractions

✓ Small-town charm with modern convenience

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

Capital-unfriendly · #501 of 520

Better than 4% 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

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. Full methodology →

Move-in fee you don't get back Deferred Management Fee — weighted 30%

25% deferred fee — lower is better.

Share of capital growth Capital gain to resident — weighted 15%

0% — the operator keeps any resale uplift.

Fees stop when you leave Weekly fees on exit — weighted 15%

Fees continue until the unit resells.

Interest if repayment is slow Interest on delayed capital — weighted 10%

No interest on delayed repayment.

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 5 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