Change text size:   Increase font size   Reduce font size  |   Print page:   Print this page
  |   Contact us   
Standard fact sheet.
Large print fact sheet.

Moving into a village 

Moving into a village is a major legal and financial decision. Carefully read and consider all the information and seek independent, expert advice before signing any contracts. 

Finding a village 

To find out where retirement villages are located and how to contact them, use Fair Trading's public register of retirement villages.

The register includes the village’s trading name, address and contact details.

Go to the Retirement villages register page and enter the postcode or suburb you are searching in, or enter the village name if you know it.

Retirement Village Calculator 

Deciding to move into a retirement village can be an overwhelming experience. It’s not only a lifestyle choice, but an important financial decision. Understanding the fees you may need to pay will help you work out if a village is right for you.

NSW Fair Trading has developed the Retirement Village Calculator to help you better understand what you might expect to pay.

There are two versions of the calculator:

The ‘Basic Calculator’ – suitable for use by people who are considering moving into a retirement village. The Basic Calculator gives an overview of the ongoing and exit costs based on the experience of an ‘average retirement village resident’ and only requires the location you would like to live in and your budget.

The ‘Detailed Calculator’ – is for prospective residents who have a particular unit in mind and have received a copy of a disclosure statement containing the standard table of fees and charges. The Detailed Calculator provides a more comprehensive estimate of the entry, ongoing and exit costs, tailored to the specific contractual arrangements being offered by the retirement village.

The online calculators contain a series of questions related to a village contract and apply assumptions to help generate easy-to-understand cost estimates.

If you are considering moving into a retirement village, use the Retirement Village Calculator to work out the estimated costs when you move in, live in and leave a village.

Read the Frequently Asked Questions (FAQ’s) about the Retirement Village Calculators

Top of page

Choosing a village 

Before you decide to move into a village, you must be given all the relevant information with time to consider it and get advice.

An operator must give you a general inquiry document within 14 days of you, or someone on your behalf, enquiring about becoming a resident.

At least 14 days before you sign the contract, the operator must also give you:

  • a disclosure statement (specific to a unit you are interested in)
  • a copy of the proposed village contract.

Carefully consider the information in the disclosure statement and the proposed contract. Get independent expert advice before you sign the contract or pay any money.

Make sure you obtain these documents from various retirement villages in the area you are thinking of living in. This will help you compare their services and prices and identify the best village for your needs and budget.

It is useful to visit the villages you prefer, inspect all available units and talk to some residents or a representative of the residents committee to find out more about living there. You should also ask to see a copy of the village rules (if there are any).

Top of page

General inquiry document 

When you, or someone acting on your behalf, contacts a retirement village about becoming a resident, the operator must provide a general inquiry document within 14 days.

This document contains general information about the village including a basic overview of:

  • the types of dwellings, services and facilities available 
  • the costs involved.

The general inquiry document must also state whether village rules are in force. If you request a copy of the village rules they must be made available to you.

This information will help you compare different villages and narrow down your search.

Disclosure statement 

Once you have found a village unit that you may be interested in securing, the operator must give you a disclosure statement. This statement contains more detailed information, including fees and charges specific to the unit you are looking at.

Use the Standard fees and charges table to use Retirement Village Calculator to work out the estimated cost of living in a retirement village.

From 1 March 2018, the operator must also include an ‘average resident comparison figure’ in the disclosure statement. This figure adds the main charges you are likely to incur when living at a particular village and expresses those charges as a single monthly figure. It is designed to help you understand and compare the financial cost of living in different retirement villages.

Where a village has a higher average resident comparison figure than another, this indicates the contract offered by that particular village is estimated to cost more, overall. It is important to check the terms of your contract before deciding whether a particular village is right for you as the average resident comparison figure is based on assumptions that may differ from your individual circumstances.

The operator must give you the disclosure statement at least 14 days before you sign a village contract. You can also request a copy at any time.

Keep your disclosure documents in a safe place. The operator must attach a copy of the disclosure statement to your village contract. Generally, if there is any term in the contract inconsistent with the disclosure statement to your detriment, the information in the disclosure statement will override the inconsistency.

Top of page

Other relevant documents 

A range of documents must be available at the village or the operator’s place of business for you, or a person acting on your behalf, to freely inspect.

These include:

  • a site plan of the village and plans of available units
  • the budgets for the current financial year, the last 3 financial years and the next financial year (if it has been prepared)
  • the annual accounts for the last 3 years
  • the most recent quarterly accounts (if any)
  • examples of all village contracts you may be required to sign
  • the trust deed for any trust fund that the money you pay will be deposited
  • the village rules (if any)
  • the terms of any development consent (if the village is not complete, or if the development consent requires particular services or facilities to be provided as part of the village operating)
  • if the village has a capital works fund, statements showing the balance for the last 3 financial years and the most recent quarter
  • the operator’s waiting list policy (if relevant)
  • the company’s constitution and replaceable rules (company title villages only)
  • the management statement, management agreement and minutes of the most recent annual general meeting (community land scheme villages only)
  • the by-laws, management agreement and minutes of the most recent annual general meeting (strata scheme villages only)
  • court or tribunal decisions from last 5 years where the operator and residents committee were parties
  • certificates of currency of the insurance for the retirement village
  • policy documents showing the nature of the risk insured and the amount of insurance
  • the most recent safety inspection report for the village
  • a list of all currently available premises in the village
  • any other documents listed in section 12 of the disclosure statement.

You can read any of these documents and take notes or ask for copies. You may also contact the operator and ask them to send copies to you. Generally, the operator must send the documents within 7 days, free of charge.

Top of page

What other information should I consider? 

The following information should also be considered when deciding whether to move into a retirement village:

Top of page