Pinnacle Long Bay Retirement Village
photos: operator / Village Guide
Retirement living · Long Bay, Auckland

Pinnacle Long Bay Retirement Village

Pinnacle Long Bay Private Limited · Long Bay, Auckland
Capital Back
46
the money ↓
See what life here is like — then weigh what it means for your family further down.
The village

Life here

Pinnacle Long Bay is a new retirement village opening in late 2026 on Glenvar Road, designed for seniors who want to continue their life story in a beautiful, vibrant community. Located just three minutes from Long Bay Regional Park, the village blends natural New Zealand landscapes with subtle Eastern aesthetics. The operations team—Vicki, Michael, and Sylvia—are building more than homes; they're creating a place where residents can live comfortably, stay connected, and enjoy premium retirement living close to family and familiar surroundings. The village is backed by trusted partners including JTB Architects, Anthony Harper legal services, and Covenant Trustee as statutory supervisor. Pinnacle is already active in the community, having established an Aged Clubhouse in Browns Bay and partnering with local groups on environmental conservation.

Your home

Living options

Living & Care Options

Residents will choose from independent and assisted living options, with rest home–level care units planned for later phases.

Independent living townhouses for those who wish to live freely yet connected
Assisted living villa ensuites, blending privacy with day-to-day support
Rest home–level care units in later phases for residents needing more support
A day in the life

What living here is actually like

Living the Next Chapter in Long Bay

A Community Built on Connection

The village is nestled among native greenery with elevated homes offering stunning sea views. Courtyards serve as open havens for neighbours to connect, and the clubhouse is designed as a lively heart for gatherings. The location offers immediate access to Long Bay Regional Park for morning walks, family picnics, and quiet moments by the ocean.

Three minutes from Long Bay Regional Park
Native greenery and elevated homes with sea views
Courtyards designed for neighbour connection
Clubhouse as community gathering hub
Design blending natural New Zealand rhythms with Eastern aesthetics
On your doorstep

Facilities & services

Clubhouse
Courtyards
Townhouses
Villa ensuites
Care units (planned)
Peace of mind

Care for life, on site

If your health changes, you won't have to leave the place you know. Pinnacle Long Bay Retirement Village offers these levels of care on site:

Independent livingAssisted livingRest home–level care (planned)
✓ Day-to-day support for assisted living residents · Rest home–level care services (planned for later phases)
Care and community
Where it is

Setting & neighbourhood

Nestled among native greenery in Long Bay, Auckland, with elevated homes overlooking the sea and immediate proximity to Long Bay Regional Park. The neighbourhood is described as beautiful, safe, and vibrant.

Interested?

Like the look of Pinnacle Long Bay?

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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
46
Around average · #263 of 520
Better than 49% of NZ villages — yet the market median is just 46. The sector is tough.
Deferred fee
30%
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 46 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%
30% deferred fee — lower is better.
25
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%
Interest is payable if capital is returned late.
100
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

30%

Accrues over your first 3 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, and interest is payable if your capital is returned late.

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
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