Pinesong Village - Metlifecare Retirement Village

30% of the original Capital Sum (called the "Management Fee," also referred to as the Deferred Management Fee/DMF or Membership Fee) - this appears to be a flat policy figure, not a village-by-village range, per the operator's own "How it works" page. Source: metlifecare.co.nz/how-it-works ("Your DMF is capped at 30% of the capital sum you paid, accruing over three years.")

Accrues monthly at 10% per year for the first three years of occupancy, reaching the 30% cap after three years; it does not increase beyond 30% regardless of how long the resident stays after that. Accrual "stops immediately after your Occupation Right Agreement (ORA) is terminated and you have fully vacated your home." Quoted directly from metlifecare.co.nz/how-it-works: "the Management Fee is capped at 30% of the original Capital Sum of your unit, with the 30% being accrued monthly at 10% per year for the first three years."

Policy: the village fee is "reviewed once per year and won't increase more than the percentage change in the Consumer Price Index (CPI)" - i.e. not fixed for life, but CPI-capped annual reviews. Source: metlifecare.co.nz/how-it-works. A typical dollar-per-week amount for an Auckland independent apartment or villa is NOT PUBLISHED on any Metlifecare page fetched (how-it-works, FAQs landing, guides, or individual village/home-options pages for The Poynton, 7 Saint Vincent and Papakura Oaks). Those village home-options pages do publish unit purchase ("Capital Sum") prices, e.g. The Poynton, Takapuna (metlifecare.co.nz/…/home-options): 1-bed apartments "from $750,000," 2-bed "from $1,150,000," 2-bed+study "from $1,600,000"; 7 Saint Vincent, Remuera (metlifecare.co.nz/…/home-options): a 96m² 2-bed listed at $1,995,000 - but no weekly fee figure accompanied any of these listings.

Metlifecare's "How it works" page states the resident does not own the unit (only an occupancy right under the Occupation Right Agreement), "so you won't benefit from any capital gain" - the gain on resale accrues to Metlifecare, not the resident. Conversely, the same page states: "In the event of a downturn in the property market, you will not be exposed to any capital loss when your property is on-sold" - i.e. Metlifecare, not the resident/estate, bears any capital loss on resale. Source: metlifecare.co.nz/how-it-works

Metlifecare pays the Capital Sum refund "when a new resident moves into your unit, or within 12 months - whichever comes first," with a footnote that the 12-month term applies to "applications from 1 May 2026" (today is 2026-10-15, so this term is current). No mention was found of interest being paid on the capital sum while the refund is pending - not published. Source: metlifecare.co.nz/how-it-works

Per metlifecare.co.nz/how-it-works: "We won't charge you for refurbishing or selling your unit, and we won't charge transfer fees if you transfer from an independent unit to a serviced apartment within any Metlifecare village." The same page also says the capital sum refund is paid "less a deferred membership fee (DMF) and any other costs owing" without specifying what those other costs are - not published. A "90-day money-back guarantee (some conditions apply)" is advertised but the conditions are not detailed on the fetched page. No mention of interest being paid if the refund is delayed - not published. No disclosure-statement PDF could be located on the operator's site (none linked from the Auckland village pages, the village-info-packs page, or the FAQ landing page); disclosure statements appear to be provided on request rather than published online, so no Auckland village's disclosure statement could be fetched despite a thorough search of village pages, home-options pages, contact pages and the info-pack page.