Pāpāmoa

Karaka Pines Pāpāmoa is the newest lifestyle-focused retirement village in Bay of Plenty. Hāpai Housing, in partnership with Karaka Pines Villages, is developing this new community which complements our unique ability to operate across the housing continuum.

The village has been designed for an active retirement lifestyle, and residents can have great proximity to the beach, coastal living, and community amenity in Pāpāmoa.

A direct walkway from the village leads to Pāpāmoa Beach Road, making it easy to reach the beach. Residents are also close to The Sands Town Centre, home to supermarkets, cafes, restaurants, medical services, and boutique shopping.

The partnership between Hāpai Housing and Karaka Pines Villages enables the continued growth of the Next Generation Model, a key feature of Karaka Pines retirement villages, allowing residents to benefit from the property's increased value, unlike many other retirement village agreements. Residents buy a Licence to Occupy (LTO) and retain the capital gain when selling their home, a more financially favorable arrangement compared to standard Occupation Right Agreements (ORAs).

Karaka Pines Pāpāmoa is being developed in partnership with mana whenua iwi (Te Kapu o Waitaha) who will retain the long-term ownership of the whenua following completion of the development (as a perpetually renewable ground rent lease). The first stage of development civil works have been completed and 6 units within Stage 1 are nearing completion with residents set to move in during the first half of FY26.