How does the village work?
At Karaka Pines Rototuna our aim is for you to be better off in every way. We give you both time and financial freedom.
How do we do that?
Financial Freedom: We provide financial freedom through giving you the capital gain from the sale of your unit. If your unit rises in value then you – not the village operator – gain the benefit of that, leaving you with the financial ability to make choices.
Knowing you get to keep most of the sale price of your unit, and not lose all the capital gain, you can relax and enjoy village life. Also, the standard facilities fee charged by Karaka Pines Rototuna is 12.5% instead of the 20-30% charged by other villages.
We also remove the worry caused by the problems and responsibilities of home ownership, giving you the time and space to enjoy life. You can take part in the many community groups in the village or use the great facilities and amenities on offer within and around the village.
How does this financial model differ from the norm?
In most retirement villages you will lose between 20 and 30% of the purchase price of the unit, and if the value of the unit rises over time you will receive none of this increase in value. These deductions provide a profit to the owner of the village and not to you or your family. By comparison the facilities fee at Karaka Pines Rototuna is 12.5% of the sale price of your unit. If you wish to pay this upon purchase we will discount the fee to 10% of the purchase price. This is a significantly reduced fee and you get the all the capital gain.
There is no need to sell through a Real Estate Agent as the Village Manager can handle this for you, although the choice is still yours. The Village Manager will not charge a commission to sell your unit – only the costs of advertising and marketing.
The only legal fees incurred will be for your use of your own lawyer.
What other fees/costs will we incur?
You are required to pay for your own utilities and telecommunications.
Our weekly fee to cover the costs of running the village is not expected to start at more than $165 p.w., but we can fix this for life at $100 per week in conjunction with a 25% facilities fee. Please talk to us if you prefer a fixed weekly fee.
The only other fees payable to the village are a cost to upgrade your unit prior to selling.
Refurbishment is important in a village environment for the village to be maintained to a high standard. The more appealing the village is to other people, the more valuable the units in the village will be. The village Manager will take care of keeping the grounds and facilities maintained to a high standard, but you will need to play a part in this, in the way that your unit is presented. The refurbishment requirement is necessary so that every unit that becomes available for sale is presented to the highest standard possible. The unit needs to be in a near new condition. You or your family do receive the benefit of this through a higher selling price.
How is the Village Weekly fee set?
The Village Weekly fee is set based on the property running costs. At Karaka Pines Rototuna, all of these costs have to be paid for by the Residents of the village. The fees are yet to be set for the village but are estimated to be no more than $165 per week at the start. These will be reviewed each year and set according to any changes in actual running costs.
- Land Rates
- Full replacement Insurance
- Rubbish Collection
- Gardening & lawns
- Repairs & Maintenance
- Village security and lighting
- External window washing
- Management costs
- Legal compliance required by the Retirement Villages Act
- A long term sinking fund to cover major village costs
What are the facilities at the Country Club?
The facilities to be provided at the Country Club are likely to include:
- Dining area and commercial kitchen
- Outside BBQ area
- Indoor bowls
- Heated Indoor Pool
- Billiards Room
- Wellness Centre
- Massage therapy/Hairdresser room
- Hobby rooms
How involved do I need to be?
The choice is entirely yours. Some residents like to be totally involved while others prefer to live quietly. Our villages are a community of similar aged residents with varying interests and different circumstances so you decide just how much you want to be involved in the life of the village.
Can I rent out my Unit or let my children live in it?
Your right to live in the unit is personal to you. Your family may visit you and even stay for long periods (maximum 40 days), but they may not live permanently with you.
You may have other guests stay with you for up to 40 days. You may also allow other people to look after the unit while you are away, but they may not rent the unit, and they must be suitable residents for a retirement village.
Will my unit be safe if I go away for a while?
We ask that you notify us of the duration of your absence and leave a contact address or phone number. Because we are regularly moving around the village, your home is kept under surveillance.
Can I keep a pet?
The Village rules don’t allow pets that are likely to cause a nuisance. Normally birds and cats are acceptable. Small dogs may be permitted but will need to be approved by the Manager. If you already have a small dog, you will be allowed to bring her/him with you if approved by the Village Manager, however, requests for replacement dogs are normally declined.
Can I make structural changes to the Unit I have chosen?
Structural changes to units are not allowed.
Can I redecorate the inside of my unit?
You may decorate your unit to suit your preferences, within reasonable boundaries.
Can I sell the Unit whenever and to whomever I want?
You may sell the unit whenever you want. You get to set the selling price and whether to accept an offer. You can choose to use a Real Estate Agent or to use our village manager. However, you may only sell the unit to a person who is approved by the village manager as being suitable for the village.