Arvida Group Retirement Villages — What the Filed Disclosure Statements Say

1. What this page is, and is not

Every registered retirement village operator in New Zealand must file a Disclosure Statement at the Companies Office Retirement Villages Register. We downloaded the current filed statement for each of the 28 Arvida Group villages in our corpus and extracted the contract terms — the deferred management fee (DMF) cap and schedule, capital-gain and capital-loss treatment, weekly-fee review mechanism, transfer-to-care treatment, repurchase terms and statutory supervisor. The 28 filings together cover 3,986 units as stated in the documents. This page reports what those filed documents say, with agreement counts across the 28 villages.

What it deliberately does not do: rank Arvida against other operators, comment on care quality, financial position or resident experience, or recommend anything. Those are matters for your own advisers. Where extraction was inferred rather than read verbatim from the document, the per-village reports at /ora-reports/ flag it; per-field extraction confidence for these 28 villages runs from 78% to 88%, and 13 of the 28 villages carry at least one inferred field.

2. The Arvida terms table — 28 villages side by side

The table below summarises each contract term as filed, with a count of how many of the 28 extracted Arvida Disclosure Statements state that position.

Source: Disclosure Statements filed at the Companies Office Retirement Villages Register for the 28 Arvida Group villages in our corpus, extracted June 2026. Per-village findings: /ora-reports/.

The picture the filings give is of a highly standardised contract: a single DMF cap across all 28 villages, one capital-gain position, one supervisor, and a stated repurchase window in every document. The variations that do exist — accrual pace, loss treatment in one village, fee-review mechanism — are exactly why the document for the specific village you are considering is the one to read.

3. The DMF accrual schedule

The deferred management fee is deducted from your repayment when the Occupation Right Agreement ends. The cap matters, but so does the speed: a fee that reaches its cap in two years costs a short-tenure resident proportionally more of their capital per year than one that accrues over four. In 26 of the 28 extracted Arvida Disclosure Statements, the DMF reaches its cap in four years; in 2 (Arvida Aria Park and Arvida Ilam), it reaches the cap in two.

Source: DMF schedules stated in the 28 extracted Arvida Group Disclosure Statements, Companies Office Retirement Villages Register, June 2026. Arvida Aria Bay and Arvida Molly Ryan do not state a full year-by-year schedule in the extracted documents; the remaining villages state other schedules — see each village's report at /ora-reports/.

4. Capital gain and capital loss

In every one of the 28 extracted Arvida Disclosure Statements, none of any capital gain on resale of the unit is allocated to the resident — the operator retains it. There is no variation on this term across the 28 villages in the corpus.

The downside clause runs the other way: in 27 of the 28 statements, the operator bears any fall in the unit's value between entry and exit, so the resident's repayment is not reduced by a weaker resale. The exception in our extraction is Arvida Mt Eden Gardens, where the resident bears the loss. Gain and loss are separate clauses in these contracts — check both in the document, and in each village's report at /ora-reports/.

5. The repurchase window

When a resident leaves, repayment usually waits until the unit relicenses to a new resident — unless the contract commits the operator to pay out within a fixed window regardless. Every one of the 28 extracted Arvida Disclosure Statements states such a window: 27 of 28 state twelve months, and Arvida Mt Eden Gardens states 6 months.

For context, across the whole 220-village extracted corpus, 96 villages state any fixed repurchase window. Whether a stated window suits your circumstances — and exactly what conditions attach to it — is a question for the document itself and your own lawyer, not for an agreement count.

6. Weekly fee review and transfer to care

None of the 28 extracted Arvida Disclosure Statements states the weekly fee as a single exact dollar figure that our extraction treats as confirmed — the fee is set per unit and changes over time, so ask the village for the current figure in writing. What the filings do state is the review mechanism, and the 28 villages split almost evenly: 15 state an annual review at the operator's discretion, and 13 state a CPI-linked cap. Which mechanism your village uses is stated in its Disclosure Statement.

On transfer to a care room or hospital within the village, all 28 extracted statements have the DMF crystallising — it stops accruing — at the date of transfer. An honesty note: in 13 of the 28 villages this field was inferred from the document's structure rather than read verbatim, and the per-village reports flag it accordingly.

The cooling-off provisions of the Retirement Villages Act 2003 (a statutory minimum of 15 working days to cancel after signing) apply to every village; each Disclosure Statement states the village's own period.

7. Advertised entry pricing, village by village

21 of the 28 Arvida villages in our corpus advertise unit pricing on the operator's website — 39 advertised price points in total, retrieved June 2026. Advertised entry prices run from $195,000 to $1,275,000; the median of each village's lowest advertised price is $350,000. Two verbatim examples from the operator's own listings:

• “Care Suites from $195,000*” — Arvida The Wood, operator website, retrieved June 2026
• “Villas from $1,275,000” — Arvida Knightsbridge, operator website, retrieved June 2026

Source: prices advertised on the operator's website, retrieved June 2026. Advertised prices change with availability; confirm with the village. Village links go to our extracted contract findings.

The remaining 7 villages in the corpus had no published unit pricing at retrieval: Arvida Ashwood Park, Arvida Bethlehem Country Club, Arvida Mt Eden Gardens, Arvida Ocean Shores, Arvida Olive Tree, Arvida Waikanae Lodge, Arvida Waimea Plains. For these, the only way to learn the entry payment is to ask the village directly.

8. Where these terms sit in the wider corpus

For context against the 220 NZ villages in the extracted corpus, all computed from the same filed documents: a 30% DMF cap is stated by 139 of 220 villages market-wide (Arvida: 28 of 28); the operator retaining all capital gain is stated by 209 of 220 (Arvida: 28 of 28); the operator bearing capital loss is stated by 155 of 220 (Arvida: 27 of 28); and a fixed repurchase window is stated by 96 of 220 (Arvida: 28 of 28).

These are counts, not judgements — a term's frequency says nothing about whether it suits your circumstances. The full market distribution is in our costs guide, and the villages with the lowest filed DMF caps are listed on our DMF comparison page.

9. Frequently asked questions

Check the actual village

Agreement counts describe the operator's filings as a set; your contract is a single document. Two tools on this site let you check the actual terms for any of the 28 Arvida villages above:

The operator's full directory listing is at /operator/arvida-group.