For many of our clients, the decision to move to Warkworth isn’t just about location—it’s about “Right-Sizing.”
Whether you are moving from a large family home on the North Shore or stepping off a 10-acre lifestyle block in glorious Matakana, the goal is the same: less maintenance, more living.
But “downsizing” doesn’t mean you have to compromise. In fact, Warkworth currently offers some of the best high-end retirement and compact-living options in Auckland.
Here is a guide to the three distinct paths you can take.
If you want security, community, and fixed costs, a License to Occupy (LTO) in a village is a popular choice. Warkworth has two premium options, each offering a very different vibe.
Location: Right in the centre of town (Queen Street).
The Vibe: Apartment living. You are vertical, secure, and can walk to the supermarket, doctors, and cafes without crossing a major road.
Best for: People who want to be in the thick of things. You can have a wine at the Warkworth Hotel next door and walk home.
Facilities: Indoor pool, gym, and bowling green.
Location: Just off Mansel Drive, bordering the Mahurangi River.
The Vibe: Sprawling and green. It feels like a country club with manicured gardens, villas, and townhouses spread out over large grounds.
Best for: Gardeners and walkers. The river loop track is on your doorstep.
Care: Offers a full continuum of care, meaning you can stay within the village even if your health needs change significantly.
Not everyone is ready for a village. If you want to keep your capital gains, own your title, and avoid “exit fees,” a freehold townhouse is the smart move.
We are seeing a surge of high-spec, compact homes being built in these new subdivisions specifically for active retirees.
The Appeal: Brand new, warm, double-glazed, and low maintenance.
The “Northern Arena” Factor: With the new aquatic centre and gym planned near the Showgrounds, you have “village-style” amenities on your doorstep without the village fees.
Lock and Leave: Perfect if you plan to spend 3 months of the year in a campervan or visiting grandkids in Australia.
Keep an eye out for boutique developments in established streets like Morpeth St or Percy St. These often feature lifts and are walking distance to town, offering a middle ground between an apartment and a house.
For those stepping off a farm, moving to a 400m² section can feel claustrophobic.
The Solution: Look for properties in Snells Beach or the fringes of Matakana.
Why? You can find 800m² – 1000m² sections that give you room for a boat, a workshop, and a veggie garden, without the burden of managing livestock or 5 acres of fencing.
Moving to Warkworth often releases significant equity, but you need to be clear on the costs.
| Feature | Freehold Home | Retirement Village (LTO) |
| Ownership | You own the land & title | You buy a “Right to Live” there |
| Capital Gains | You keep 100% | usually 0% (Village keeps it) |
| Maintenance | You are responsible | Village takes care of it |
| Exit Fees | Real estate comms only | Deferred Management Fee (20-30%) |
The biggest hurdle to downsizing isn’t finding a house—it’s dealing with 30 years of accumulated “treasures.”
Tip: Start early. Don’t wait until you have sold.
Local Resources: The Warkworth/Wellsford Hospice Shops are fantastic. They can often arrange collection for good-quality furniture you no longer need.
Storage: If you aren’t sure what will fit, use a local storage unit (like Warkworth Storage) as a staging post. It takes the pressure off decision-making during the move.
We offer a specific “Downsizer’s Appraisal.”
This isn’t just a price check. We sit down with you to discuss:
What your current home is worth.
What you can buy in the current Warkworth market.
How much “change” you will have left over for your retirement fund.
Book a confidential chat today