Ryman Healthcare Villages — What the Filed Disclosure Statements Say
This page is a contract-terms analysis, not a review. Every figure is computed from the Disclosure Statements that Ryman Healthcare has filed at the Companies Office Retirement Villages Register for the 29 Ryman villages in our extracted corpus, or from pricing the operator itself advertises. Nothing is estimated, and nothing here assesses the quality of any village.
Data: 29 Ryman Healthcare villages, of 220 NZ villages in the extracted corpus, from filed Disclosure Statements and the operator's website, extracted June 2026. Browse the underlying contract findings for any village at /ora-reports/.
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 29 Ryman Healthcare 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. This page reports what those filed documents say, with agreement counts across the 29 villages.
What it deliberately does not do: rank Ryman 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 29 villages runs from 72% to 92%, and 1 of the 29 villages carry at least one inferred field.
2. The Ryman terms table — 29 villages side by side
The table below summarises each contract term as filed, with a count of how many of the 29 extracted Ryman Disclosure Statements state that position.
| Term | Most common filed position | Villages stating it | Variations |
|---|---|---|---|
| DMF cap | 30% of the entry payment | 23 of 29 | 6 villages cap at 25% |
| DMF accrual | Reaches the cap in 3 years (6% / 18% / 30%) | 22 of 29 | 5 villages state 7% / 14% / 25%; the rest state other schedules |
| Capital gain on resale | Operator retains all of any gain | 29 of 29 | None |
| Capital loss on resale | Resident bears any fall in value | 22 of 29 | 7 villages state the operator bears it |
| Statutory supervisor | Anchorage Trustee Services Limited | 29 of 29 | None |
| Weekly fee review | Reviewed annually at the operator's discretion | 23 of 29 | 3 CPI-capped; 3 fixed for the life of the agreement |
| DMF on transfer to care | Stops accruing (crystallises) at transfer | 27 of 29 | 2 villages state it continues accruing |
| Fixed repurchase window | No fixed window stated | 28 of 29 | Ryman Healthcare Bruce McLaren Village states 3 months |
Source: Disclosure Statements filed at the Companies Office Retirement Villages Register for the 29 Ryman Healthcare villages in our corpus, extracted June 2026. Per-village findings: /ora-reports/.
The picture the filings give is of a largely standardised contract: one supervisor across all 29 villages, one capital-gain position across all 29, and a single dominant DMF schedule — with a minority of villages on a lower cap and a handful of differences in loss treatment and fee review. The variations 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 three years costs a short-tenure resident proportionally more of their capital per year than one that accrues over five. In 27 of the 29 extracted Ryman Disclosure Statements, the DMF reaches its cap in three years.
| Year of residence | Cumulative DMF — standard schedule (22 of 29 villages) | Lower-cap variant (5 villages) |
|---|---|---|
| Year 1 | 6% | 7% |
| Year 2 | 18% | 14% |
| Year 3 | 30% | 25% |
Source: DMF schedules stated in the 29 extracted Ryman Healthcare Disclosure Statements, Companies Office Retirement Villages Register, June 2026. The remaining villages state other schedules — see each village's report at /ora-reports/.
The villages filing the lower cap in our extraction are Ryman Healthcare Charles Upham Village, Ryman Healthcare Frances Hodgkins Village, Ryman Healthcare Margaret Stoddart Village, Ryman Healthcare Patrick Hogan Village, Ryman Healthcare Woodcote Village, Ryman Northwood Retirement Village. If one of these is on your shortlist, the per-village report shows its full schedule.
4. Capital gain and capital loss
In every one of the 29 extracted Ryman 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 29 villages in the corpus.
Capital loss is where the filings split: 22 of 29 statements leave the resident bearing any fall in the unit's value between entry and exit, while 7 state that the operator bears the loss. These are different documents with materially different downside positions, filed by the same operator — which clause your village carries is stated in its Disclosure Statement and shown in its report at /ora-reports/.
5. Weekly fee review mechanisms
None of the 29 extracted Ryman 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 it differs between villages: 23 of 29 state an annual review at the operator's discretion, 3 state a CPI-linked cap, and 3 — Ryman Healthcare Charles Upham Village, Ryman Healthcare Patrick Hogan Village, Ryman Healthcare Woodcote Village — state a fee fixed for the life of the agreement.
A fixed-for-life fee and a discretionary annual review are very different long-run commitments. When comparing two villages from the same operator, this is one of the terms most worth checking in each document.
6. Exit, repurchase and transfer to care
When a resident leaves, repayment usually waits until the unit relicenses to a new resident — unless the contract commits the operator to repurchase within a fixed window. In 28 of the 29 extracted Ryman Disclosure Statements, no fixed repurchase window is stated. Ryman Healthcare Bruce McLaren Village states a 3-month window.
On transfer to a care room or hospital within the village, 27 of 29 statements crystallise the DMF at the date of transfer — it stops accruing — while 2 state that it continues to accrue. 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.
Related exit terms — whether weekly fees continue after you vacate, who pays for refurbishment, who controls the resale — are stated per village. Check the village's report, then the document itself.
7. Advertised entry pricing, village by village
24 of the 29 Ryman villages in our corpus advertise unit pricing on the operator's website — 74 advertised price points in total, retrieved June 2026. Advertised entry prices run from $340,000 to $2,025,000; the median of each village's lowest advertised price is $480,000. Two verbatim examples from the operator's own listings:
- “Sunshine & City Views $340,000 Studio” — Ryman Healthcare Jane Winstone Village, operator website, retrieved June 2026
- “$2,025,000” — Ryman Healthcare Grace Joel Village, operator website, retrieved June 2026
| Village | Location | Advertised from | Advertised to |
|---|---|---|---|
| Bob Scott Retirement Village | Petone, Wellington | $599,000 | $789,000 |
| Ryman Healthcare Anthony Wilding Village | Halswell, Canterbury | $399,000 | — |
| Ryman Healthcare Bert Sutcliffe Village | Birkenhead, Auckland | $545,000 | $895,000 |
| Ryman Healthcare Bob Owens Village | Tauranga, Bay of Plenty | $545,000 | $785,000 |
| Ryman Healthcare Bruce McLaren Village | Howick, Auckland | $480,000 | $990,000 |
| Ryman Healthcare Charles Fleming Village | Waikanae, Wellington | $459,000 | — |
| Ryman Healthcare Charles Upham Village | Rangiora, Canterbury | $415,000 | $740,000 |
| Ryman Healthcare Diana Isaac Village | Mairehau, Canterbury | $463,000 | $649,000 |
| Ryman Healthcare Edmund Hillary Village | Remuera, Auckland | $475,000 | $1,295,000 |
| Ryman Healthcare Evelyn Page Village | Orewa, Auckland | $660,000 | $959,000 |
| Ryman Healthcare Frances Hodgkins Village | Dunedin, Otago | $435,000 | — |
| Ryman Healthcare Grace Joel Village | St Heliers, Auckland | $890,000 | $2,025,000 |
| Ryman Healthcare Hilda Ross Village | Hamilton, Waikato | $720,000 | — |
| Ryman Healthcare James Wattie Village | Havelock North, Hawke's Bay | $489,000 | $920,000 |
| Ryman Healthcare Jane Mander Village | Whangārei, Northland | $395,000 | $875,000 |
| Ryman Healthcare Jane Winstone Village | Whanganui, Manawatu-Whanganui | $340,000 | — |
| Ryman Healthcare Keith Park Village | Hobsonville, Auckland | $395,000 | $1,190,000 |
| Ryman Healthcare Kevin Hickman Village | Riccarton Park, Canterbury | $359,000 | $555,000 |
| Ryman Healthcare Linda Jones Village | Hamilton, Waikato | $399,000 | $689,000 |
| Ryman Healthcare Logan Campbell Village | Greenlane, Auckland | $655,000 | $1,440,000 |
| Ryman Healthcare Miriam Corban Village | Henderson, Auckland | $559,000 | $949,000 |
| Ryman Healthcare Murray Halberg Village | Lynfield, Auckland | $499,000 | $690,000 |
| Ryman Healthcare Possum Bourne Village | Pukekohe, Auckland | $525,000 | $865,000 |
| Ryman Healthcare William Sanders Village | Devonport, Auckland | $740,000 | $980,000 |
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 5 villages in the corpus had no published unit pricing at retrieval: Essie Summers Retirement Village, Ryman Healthcare Margaret Stoddart Village, Ryman Healthcare Patrick Hogan Village, Ryman Healthcare Woodcote Village, Ryman Northwood Retirement Village. 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 (Ryman: 23 of 29); the operator retaining all capital gain is stated by 209 of 220 (Ryman: 29 of 29); a DMF reaching its cap in three years is stated by 86 of 220 (Ryman: 27 of 29); and a fixed repurchase window is stated by 96 of 220 (Ryman: 1 of 29).
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
What deferred management fee do Ryman villages charge?
Of the 29 extracted Ryman Disclosure Statements, 23 state a DMF cap of 30% of the entry payment and 6 state 25%. In 22 of the 29, the fee accrues to its cap over three years (6%, then 18%, then 30%) (source: Disclosure Statements filed at the Companies Office Retirement Villages Register, extracted June 2026).
Do Ryman residents keep capital gains?
In all 29 of the 29 extracted villages, none of any capital gain on resale is allocated to the resident. Capital loss differs by village: 22 of 29 statements leave the resident bearing a fall in value; 7 state the operator bears it (source: Disclosure Statements filed at the Companies Office Retirement Villages Register, extracted June 2026).
Who is the statutory supervisor?
Anchorage Trustee Services Limited, named in 29 of the 29 extracted Ryman Disclosure Statements (source: Disclosure Statements filed at the Companies Office Retirement Villages Register, extracted June 2026).
What do Ryman villages advertise as entry prices?
24 of the 29 villages advertise pricing on the operator's website (74 unit price points, retrieved June 2026), from $340,000 to $2,025,000; the median village's lowest advertised price is $480,000. Advertised prices change with availability — confirm with the village.
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 29 Ryman villages above:
Contract findings by village
Browse extracted Disclosure Statement findings — DMF schedule, capital-gain and loss treatment, weekly-fee terms, exit clauses — for every Ryman village in the corpus, and every other extracted village.
Model costs for a specific village
Run the cost model against a specific village's filed terms — its actual DMF accrual schedule and capital-gain clause, not the operator-wide pattern.
The operator's full directory listing is at /operator/ryman-healthcare.
Continue Your Research
How this data was collected, and what this page is not
Every operator of a registered retirement village in New Zealand is required by the Retirement Villages Act 2003 to file a Disclosure Statement at the Companies Office Retirement Villages Register (srp.companiesoffice.govt.nz). We downloaded the current Disclosure Statement for each of the 29 Ryman Healthcare villages in our corpus, extracted the structured terms, and computed every figure on this page from that corpus in June 2026. Advertised entry prices come from the operator's website and change with availability. The per-village findings are browsable at /ora-reports/.
This is not financial advice, and not a review of Ryman Healthcare. We provide mechanical extractions of disclosed facts and analytical comparisons; we are not a Financial Advice Provider, and nothing on this page recommends any village or operator, or comments on any operator's financial position, care quality or suitability. A term's frequency in the corpus is a fact about documents, not a judgement about the operator.
Independent legal advice is required by law. Under section 27 of the Retirement Villages Act 2003, you must receive independent legal advice before signing an Occupation Right Agreement — a lawyer must witness your signature and certify that they explained the agreement's terms and effect to you. Take the village's Disclosure Statement and ORA to your own lawyer before signing anything.