Masterton Greens

The village

Life here

Masterton Greens is a thoughtfully designed over-50s lifestyle village offering architecturally designed homes that blend ease of living, spaciousness and privacy. From one-bedroom terraces to three-bedroom standalone homes, each property features smart storage, high-standard insulation, and careful attention to detail. The village offers the perfect blend of peaceful community living with easy access to Masterton's conveniences, local attractions including Henley Lake, Queen Elizabeth Park, and Masterton Golf Club, plus connections to Wellington and Palmerston North. Residents enjoy resort-style amenities, secure low-maintenance living, and a unique financial model where capital gains are retained.

A day in the life

What living here is actually like

Connected living on your terms

Life at Masterton Greens

An over-50s community within the village with Masterton's town centre, cafés and essential services just minutes away. Designed for secure, low-maintenance living with the freedom to travel or pursue interests. The village centre acts as an extension of your home with shared spaces for socialising and relaxation.

✓ Friendly over-50s community

✓ Lock up and leave security

✓ Easy access to Masterton town centre

✓ Nearby walking trails and green spaces

✓ Pets welcome

✓ Capital gains retained on sale

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

Below average · #316 of 520

Better than 39% of NZ villages — yet the market median is just 46. The sector is tough.

Deferred fee

20%

charged on your entry price

Your share of capital gain

100%

you keep some 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 43 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%

20% deferred fee — lower is better.

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

You keep 100% of any uplift.

100

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

20%

Accrues over your first 5 years, charged on the entry price.

Market: median 30%; only 16% of villages charge under 25%.

↑

Capital gain

100% to the resident

You keep a share of any increase in the licence value at resale.

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