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Capital Back 58 ⚖ Get independent advice
WindsorCare Village
photos: operator / Village Guide
Retirement living · New Zealand

WindsorCare Village

Windsor House Cottage Trust · Shirley, Christchurch
Capital Back
58
the money ↓
See what life here is like — then weigh what it means for your family further down.
WindsorCare VillageWindsorCare Village
The village

Life here

WindsorCare is an independent not-for-profit retirement village in Christchurch, run by a Board of Trustees as a Charitable Trust. Dedicated for over 60 years to providing a safe, caring environment while respecting the uniqueness and supporting the abilities of each individual. Situated in the heart of the community, walking distance to The Palms Shopping Centre, Shirley Public Library, and medical and community facilities.

Your home

Living options

Independent Living

Choose from sunny, single-story cottages or architecturally designed townhouses, all thoughtfully positioned to support an active retirement lifestyle.

✓ 49 two-bedroom cottages — single story, north facing
✓ 21 two-bedroom townhouses — ensuite, separate toilet, attached garage
A day in the life

What living here is actually like

Community at the heart

Living in the Heart of the Community

Walking distance to shopping, libraries, medical facilities and community services. Residents enjoy the security of a well-maintained environment with the freedom to explore local amenities.

✓ Walking distance to The Palms Shopping Centre
✓ Close to Shirley Public Library
✓ Adjacent to medical and community facilities
✓ Secure, well-maintained environment
On your doorstep

Facilities & services

Two-bedroom cottages
Two-bedroom townhouses with ensuite
Attached garages
Rest Home facilities
Hospital level care
Dementia care wing
Peace of mind

Care for life, on site

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

Independent living→Rest Home care→Hospital level care→Dementia care (D3 level)
✓ Rest Home care — 20 beds · Hospital level care — 40 beds · Dementia care — 20 spacious rooms (D3 level)
Where it is

Setting & neighbourhood

Suburban Christchurch location in Shirley, integrated within the community with easy access to shopping, libraries, and medical services.

Interested?

Like the look of WindsorCare?

Get the brochure, current pricing and availability, or book a look around — sent straight to you. No pressure, and we'll never pass your details to the village without asking.

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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
58
Above average · #91 of 520
Better than 83% of NZ villages — yet the market median is just 46. The sector is tough.
Deferred fee
10%
~$44k on a $440k unit, over 3 years
Your share of capital gain
0%
operator keeps 100% of any uplift
Time to get capital back
~47 days
median of 16 recent resales
Fees after you leave
Continue
charged until the unit resells
7 years
Your estate receives
$384,500
Operator keeps (deferred fee)$55,500
Share of your $440,000 back87%
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 58 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%
10% deferred fee — lower is better.
75
Share of capital growth Capital gain to resident — weighted 15%
0% — the operator keeps any resale uplift.
0
Speed your capital returns Filed resale times — weighted 30%
47 days (median of 16 recent resales).
100
Fees stop when you leave Weekly fees on exit — weighted 15%
Fees continue until the unit resells.
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

10% of $440,000 = ~$44,000

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.
⏱

How fast your capital comes back

~47 days median of 16 recent resales

Your capital is repaid once the unit is re-licensed to a new resident. (Operator-stated average: 45 days.)

Market: median 128 days; some villages still average over a year.
!

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.
  • Roughly $44,000 is gone in deferred fees within 3 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