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Score: 58%

Verified resident feedback · How reviews & rankings work · Review data updated: 20 Sep 2025

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Review Distribution: 5-star 17% | 4-star 11% | 3-star 28% | 1-2 star 44%
30 Carmichael Road, Bethlehem, Tauranga, New Zealand 3110

Key Facts

  • Reviews: 18
  • Rank: 334 of 511 Villages
  • Dwellings: 17
  • Fee model: ORA / LTO — 7.5% per year, for 4 years. — Maximum 30%
  • Min age: 65

Services Offered
  • 3+ Bedroom Villa
  • 2 Bedroom Villa
  • RETIREMENT VILLAGES

Service Information

Facility information supplied by provider.

This business is part of Woodlands Boutique Village Ltd.

Woodlands Boutique Retirement Village - Bethlehem is situated in Bethlehem, Tauranga, and provides 17 dwellings, including a Villa (3+ bedrooms) and a Villa (2+ bedrooms). It offers the benefits of independent retirement living within the serene environment of a retirement village.

No. of Dwellings: 17

(Last Updated: 29th April 2025)

Costs & Entry Conditions

Fee Model
ORA / LTO
7.5% per year, for 4 years.
Maximum 30%
Minimum Age of Entry
65
Lowest Known Price
$850,000
2 Bedroom Villa
Highest Known Price
Undisclosed
...
Capital Gain
Provider
Capital Loss (if any)
Provider
Maintenance Fees Starting from
$240 per week
(Paid Weekly)
Maintenance Fee Increases?
Extra Costs/Fees
No. of Dwellings in Village
17
Data Current As of
Unknown
Data Supplied By
Provider

Location & Map for WOODLANDS BOUTIQUE RETIREMENT VILLAGE - Bethlehem

Resident Reviews for WOODLANDS BOUTIQUE RETIREMENT VILLAGE - Bethlehem

Review scores and rankings calculated from verified Village Advisor resident-review data.

NPS
2.9 (18 reviews)
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Quality of Care
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Caring Staff
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Responsive Management
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Outdoor Activity
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Indoor Entertainment
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Social Atmosphere
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Enjoyable Food
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Verified Resident Feedback

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Overall Satisfaction Score: 2.9 / 5 ★ (58%) based on 18 qualifying reviews

Rating Breakdown (% of total reviews)
5★
17% (3)
4★
11% (2)
3★
28% (5)
2★
33% (6)
1★
11% (2)
Example resident reviews
These reviews are selected to show a range of resident experiences. They are not intended to represent the percentage distribution of all reviews shown above.
inquiry
5 / 5 ★
none
Reviewer: Anonymous 07 Jul 2025
Facility Response: Thank you for your wonderful review
Charming, well-maintained retirement village
5 / 5 ★
The residents here are very friendly and clearly take pride in their village.
Reviewer: Anonymous 04 Jul 2025
Facility Response: Thank you for your kind review
Woodlands Village
2 / 5 ★
[I believe] The Operator needs to develop management and people skills for this to be a viable and happy environment
Reviewer: Anonymous 24 Sep 2024
Facility Response: Thank you for the positives in your review. <br /> <br /> The operator disputes your negative claims. The operator has run the business for 10+ years and has continually improved processes. <br /> <br /> The operator does not hold a customer service or management position in the business. All resident queries, concerns and issues are through the village manager as the primary point of contact. The village manager is suitably skilled in customer interactions and will be given the opportunity to upskill via relevant courses when appropriate to do so. <br />
Resident review
2 / 5 ★
Repeated suggestions for improvement [appear to be] ignored by Operator
Reviewer: Anonymous 20 Sep 2024
Facility Response: Thank you for the positives in your review. <br /> <br /> Woodlands meets all regulatory and best practice requirements and is accountable to multiple regulatory bodies. Improvement suggestions put forward by resident representatives are considered but are not always viable for the business to implement and remain sustainable. <br /> The Woodlands offering is a boutique and premium as a retirement living option for the upmarket area of Bethlehem. Because of this, the weekly fee/outgoings charge is at the higher end if compared to other villages. Large villages with higher density and turnover are better positioned to provide lower weekly fees/outgoings charges, however residents chose Woodlands. <br /> Additionally, not all villages outgoings charges cover the same costs (e.g. some costs may be billed to residents separate to the charge) making a direct comparison difficult and open to misunderstanding.
2 Star
2 / 5 ★
The owners (live on site) are bullies [in my option](eds.)
Reviewer: Anonymous 19 Jun 2024
Facility Response: This is an incorrect statement.
Woodlands Review
1 / 5 ★
[I personally don't think there is any] point in raising any issues with operator as [they appear] totally oblivious to any [edit] shortcomings.
Reviewer: Anonymous 20 Sep 2025
Facility Response: This statement is untrue and has been edited by Aged advisor. The operator has never used the business for any personal expenses, ever. We informed Aged Advisor this was untrue and Aged advisor has suggested this was meant as a ‘metaphor’ and have not removed this false statement. Reviews should be based on fact not ‘metaphors’ or misinformation.<br /> <br /> To date, the operator has successfully run the business for over a decade. Ultimately the operator has to balance the requirements of the business alongside the wants of residents- there will at times be an inability to be flexible on some matters.<br /> <br /> Any issues raised by residents are treated seriously and resolution is always sought where possible.

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