{
  "build": "btb-public-2026-11-12-resident-life-r6.5",
  "data_version": "2.0.3",
  "as_of": "2026-11-12",
  "method_version": "2.0",
  "currency": "AUD",
  "scope": "Indicative source-dated sample, not current offers or population estimates",
  "care": [
    {
      "id": "peninsula-grange-aged-care",
      "name": "Peninsula Grange Aged Care",
      "suburb": "Mornington",
      "operator": "Australian Unity",
      "low": 758000,
      "high": 789000,
      "date": "Undated operator page",
      "source": "https://www.australianunity.com.au/assisted-living/aged-care/our-residences/victoria/peninsula-grange",
      "basis": "operator",
      "note": "Operator Room pricing tab checked 11 Nov 2026: Haven Deluxe $775,000; Botanica $758,000; Homestead $789,000. Tariff effective date not stated; supersedes the earlier cached $745,000–$758,000 range.",
      "measure": "Recorded full RAD for single rooms with private ensuite",
      "unit": "AUD lump sum",
      "observed_on": "2026-11-11"
    },
    {
      "id": "racecourse-grange",
      "name": "Racecourse Grange",
      "suburb": "Mornington",
      "operator": "Australian Unity",
      "low": 758000,
      "high": 1435000,
      "date": "Undated operator page",
      "source": "https://www.australianunity.com.au/assisted-living/aged-care/our-residences/victoria/racecourse-grange",
      "basis": "operator",
      "note": "Source review 12 Nov 2026: seven single/private-ensuite categories, including premium suites. Full RADs, not combination-payment examples. Tariff effective date is not stated.",
      "measure": "Recorded full RAD for single rooms with private ensuite",
      "unit": "AUD lump sum",
      "observed_on": "2026-11-12",
      "room_tiers": [
        758000,
        758000,
        789000,
        860000,
        860000,
        1136000,
        1435000
      ]
    },
    {
      "id": "andrew-kerr",
      "name": "Andrew Kerr Care Community",
      "suburb": "Mornington",
      "operator": "Uniting AgeWell",
      "low": 675000,
      "high": 750000,
      "date": "Undated directory record",
      "source": "https://www.caringco.com.au/providers/uniting-agewell-andrew-kerr-care-community",
      "basis": "secondary",
      "note": "Undated directory full RADs; no independently confirmed dated operator tariff. My Aged Care verifies single rooms with ensuites, but its displayed daily payments do not directly verify the quoted full RADs. Request the operator's current written schedule.",
      "measure": "Recorded full RAD for single rooms with private ensuite",
      "unit": "AUD lump sum",
      "observed_on": "2026-11-12",
      "room_tiers": [
        675000,
        725000,
        750000
      ],
      "corroboration": "https://www.myagedcare.gov.au/find-a-provider/search/ckt2585k0k-uniting-agewell-limited/aged-care-homes/uniting-agewell-andrew-kerr-care-0b1924f1l7"
    },
    {
      "id": "corowa-court",
      "name": "Corowa Court",
      "suburb": "Mornington",
      "operator": "Benetas",
      "low": 650000,
      "high": 750000,
      "date": "Undated operator page",
      "source": "https://www.benetas.com.au/residential-aged-care/corowa-court",
      "basis": "operator",
      "note": "",
      "measure": "Recorded full RAD for single rooms with private ensuite",
      "unit": "AUD lump sum",
      "observed_on": "2026-11-11"
    },
    {
      "id": "bentons-lodge",
      "name": "Bentons Lodge",
      "suburb": "Mornington",
      "operator": "IC (Victoria) Pty Ltd",
      "low": 550000,
      "high": 750000,
      "date": "1 Jul 2025",
      "source": "https://autumnagedcare.com.au/wp-content/uploads/2025/08/Accom_Pricing_Bentons_Current.pdf",
      "basis": "historical",
      "note": "HISTORICAL July 2025 former-operator price. Bentons Lodge transferred to IC (Victoria) Pty Ltd in July 2026. My Aged Care currently classifies the room named 'Single + Ensuite' as single with a shared bathroom. The old single/private-ensuite price is not a verified current comparable offer. Confirm the exact room and dated full RAD with the new operator.",
      "measure": "Recorded full RAD for single rooms with private ensuite",
      "unit": "AUD lump sum",
      "observed_on": "2026-11-12",
      "room_tiers": [
        550000,
        750000
      ],
      "corroboration": "https://www.myagedcare.gov.au/find-a-provider/search/l4xjwgv2c2-ic-victoria-pty-ltd/aged-care-homes/bentons-lodge-residential-aged-service-524qzmhp3h"
    },
    {
      "id": "park-hill",
      "name": "mecwacare Park Hill",
      "suburb": "Mornington",
      "operator": "mecwacare",
      "low": 475000,
      "high": 650000,
      "date": "2026-07-01",
      "source": "https://www.mecwacare.org.au/wp-content/uploads/2026/07/MEC-RAC-046-Park-Hill-Pricing-O.7.pdf",
      "basis": "operator",
      "note": "",
      "measure": "Recorded full RAD for single rooms with private ensuite",
      "unit": "AUD lump sum",
      "observed_on": "2026-11-11"
    },
    {
      "id": "mornington-bay",
      "name": "Mornington Bay Care Community",
      "suburb": "Mount Martha",
      "operator": "Opal HealthCare",
      "low": 700000,
      "high": 800000,
      "date": "Undated operator page",
      "source": "https://www.opalhealthcare.com.au/residential-aged-care/mornington-bay",
      "basis": "operator",
      "note": "",
      "measure": "Recorded full RAD for single rooms with private ensuite",
      "unit": "AUD lump sum",
      "observed_on": "2026-11-11"
    },
    {
      "id": "craigcare-mornington",
      "name": "CraigCare Mornington",
      "suburb": "Mount Martha",
      "operator": "CraigCare",
      "low": 500000,
      "high": 660000,
      "date": "Undated operator page",
      "source": "https://craigcare.com.au/victoria/mornington/",
      "basis": "operator",
      "note": "",
      "measure": "Recorded full RAD for single rooms with private ensuite",
      "unit": "AUD lump sum",
      "observed_on": "2026-11-11"
    },
    {
      "id": "mount-eliza-botanica",
      "name": "Mount Eliza Botanica Care Community",
      "suburb": "Mount Eliza",
      "operator": "Opal HealthCare",
      "low": 950000,
      "high": 1900000,
      "date": "Undated operator page",
      "source": "https://www.opalhealthcare.com.au/residential-aged-care/mount-eliza-botanica",
      "basis": "operator",
      "note": "",
      "measure": "Recorded full RAD for single rooms with private ensuite",
      "unit": "AUD lump sum",
      "observed_on": "2026-11-11"
    },
    {
      "id": "george-vowell",
      "name": "Calvary George Vowell",
      "suburb": "Mount Eliza",
      "operator": "Calvary",
      "low": 750000,
      "high": 800000,
      "date": "2026-07-01",
      "source": "https://www.calvarycare.org.au/residential-aged-and-respite-care/calvary-george-vowell-mt-eliza",
      "basis": "operator",
      "note": "",
      "measure": "Recorded full RAD for single rooms with private ensuite",
      "unit": "AUD lump sum",
      "observed_on": "2026-11-11"
    },
    {
      "id": "regis-mornington",
      "name": "Regis Mornington",
      "suburb": "Mornington",
      "operator": "Regis",
      "low": 789686,
      "high": 1139882,
      "date": "Undated operator page",
      "source": "https://www.regis.com.au/residence/regis-mornington/",
      "basis": "operator",
      "note": "Source review 12 Nov 2026: four single/private-ensuite room tiers. Shared Double Select is excluded. Tariff effective date is not stated.",
      "measure": "Recorded full RAD for single rooms with private ensuite",
      "unit": "AUD lump sum",
      "observed_on": "2026-11-12",
      "room_tiers": [
        789686,
        789686,
        880818,
        1139882
      ]
    },
    {
      "id": "mount-martha-valley",
      "name": "Mount Martha Valley",
      "suburb": "Safety Beach",
      "operator": "Royal Freemasons",
      "low": 425000,
      "high": 450000,
      "date": "October 2026 document",
      "source": "https://www.royalfreemasons.org.au/wp-content/uploads/2026/09/Accomodation-Pricing_Oct-2026_Mount-Martha-Valley-1.pdf",
      "basis": "operator",
      "note": "October 2026 operator PDF, pages 1–2: Heritage 19 m² $425,000 and Regent 23 m² $450,000, private ensuite. Replaces the broken April source link; full RAD range unchanged. Review recorded 12 Nov 2026.",
      "measure": "Recorded full RAD for single rooms with private ensuite",
      "unit": "AUD lump sum",
      "observed_on": "2026-11-12",
      "room_tiers": [
        425000,
        450000
      ]
    },
    {
      "id": "calwell-manor",
      "name": "mecwacare Calwell Manor",
      "suburb": "Safety Beach",
      "operator": "mecwacare",
      "low": 440000,
      "high": 550000,
      "date": "1 Jul 2025",
      "source": "https://www.mecwacare.org.au/wp-content/uploads/2025/06/MEC-RAC-036-Calwell-Manor-Pricing-O.pdf",
      "basis": "operator",
      "note": "HISTORICAL operator schedule effective 1 July 2025, pages 1–2: Standard $440,000, Superior $525,000 and Premium $550,000 (all single/private-ensuite rooms). Premium was missing from the prior range. Current 2026 tariff is not independently established.",
      "measure": "Recorded full RAD for single rooms with private ensuite",
      "unit": "AUD lump sum",
      "observed_on": "2026-11-12",
      "room_tiers": [
        440000,
        525000,
        550000
      ]
    },
    {
      "id": "capel-sands",
      "name": "Calvary Capel Sands",
      "suburb": "Capel Sound",
      "operator": "Calvary",
      "low": 600000,
      "high": 600000,
      "date": "2026-10-01",
      "source": "https://www.calvarycare.org.au/residential-aged-and-respite-care/calvary-capel-sands",
      "basis": "operator",
      "note": "",
      "measure": "Recorded full RAD for single rooms with private ensuite",
      "unit": "AUD lump sum",
      "observed_on": "2026-11-11"
    },
    {
      "id": "regis-rosebud",
      "name": "Regis Rosebud",
      "suburb": "Capel Sound",
      "operator": "Regis",
      "low": 550000,
      "high": 600000,
      "date": "Undated operator page",
      "source": "https://www.regis.com.au/residence/regis-rosebud/",
      "basis": "operator",
      "note": "",
      "measure": "Recorded full RAD for single rooms with private ensuite",
      "unit": "AUD lump sum",
      "observed_on": "2026-11-11"
    },
    {
      "id": "regis-capel-sound",
      "name": "Regis Capel Sound",
      "suburb": "Capel Sound",
      "operator": "Regis",
      "low": 650000,
      "high": 1300000,
      "date": "Undated operator page",
      "source": "https://www.regis.com.au/residence/regis-capel-sound/",
      "basis": "operator",
      "note": "Source review 12 Nov 2026: five single/private-ensuite room tiers. Shared Double Select is excluded. Tariff effective date is not stated.",
      "measure": "Recorded full RAD for single rooms with private ensuite",
      "unit": "AUD lump sum",
      "observed_on": "2026-11-12",
      "room_tiers": [
        650000,
        789686,
        850000,
        950623,
        1300000
      ]
    },
    {
      "id": "rye-sands",
      "name": "Calvary Rye Sands",
      "suburb": "Rye",
      "operator": "Calvary",
      "low": 750000,
      "high": 750000,
      "date": "2026-07-01",
      "source": "https://www.calvarycare.org.au/residential-aged-and-respite-care/calvary-rye-sands",
      "basis": "operator",
      "note": "",
      "measure": "Recorded full RAD for single rooms with private ensuite",
      "unit": "AUD lump sum",
      "observed_on": "2026-11-11"
    },
    {
      "id": "rosebrook",
      "name": "Bolton Clarke Rosebrook",
      "suburb": "Rosebud",
      "operator": "Bolton Clarke",
      "low": 670000,
      "high": 670000,
      "date": "2026-07-01",
      "source": "https://www.boltonclarke.com.au/living-options/residential-aged-care/rosebrook/",
      "basis": "operator",
      "note": "",
      "measure": "Recorded full RAD for single rooms with private ensuite",
      "unit": "AUD lump sum",
      "observed_on": "2026-11-11"
    },
    {
      "id": "mercy-place-rosebud",
      "name": "Mercy Place Rosebud",
      "suburb": "Rosebud",
      "operator": "Mercy Health",
      "low": 415000,
      "high": 449000,
      "date": "Undated directory record",
      "source": "https://laterlifeadvice.com.au/map/vic/mornington-peninsula/aged-care-homes/mercy-place-rosebud-0p2t9kkfg/",
      "basis": "secondary",
      "note": "Undated directory full RADs, not a dated current operator tariff. My Aged Care confirms single/ensuite categories but daily accommodation payment figures are not independently verified as these full RADs. Obtain a current room-specific written offer.",
      "measure": "Recorded full RAD for single rooms with private ensuite",
      "unit": "AUD lump sum",
      "observed_on": "2026-11-12",
      "room_tiers": [
        415000,
        425000,
        449000
      ],
      "corroboration": "https://www.myagedcare.gov.au/find-a-provider/search/kfvc4djl9-mercy-aged-and-community-care-ltd/aged-care-homes/mercy-place-rosebud-0p2t9kkfg"
    },
    {
      "id": "arcare-balnarring",
      "name": "Arcare Balnarring",
      "suburb": "Balnarring",
      "operator": "Arcare",
      "low": 695000,
      "high": 1050000,
      "date": "2026-03-20",
      "source": "https://arcare.com.au/wp-content/uploads/2026/03/2.-Balnarring-Pricing-Sheet-20032026.pdf",
      "basis": "operator",
      "note": "20 Mar 2026 pricing sheet; later tariffs may differ.",
      "measure": "Recorded full RAD for single rooms with private ensuite",
      "unit": "AUD lump sum",
      "observed_on": "2026-11-11"
    },
    {
      "id": "the-bays",
      "name": "The Bays Aged Care",
      "suburb": "Hastings",
      "operator": "The Bays Aged Care / Apollo Care",
      "low": 755460,
      "high": 869800,
      "date": "Undated operator page",
      "source": "https://www.thebaysagedcare.org.au/care/",
      "basis": "operator",
      "note": "Studio and premium single rooms; memory-support premium is the same stated amount. Double suites are separate.",
      "measure": "Recorded full RAD for single rooms with private ensuite",
      "unit": "AUD lump sum",
      "observed_on": "2026-11-11"
    },
    {
      "id": "somerville-gardens",
      "name": "Somerville Gardens Care Community",
      "suburb": "Somerville",
      "operator": "Opal HealthCare",
      "low": 650000,
      "high": 825000,
      "date": "Undated operator page",
      "source": "https://www.opalhealthcare.com.au/residential-aged-care/somerville-gardens",
      "basis": "operator",
      "note": "",
      "measure": "Recorded full RAD for single rooms with private ensuite",
      "unit": "AUD lump sum",
      "observed_on": "2026-11-11"
    },
    {
      "id": "western-port-bay",
      "name": "Western Port Bay Care Community",
      "suburb": "Tyabb",
      "operator": "Opal HealthCare",
      "low": 650000,
      "high": 1353000,
      "date": "Undated operator page",
      "source": "https://www.opalhealthcare.com.au/residential-aged-care/western-port-bay",
      "basis": "operator",
      "note": "",
      "measure": "Recorded full RAD for single rooms with private ensuite",
      "unit": "AUD lump sum",
      "observed_on": "2026-11-11"
    },
    {
      "id": "annies-court",
      "name": "mecwacare Annie’s Court",
      "suburb": "Shoreham",
      "operator": "mecwacare",
      "low": 495000,
      "high": 650000,
      "date": "2026-04-01",
      "source": "https://www.mecwacare.org.au/wp-content/uploads/2026/04/MEC-RAC-034-Annies-Court-Pricing-O.pdf",
      "basis": "operator",
      "note": "April 2026 document; later tariffs may differ.",
      "measure": "Recorded full RAD for single rooms with private ensuite",
      "unit": "AUD lump sum",
      "observed_on": "2026-11-11"
    }
  ],
  "villages": [
    {
      "id": "beachside-gardens",
      "name": "Beachside Gardens",
      "suburb": "Safety Beach",
      "operator": "Aveo",
      "low": 727.32,
      "high": 909.15,
      "date": "2026-10-07",
      "source": "https://www.aveo.com.au/sites/default/files/2026-10/Beachside%20Gardens%20-%20Information%20Statement%20-%20V1.3%20FINAL%202026.10.07_0.pdf",
      "basis": "published",
      "note": "Base includes council rates/water; $25.60-$32.03/month capital fund additional",
      "measure": "Recorded base maintenance",
      "unit": "AUD per calendar month",
      "observed_on": "2026-11-11"
    },
    {
      "id": "beleura-village",
      "name": "Beleura Village",
      "suburb": "Mornington",
      "operator": "Centennial Living",
      "low": 582,
      "high": 582,
      "date": "2026-08-31",
      "source": "https://centennialliving.com.au/wp-content/uploads/2026/09/4-Sept-2026-BVM-RVIS.pdf",
      "basis": "published",
      "note": "Base; council-rate inclusion contradictory in statement",
      "measure": "Recorded base maintenance",
      "unit": "AUD per calendar month",
      "observed_on": "2026-11-11"
    },
    {
      "id": "koorootang-court",
      "name": "Koorootang Court",
      "suburb": "Mount Martha",
      "operator": "Keyton",
      "low": 532.45,
      "high": 532.45,
      "date": "2026-07-15",
      "source": "https://retirementliving.bynder.com/asset/ab1e903d-8ca8-4405-9c12-aeef35e151da/Koorootang-Court-Information-Statement-1-May-2026.pdf",
      "basis": "published",
      "note": "Base FY27; rates and utilities separate, PAYG has compulsory instalments",
      "measure": "Recorded base maintenance",
      "unit": "AUD per calendar month",
      "observed_on": "2026-11-11"
    },
    {
      "id": "martha-bay",
      "name": "Martha Bay",
      "suburb": "Mount Martha",
      "operator": "Bolton Clarke",
      "low": 651.29,
      "high": 651.29,
      "date": "2026-10-23",
      "source": "https://www.boltonclarke.com.au/globalassets/retirement-living/_vic-documents/martha-bay-village-information-statement-23-10-2026.pdf",
      "basis": "published",
      "note": "Capital maintenance included; rates/utilities extra",
      "measure": "Recorded base maintenance",
      "unit": "AUD per calendar month",
      "observed_on": "2026-11-11"
    },
    {
      "id": "martha-cove",
      "name": "Martha Cove",
      "suburb": "Safety Beach",
      "operator": "Bolton Clarke",
      "low": 701.73,
      "high": 701.73,
      "date": "2026-10-14",
      "source": "https://www.boltonclarke.com.au/globalassets/retirement-living/_vic-documents/martha-cove-village-information-statement-14-10-2026.pdf",
      "basis": "published",
      "note": "Owners corporation fees and capital contribution included in maintenance",
      "measure": "Recorded base maintenance",
      "unit": "AUD per calendar month",
      "observed_on": "2026-11-11"
    },
    {
      "id": "marthas-point",
      "name": "Martha’s Point",
      "suburb": "Mount Martha",
      "operator": "Keyton",
      "low": 577.5,
      "high": 577.5,
      "date": "2026-05-01",
      "source": "https://retirementliving.bynder.com/asset/401cb211-84e3-4b22-9020-fb746f0e3013/Martha-s-Point-Information-Statement-1-May-2026.pdf",
      "basis": "published",
      "note": "Base; rates and utilities separate",
      "measure": "Recorded base maintenance",
      "unit": "AUD per calendar month",
      "observed_on": "2026-11-11"
    },
    {
      "id": "morven-manor",
      "name": "Morven Manor",
      "suburb": "Mornington",
      "operator": "Australian Unity",
      "low": null,
      "high": null,
      "date": "No price recorded",
      "source": "https://www.australianunity.com.au/assisted-living/retirement-communities/locations/victoria/morven-manor",
      "basis": "published",
      "note": "No current signed operator information-statement base fee independently verified. Ask for dated home-specific monthly maintenance and inclusions; do not extrapolate from another Australian Unity village.",
      "measure": "Recorded base maintenance",
      "unit": "AUD per calendar month",
      "observed_on": "2026-11-12",
      "evidence_status": "current-statement-not-verified"
    },
    {
      "id": "mount-martha-retirement-village",
      "name": "Mount Martha Retirement Village",
      "suburb": "Mount Martha",
      "operator": "Ageing in Place / Meracare",
      "low": 400,
      "high": 400,
      "date": "2026-05-01",
      "source": "https://www.ageinginplaceretirement.com.au/documents/MMRV-Retirement-Villages-Information-Statement-003.pdf",
      "basis": "statement-example",
      "note": "Information-statement worked example, not a separate current tariff. Rates, water, electricity and internet extra.",
      "measure": "Recorded base maintenance",
      "unit": "AUD per calendar month",
      "observed_on": "2026-11-11"
    },
    {
      "id": "peninsula-grange",
      "name": "Peninsula Grange Retirement Community",
      "suburb": "Mornington",
      "operator": "Australian Unity",
      "low": null,
      "high": null,
      "date": "No price recorded",
      "source": "https://www.australianunity.com.au/assisted-living/retirement-communities/locations/victoria/peninsula-grange",
      "basis": "published",
      "note": "No current village base maintenance independently verified. Peninsula Grange's aged-care home is a separate service; request the retirement-village signed current information statement.",
      "measure": "Recorded base maintenance",
      "unit": "AUD per calendar month",
      "observed_on": "2026-11-12",
      "evidence_status": "current-statement-not-verified"
    },
    {
      "id": "rosebud-village",
      "name": "Rosebud Village",
      "suburb": "Rosebud",
      "operator": "IPLiving",
      "low": 590,
      "high": 590,
      "date": "1 Jul 2024",
      "source": "https://static1.squarespace.com/static/63070650f9cbd44fb6d7174d/t/66a83803dab5d632bcee3b04/1722300420606/Fact%2BSheet%2BRosebud%2B1%2BJuly%2B2024.pdf",
      "basis": "published",
      "note": "Historical self-contained-unit service charge. Not inflation-adjusted.",
      "measure": "Recorded base maintenance",
      "unit": "AUD per calendar month",
      "observed_on": "2026-11-11"
    },
    {
      "id": "st-johns",
      "name": "St John’s Retirement Village",
      "suburb": "Somerville",
      "operator": "St John’s Village",
      "low": null,
      "high": null,
      "date": "No price recorded",
      "source": "https://www.stjohnsvillage.net.au/",
      "basis": "published",
      "note": "A 2021 price example is too old to publish as a current 2026 base fee; independent units and serviced apartments have different inclusions. Request the signed current statement.",
      "measure": "Recorded base maintenance",
      "unit": "AUD per calendar month",
      "observed_on": "2026-11-12",
      "evidence_status": "current-statement-not-verified"
    },
    {
      "id": "the-mornington",
      "name": "The Mornington",
      "suburb": "Mornington",
      "operator": "Southern Cross Care",
      "low": 602.95,
      "high": 602.95,
      "date": "2026-09-29",
      "source": "https://www.southerncrosscare.com.au/sites/default/files/2026-09/Mornington%20Information%20Statement%20%28incl%20COC%29%2029-9-26.pdf",
      "basis": "published",
      "note": "Independent villas only; owners corporation inclusion unresolved; serviced apartments distinct",
      "measure": "Recorded base maintenance",
      "unit": "AUD per calendar month",
      "observed_on": "2026-11-11"
    },
    {
      "id": "the-range-peninsula",
      "name": "The Range Peninsula Retirement Village",
      "suburb": "Baxter",
      "operator": "The Range Retirement Village Group",
      "low": null,
      "high": null,
      "date": "No price recorded",
      "source": "https://www.therangeretirementvillage.com.au/mornington-peninsula/",
      "basis": "published",
      "note": "No reliable dated current operator maintenance fee for the exact home was independently verified. Request the signed current information statement rather than borrowing a nearby-village price.",
      "measure": "Recorded base maintenance",
      "unit": "AUD per calendar month",
      "observed_on": "2026-11-12",
      "evidence_status": "current-statement-not-verified"
    },
    {
      "id": "village-glen",
      "name": "Village Glen Retirement Living",
      "suburb": "Capel Sound",
      "operator": "Village Glen",
      "low": 751,
      "high": 904,
      "date": "2026-07-01 to 2027-06-30",
      "source": "https://www.villageglen.com.au/retirement/villas/service-fees/",
      "basis": "published",
      "note": "9 dwelling categories $751–$904/month; maintenance includes rates and water/sewerage to pensioner-concession levels, home and contents insurance as described. Additional council rates above concession and metered Village Glen Power may be payable. Earlier May 2026 signed PDF displays $717–$863/month: version difference, not same-period error.",
      "measure": "Recorded base maintenance",
      "unit": "AUD per calendar month",
      "observed_on": "2026-11-11"
    }
  ],
  "wider": [
    {
      "name": "Long Island",
      "area": "Frankston",
      "low": 613,
      "high": 670,
      "original_low": 613,
      "original_high": 670,
      "original_period": "month",
      "date": "July 2026",
      "source": "https://centennialliving.com.au/wp-content/uploads/2026/07/LIV-Information-Statement-Combined.pdf",
      "note": "later September document lead unresolved. July historical amounts retained.",
      "unit": "AUD monthly equivalent"
    },
    {
      "name": "Baptcare Peninsula View",
      "area": "Frankston",
      "low": 541.2333333333333,
      "high": 615.3333333333333,
      "original_low": 124.9,
      "original_high": 142,
      "original_period": "week",
      "date": "30 Apr 2026",
      "source": "https://cdn.baptcare.org.au/wp-content/uploads/2026/04/30150406/BaptistCare-Peninsula-View-Information-Statement-30042026-FINAL.pdf",
      "note": "later May V2 found; older options and current applicability unresolved.",
      "unit": "AUD monthly equivalent"
    },
    {
      "name": "Sherwin Rise",
      "area": "Other Victoria",
      "low": 514.8,
      "high": 514.8,
      "original_low": 514.8,
      "original_high": 514.8,
      "original_period": "month",
      "date": "1 May 2026",
      "source": "https://retirementliving.bynder.com/asset/64fccea8-f925-4f8f-a6ac-2920a775bfd2/Sherwin-Rise-Information-Statement-1-May-2026.pdf",
      "note": "Dated original-PDF research; not current offer.",
      "unit": "AUD monthly equivalent"
    },
    {
      "name": "Evelyn Ridge",
      "area": "Other Victoria",
      "low": 520.2,
      "high": 520.2,
      "original_low": 520.2,
      "original_high": 520.2,
      "original_period": "month",
      "date": "1 May 2026",
      "source": "https://retirementliving.bynder.com/asset/177e8384-c313-4ae9-911c-0c22babff413/Evelyn-Ridge-Information-Statement-1-May-2026.pdf",
      "note": "Dated original-PDF research; not current offer.",
      "unit": "AUD monthly equivalent"
    },
    {
      "name": "Latrobe Valley Village",
      "area": "Other Victoria",
      "low": 676.4333333333333,
      "high": 930.1066666666666,
      "original_low": 156.1,
      "original_high": 214.64,
      "original_period": "week",
      "date": "1 May 2026",
      "source": "https://www.lvvillage.com.au/wp-content/uploads/2026/04/LVV-Retirement-Village-Information-Statement-1MAY2026.pdf",
      "note": "Rates reported included; unusual exit schedule is not part of this fee metric.",
      "unit": "AUD monthly equivalent"
    },
    {
      "name": "Rivervue",
      "area": "Other Victoria",
      "low": 710.8,
      "high": 780.9,
      "original_low": 710.8,
      "original_high": 780.9,
      "original_period": "month",
      "date": "4 May 2026",
      "source": "https://www.rivervue.com.au/static/uploads/files/rivervue-information-statement-and-attachments-as-at-4-may-2026-wfdeaibubkzr.pdf",
      "note": "Separate capital $26.20/month and telephone/security $24/month, rates and other bills excluded.",
      "unit": "AUD monthly equivalent"
    },
    {
      "name": "Hemsley Park",
      "area": "Other Victoria",
      "low": 436.5,
      "high": 436.5,
      "original_low": 436.5,
      "original_high": 436.5,
      "original_period": "month",
      "date": "May 2026 v1.2",
      "source": "https://hemsleypark.com.au/wp-content/uploads/Information-Statement-HP-4th-May-2026R.pdf",
      "note": "May source only; possible June revision unconfirmed; rates/utilities extra.",
      "unit": "AUD monthly equivalent"
    },
    {
      "name": "Levande Gowanbrae",
      "area": "Other Victoria",
      "low": 618.86,
      "high": 618.86,
      "original_low": 618.86,
      "original_high": 618.86,
      "original_period": "month",
      "date": "April figures / May filename 2026",
      "source": "https://assets.levande.com.au/image/upload/v1777952961/Levande-Gowanbrae-Retirement-Village-Information-Statement-May26_cqef5o.pdf",
      "note": "Rates/land taxes separately indicated; no current agreement accepted.",
      "unit": "AUD monthly equivalent"
    },
    {
      "name": "Summerset Chirnside Park",
      "area": "Other Victoria",
      "low": 866.6666666666666,
      "high": 953.3333333333333,
      "original_low": 200,
      "original_high": 220,
      "original_period": "week",
      "date": "1 May 2026",
      "source": "https://assets.ctfassets.net/slr1v0wtzown/5YcwCLiOusZzO4Sz72G3er/70bf79687f0da1cc99466260807cd732/Retirement_Village_Information_Statement_-_Chirnside_Park.pdf",
      "note": "Conditional $20 discount from $220 until centre complete; not a distribution or permanent forecast. Future assisted apartments excluded.",
      "unit": "AUD monthly equivalent"
    },
    {
      "name": "Deborah Cheetham",
      "area": "Other Victoria",
      "low": 862.3333333333333,
      "high": 1066,
      "original_low": 199,
      "original_high": 246,
      "original_period": "week",
      "date": "1 May 2026",
      "source": "https://www.rymanhealthcare.com.au/hubfs/_Documents/Information%20Statement/Deborah%20Cheetham%20Information%20Statement%2020260501.pdf",
      "note": "Villa options: $199 indexed or $246 fixed; endpoints are different choices.",
      "unit": "AUD monthly equivalent"
    },
    {
      "name": "TriCare Hayville",
      "area": "Other Victoria",
      "low": 510.22,
      "high": 570.64,
      "original_low": 510.22,
      "original_high": 570.64,
      "original_period": "month",
      "date": "June 2026 amounts / November article",
      "source": "https://www.tricare.com.au/retirement-village-fees-in-victoria-explained-2026-guide/",
      "note": "operator explanatory article, not original statement.",
      "unit": "AUD monthly equivalent"
    },
    {
      "name": "Keilor Retirement Village",
      "area": "Other Victoria",
      "low": 571,
      "high": 571,
      "original_low": 571,
      "original_high": 571,
      "original_period": "month",
      "date": "1 May 2026",
      "source": "https://centennialliving.com.au/wp-content/uploads/2026/05/KEV-Retirement-Village-Information-Statement-01-05-2026-Signed.pdf",
      "note": "ILU only; council rates reported included; serviced accommodation separate.",
      "unit": "AUD monthly equivalent"
    },
    {
      "name": "Cardinia Waters",
      "area": "Other Victoria",
      "low": 468.75,
      "high": 468.75,
      "original_low": 468.75,
      "original_high": 468.75,
      "original_period": "month",
      "date": "2 July 2026 filename",
      "source": "https://centennialliving.com.au/wp-content/uploads/2026/07/CWV-Information-statement-2-July-2026.pdf",
      "note": "Council rates marked included and separately invoiced; base value only, all-in comparison blocked.",
      "unit": "AUD monthly equivalent"
    },
    {
      "name": "Burnside Retirement Village",
      "area": "Other Victoria",
      "low": 467,
      "high": 544,
      "original_low": 467,
      "original_high": 544,
      "original_period": "month",
      "date": "1 May 2026",
      "source": "https://centennialliving.com.au/wp-content/uploads/2026/05/BSV-Information-Statement-1-May-2026.pdf",
      "note": "One village weight across independent-unit $467–540 and villa $481–544 ranges; serviced excluded.",
      "unit": "AUD monthly equivalent"
    },
    {
      "name": "Baptcare Strathalan",
      "area": "Other Victoria",
      "low": 935.9999999999999,
      "high": 953.3333333333333,
      "original_low": 216,
      "original_high": 220,
      "original_period": "week",
      "date": "May 2026 statement / July 2025 rates",
      "source": "https://cdn.baptcare.org.au/wp-content/uploads/2026/05/16170139/Strathalan-Information-Statement-UPDATE-FINAL.pdf",
      "note": "2025 rate vintage explicit: villas $216 and apartments $220/week, not current quote.",
      "unit": "AUD monthly equivalent"
    },
    {
      "name": "Casey Grange",
      "area": "Other Victoria",
      "low": 525.34,
      "high": 525.34,
      "original_low": 525.34,
      "original_high": 525.34,
      "original_period": "month",
      "date": "1 May 2026",
      "source": "https://www.boltonclarke.com.au/globalassets/retirement-living/_vic-documents/casey-grange-village-information-statement-01-05-26.pdf",
      "note": "newer October source unreviewed; May historical figures retained.",
      "unit": "AUD monthly equivalent"
    },
    {
      "name": "Grant Street",
      "area": "Other Victoria",
      "low": 408.41666666666663,
      "high": 408.41666666666663,
      "original_low": 94.25,
      "original_high": 94.25,
      "original_period": "week",
      "date": "May 2026 / FY25–26 rates",
      "source": "https://www.cofc.com.au/getmedia/96ab5075-9e9a-45e8-a442-dc4166c781ca/Grant-Street-Retirement-Village-Information-Statement-May-2026.pdf?ext=.pdf",
      "note": "Separate rates/utilities and $12.40/month monitoring; three plans count once.",
      "unit": "AUD monthly equivalent"
    },
    {
      "name": "Chesterville",
      "area": "Other Victoria",
      "low": 466.9816666666666,
      "high": 466.9816666666666,
      "original_low": 107.765,
      "original_high": 107.765,
      "original_period": "week",
      "date": "May 2026 / FY25–26 rates",
      "source": "https://www.cofc.com.au/getmedia/60ff6543-6d2e-4ba7-a281-28e582c851ee/Chesterville-Retirement-Village-Information-Statement-May-2026.pdf?ext=.pdf",
      "note": "Lease only, not rentals. Original 3-decimal figure preserved; separate rates about $22.049/week.",
      "unit": "AUD monthly equivalent"
    }
  ],
  "statistics": {
    "careLower": {
      "n": 24,
      "median": 650000,
      "mean": 637547.75,
      "q1": 537500,
      "q3": 750000,
      "min": 415000,
      "max": 950000
    },
    "careUpper": {
      "n": 24,
      "median": 750000,
      "mean": 855861.75,
      "q1": 650000,
      "q3": 914850,
      "min": 449000,
      "max": 1900000
    },
    "village": {
      "n": 10,
      "median": 596.475,
      "mean": 628.3655,
      "q1": 578.625,
      "q3": 689.12,
      "min": 400,
      "max": 827.5
    },
    "villageLower": {
      "n": 10,
      "median": 596.475,
      "mean": 611.624,
      "q1": 578.625,
      "q3": 689.12,
      "min": 400,
      "max": 751
    },
    "villageUpper": {
      "n": 10,
      "median": 596.475,
      "mean": 645.107,
      "q1": 578.625,
      "q3": 689.12,
      "min": 400,
      "max": 909.15
    },
    "careSensitivity": {
      "n": 20,
      "median": 660000,
      "mean": 661057.3,
      "q1": 587500,
      "q3": 751365,
      "min": 425000,
      "max": 950000
    },
    "villageSensitivity": {
      "n": 8,
      "median": 627.12,
      "mean": 661.706875,
      "q1": 580.875,
      "q3": 730.85625,
      "min": 532.45,
      "max": 827.5
    },
    "wider": {
      "n": 18,
      "median": 555.715,
      "mean": 620.2508333333333,
      "q1": 507.825,
      "q3": 719.7624999999999,
      "min": 408.41666666666663,
      "max": 964.1666666666666
    }
  },
  "original_snapshot_date": "2026-11-11",
  "source_refreshes": [
    {
      "id": "regis-capel-sound",
      "previous_range": [
        782866,
        1238820
      ],
      "range": [
        650000,
        1300000
      ],
      "source_date": "Undated operator page",
      "observed_on": "2026-11-12",
      "note": "Source review 12 Nov 2026: five single/private-ensuite room tiers. Shared Double Select is excluded. Tariff effective date is not stated.",
      "room_tiers": [
        650000,
        789686,
        850000,
        950623,
        1300000
      ]
    },
    {
      "id": "regis-mornington",
      "previous_range": [
        695000,
        1139882
      ],
      "range": [
        789686,
        1139882
      ],
      "source_date": "Undated operator page",
      "observed_on": "2026-11-12",
      "note": "Source review 12 Nov 2026: four single/private-ensuite room tiers. Shared Double Select is excluded. Tariff effective date is not stated.",
      "room_tiers": [
        789686,
        789686,
        880818,
        1139882
      ]
    },
    {
      "id": "racecourse-grange",
      "previous_range": [
        758000,
        1442000
      ],
      "range": [
        758000,
        1435000
      ],
      "source_date": "Undated operator page",
      "observed_on": "2026-11-12",
      "note": "Source review 12 Nov 2026: seven single/private-ensuite categories, including premium suites. Full RADs, not combination-payment examples. Tariff effective date is not stated.",
      "room_tiers": [
        758000,
        758000,
        789000,
        860000,
        860000,
        1136000,
        1435000
      ]
    },
    {
      "id": "mount-martha-valley",
      "previous_range": [
        425000,
        450000
      ],
      "range": [
        425000,
        450000
      ],
      "source_date": "October 2026 document",
      "observed_on": "2026-11-12",
      "source": "https://www.royalfreemasons.org.au/wp-content/uploads/2026/09/Accomodation-Pricing_Oct-2026_Mount-Martha-Valley-1.pdf",
      "note": "October 2026 operator PDF, pages 1–2: Heritage 19 m² $425,000 and Regent 23 m² $450,000, private ensuite. Replaces the broken April source link; full RAD range unchanged. Review recorded 12 Nov 2026.",
      "room_tiers": [
        425000,
        450000
      ]
    },
    {
      "id": "calwell-manor",
      "previous_range": [
        440000,
        525000
      ],
      "range": [
        440000,
        550000
      ],
      "source_date": "1 Jul 2025",
      "observed_on": "2026-11-12",
      "source": "https://www.mecwacare.org.au/wp-content/uploads/2025/06/MEC-RAC-036-Calwell-Manor-Pricing-O.pdf",
      "basis": "operator",
      "note": "HISTORICAL operator schedule effective 1 July 2025, pages 1–2: Standard $440,000, Superior $525,000 and Premium $550,000 (all single/private-ensuite rooms). Premium was missing from the prior range. Current 2026 tariff is not independently established.",
      "room_tiers": [
        440000,
        525000,
        550000
      ]
    },
    {
      "id": "bentons-lodge",
      "previous_range": [
        550000,
        750000
      ],
      "range": [
        550000,
        750000
      ],
      "source_date": "1 Jul 2025",
      "observed_on": "2026-11-12",
      "basis": "historical",
      "corroboration": "https://www.myagedcare.gov.au/find-a-provider/search/l4xjwgv2c2-ic-victoria-pty-ltd/aged-care-homes/bentons-lodge-residential-aged-service-524qzmhp3h",
      "operator_correction": "IC (Victoria) Pty Ltd",
      "note": "HISTORICAL July 2025 former-operator price. Bentons Lodge transferred to IC (Victoria) Pty Ltd in July 2026. My Aged Care currently classifies the room named 'Single + Ensuite' as single with a shared bathroom. The old single/private-ensuite price is not a verified current comparable offer. Confirm the exact room and dated full RAD with the new operator.",
      "room_tiers": [
        550000,
        750000
      ]
    },
    {
      "id": "andrew-kerr",
      "previous_range": [
        675000,
        750000
      ],
      "range": [
        675000,
        750000
      ],
      "source_date": "Undated directory record",
      "observed_on": "2026-11-12",
      "basis": "secondary",
      "corroboration": "https://www.myagedcare.gov.au/find-a-provider/search/ckt2585k0k-uniting-agewell-limited/aged-care-homes/uniting-agewell-andrew-kerr-care-0b1924f1l7",
      "note": "Undated directory full RADs; no independently confirmed dated operator tariff. My Aged Care verifies single rooms with ensuites, but its displayed daily payments do not directly verify the quoted full RADs. Request the operator's current written schedule.",
      "room_tiers": [
        675000,
        725000,
        750000
      ]
    },
    {
      "id": "mercy-place-rosebud",
      "previous_range": [
        415000,
        449000
      ],
      "range": [
        415000,
        449000
      ],
      "source_date": "Undated directory record",
      "observed_on": "2026-11-12",
      "basis": "secondary",
      "corroboration": "https://www.myagedcare.gov.au/find-a-provider/search/kfvc4djl9-mercy-aged-and-community-care-ltd/aged-care-homes/mercy-place-rosebud-0p2t9kkfg",
      "note": "Undated directory full RADs, not a dated current operator tariff. My Aged Care confirms single/ensuite categories but daily accommodation payment figures are not independently verified as these full RADs. Obtain a current room-specific written offer.",
      "room_tiers": [
        415000,
        425000,
        449000
      ]
    }
  ],
  "village_source_statuses": [
    {
      "id": "morven-manor",
      "range": [
        null,
        null
      ],
      "status": "current-statement-not-verified",
      "observed_on": "2026-11-12",
      "note": "No current signed operator information-statement base fee independently verified. Ask for dated home-specific monthly maintenance and inclusions; do not extrapolate from another Australian Unity village."
    },
    {
      "id": "peninsula-grange",
      "range": [
        null,
        null
      ],
      "status": "current-statement-not-verified",
      "observed_on": "2026-11-12",
      "note": "No current village base maintenance independently verified. Peninsula Grange's aged-care home is a separate service; request the retirement-village signed current information statement."
    },
    {
      "id": "st-johns",
      "range": [
        null,
        null
      ],
      "status": "current-statement-not-verified",
      "observed_on": "2026-11-12",
      "note": "A 2021 price example is too old to publish as a current 2026 base fee; independent units and serviced apartments have different inclusions. Request the signed current statement."
    },
    {
      "id": "the-range-peninsula",
      "range": [
        null,
        null
      ],
      "status": "current-statement-not-verified",
      "observed_on": "2026-11-12",
      "note": "No reliable dated current operator maintenance fee for the exact home was independently verified. Request the signed current information statement rather than borrowing a nearby-village price."
    }
  ],
  "fee_components": {
    "version": "1.0.0",
    "as_of": "2026-11-12",
    "currency": "AUD",
    "basis": "Operator-document statements where accessible; unresolved items retain unknown/conflict instead of guesses. Source dates are not current-price guarantees. Included is inclusion in the recorded maintenance fee, not total living costs.",
    "status_definitions": {
      "included": "Source says this is in the recorded base charge (subject to the note).",
      "extra": "Separately payable under the recorded source.",
      "optional": "Resident can elect a user-pays service.",
      "conditional": "Depends on concession, plan, meter or resident circumstances.",
      "not_applicable": "Source records no separate charge for this category.",
      "unknown": "Unverified from the available documents.",
      "conflict": "Source inconsistency must be clarified in writing."
    },
    "categories": [
      {
        "key": "rates",
        "label": "Council rates"
      },
      {
        "key": "water",
        "label": "Water and sewerage"
      },
      {
        "key": "energy",
        "label": "Electricity and gas"
      },
      {
        "key": "owners_corporation",
        "label": "Owners corporation"
      },
      {
        "key": "capital_fund",
        "label": "Capital maintenance"
      },
      {
        "key": "contents_insurance",
        "label": "Contents insurance"
      },
      {
        "key": "optional_services",
        "label": "Optional services"
      },
      {
        "key": "other_ongoing",
        "label": "Other ongoing costs"
      }
    ],
    "records": [
      {
        "id": "beachside-gardens",
        "source_url": "https://www.aveo.com.au/sites/default/files/2026-10/Beachside%20Gardens%20-%20Information%20Statement%20-%20V1.3%20FINAL%202026.10.07_0.pdf",
        "source_date": "2026-10-07",
        "price_basis": "published",
        "review_tier": "mixed-source",
        "source_note": "The current 7 October statement's fee range and capital-fund amount come from the existing accepted research ledger. The accessible 1 June operator statement confirms the council-rates, utilities, owners-corporation and optional-service treatment; recheck against the October document before making a contract decision.",
        "supporting_source_url": "https://www.aveo.com.au/sites/default/files/2026-06/Beachside%20Gardens%20-%20Information%20Statement%202026.06.01.pdf",
        "fields": {
          "rates": {
            "status": "included",
            "note": "Council rates are included in maintenance in the accessible June statement."
          },
          "water": {
            "status": "conditional",
            "note": "Water usage can be separately charged under the June utilities clause; do not assume all water is included."
          },
          "energy": {
            "status": "extra",
            "note": "Separately assessed and billed utilities (electricity and gas)."
          },
          "owners_corporation": {
            "status": "not_applicable",
            "note": "No separately payable owners-corporation fee is listed in the June statement."
          },
          "capital_fund": {
            "status": "extra",
            "note": "Separate capital-fund contribution $25.60–$32.03/month in the recorded October 2026 source note; recheck the signed latest statement."
          },
          "contents_insurance": {
            "status": "conditional",
            "note": "June statement recommends residents arrange their own contents insurance; check their required cover."
          },
          "optional_services": {
            "status": "optional",
            "note": "Meals, cleaning and laundry are offered on a user-pays basis; new residents do not receive the older bundled support arrangements."
          },
          "other_ongoing": {
            "status": "unknown",
            "note": "Not independently confirmed for the selected residence and agreement."
          }
        }
      },
      {
        "id": "beleura-village",
        "source_url": "https://centennialliving.com.au/wp-content/uploads/2026/09/4-Sept-2026-BVM-RVIS.pdf",
        "source_date": "2026-08-31",
        "price_basis": "published",
        "review_tier": "source-conflict",
        "source_note": "The 2026 information statement's council-rates description is internally contradictory. No like-for-like cost adjustment can be made without an operator clarification.",
        "fields": {
          "rates": {
            "status": "conflict",
            "note": "Council-rates inclusion conflicts within the recorded 2026 information statement. Ask for written correction before comparison."
          },
          "water": {
            "status": "unknown",
            "note": "Not independently confirmed for the selected residence and agreement."
          },
          "energy": {
            "status": "unknown",
            "note": "Not independently confirmed for the selected residence and agreement."
          },
          "owners_corporation": {
            "status": "unknown",
            "note": "Not independently confirmed for the selected residence and agreement."
          },
          "capital_fund": {
            "status": "unknown",
            "note": "Not independently confirmed for the selected residence and agreement."
          },
          "contents_insurance": {
            "status": "unknown",
            "note": "Not independently confirmed for the selected residence and agreement."
          },
          "optional_services": {
            "status": "unknown",
            "note": "Not independently confirmed for the selected residence and agreement."
          },
          "other_ongoing": {
            "status": "unknown",
            "note": "Not independently confirmed for the selected residence and agreement."
          }
        }
      },
      {
        "id": "koorootang-court",
        "source_url": "https://retirementliving.bynder.com/asset/ab1e903d-8ca8-4405-9c12-aeef35e151da/Koorootang-Court-Information-Statement-1-May-2026.pdf",
        "source_date": "2026-07-15",
        "price_basis": "published",
        "review_tier": "primary-verified",
        "source_note": "Information Statement updated 15 July 2026, Part B pages 14–15. New-resident maintenance differs from earlier-resident arrangements.",
        "fields": {
          "rates": {
            "status": "extra",
            "note": "Council rates billed separately."
          },
          "water": {
            "status": "extra",
            "note": "Utilities billed by supplier/operator; includes water consumption as applicable."
          },
          "energy": {
            "status": "extra",
            "note": "Energy utilities billed separately."
          },
          "owners_corporation": {
            "status": "included",
            "note": "No separate levy; maintenance includes owners-corporation contribution."
          },
          "capital_fund": {
            "status": "included",
            "note": "No separate contribution; maintenance may include a capital fund contribution, if any."
          },
          "contents_insurance": {
            "status": "unknown",
            "note": "Not independently confirmed for the selected residence and agreement."
          },
          "optional_services": {
            "status": "not_applicable",
            "note": "Part B does not list separate optional service charges; ask about any new offer."
          },
          "other_ongoing": {
            "status": "conditional",
            "note": "Selected Pay As You Go units require a non-refundable monthly instalment initially $1,250–$2,500, rising 3% yearly, in addition to maintenance."
          }
        }
      },
      {
        "id": "martha-bay",
        "source_url": "https://www.boltonclarke.com.au/globalassets/retirement-living/_vic-documents/martha-bay-village-information-statement-23-10-2026.pdf",
        "source_date": "2026-10-23",
        "price_basis": "published",
        "review_tier": "recorded-source-note",
        "source_note": "Operator's 23 October 2026 statement is linked but the full PDF was not independently re-opened in this pass; claims reflect existing accepted source notes, not a fresh document audit.",
        "fields": {
          "rates": {
            "status": "extra",
            "note": "Earlier source review records council rates payable separately."
          },
          "water": {
            "status": "extra",
            "note": "Earlier source review records separately charged utilities; obtain exact water schedule."
          },
          "energy": {
            "status": "extra",
            "note": "Utility usage separate; verify the applicable embedded-network tariff."
          },
          "owners_corporation": {
            "status": "unknown",
            "note": "Not independently confirmed for the selected residence and agreement."
          },
          "capital_fund": {
            "status": "included",
            "note": "Earlier 2026 operator statement review records the capital-maintenance contribution within the base charge."
          },
          "contents_insurance": {
            "status": "unknown",
            "note": "Not independently confirmed for the selected residence and agreement."
          },
          "optional_services": {
            "status": "unknown",
            "note": "Not independently confirmed for the selected residence and agreement."
          },
          "other_ongoing": {
            "status": "unknown",
            "note": "Not independently confirmed for the selected residence and agreement."
          }
        }
      },
      {
        "id": "martha-cove",
        "source_url": "https://www.boltonclarke.com.au/globalassets/retirement-living/_vic-documents/martha-cove-village-information-statement-14-10-2026.pdf",
        "source_date": "2026-10-14",
        "price_basis": "published",
        "review_tier": "recorded-source-note",
        "source_note": "Operator 14 October 2026 statement was source-reviewed previously; the live PDF could not be independently opened in this pass. Confirm inclusions for the exact tenure and home.",
        "fields": {
          "rates": {
            "status": "unknown",
            "note": "Not independently confirmed for the selected residence and agreement."
          },
          "water": {
            "status": "unknown",
            "note": "Not independently confirmed for the selected residence and agreement."
          },
          "energy": {
            "status": "unknown",
            "note": "Not independently confirmed for the selected residence and agreement."
          },
          "owners_corporation": {
            "status": "included",
            "note": "Recorded 2026 statement indicates owners-corporation component included in the maintenance charge."
          },
          "capital_fund": {
            "status": "included",
            "note": "Recorded 2026 statement indicates capital-maintenance contribution included in base."
          },
          "contents_insurance": {
            "status": "unknown",
            "note": "Not independently confirmed for the selected residence and agreement."
          },
          "optional_services": {
            "status": "unknown",
            "note": "Not independently confirmed for the selected residence and agreement."
          },
          "other_ongoing": {
            "status": "unknown",
            "note": "Not independently confirmed for the selected residence and agreement."
          }
        }
      },
      {
        "id": "marthas-point",
        "source_url": "https://retirementliving.bynder.com/asset/401cb211-84e3-4b22-9020-fb746f0e3013/Martha-s-Point-Information-Statement-1-May-2026.pdf",
        "source_date": "2026-05-01",
        "price_basis": "published",
        "review_tier": "primary-verified",
        "source_note": "Keyton signed information statement dated 1 May 2026, Part B pages 14–15. Different contract plans affect other entry and exit payments.",
        "fields": {
          "rates": {
            "status": "extra",
            "note": "Council rates are separately payable."
          },
          "water": {
            "status": "extra",
            "note": "Utilities, including water where billed, are separate."
          },
          "energy": {
            "status": "extra",
            "note": "Electricity and other energy as billed by supplier/operator."
          },
          "owners_corporation": {
            "status": "not_applicable",
            "note": "No separate owners-corporation fee listed."
          },
          "capital_fund": {
            "status": "included",
            "note": "No separate capital-fund contribution; maintenance may fund a contribution."
          },
          "contents_insurance": {
            "status": "unknown",
            "note": "Not independently confirmed for the selected residence and agreement."
          },
          "optional_services": {
            "status": "optional",
            "note": "Available selected services billed separately, depending on choice."
          },
          "other_ongoing": {
            "status": "unknown",
            "note": "Not independently confirmed for the selected residence and agreement."
          }
        }
      },
      {
        "id": "morven-manor",
        "source_url": "https://www.australianunity.com.au/assisted-living/retirement-communities/locations/victoria/morven-manor",
        "source_date": "No price recorded",
        "price_basis": "published",
        "review_tier": "unverified",
        "source_note": "Neither a current maintenance amount nor a fully itemised information statement was independently verified for this site. All inclusion fields remain unknown.",
        "fields": {
          "rates": {
            "status": "unknown",
            "note": "Not independently confirmed for the selected residence and agreement."
          },
          "water": {
            "status": "unknown",
            "note": "Not independently confirmed for the selected residence and agreement."
          },
          "energy": {
            "status": "unknown",
            "note": "Not independently confirmed for the selected residence and agreement."
          },
          "owners_corporation": {
            "status": "unknown",
            "note": "Not independently confirmed for the selected residence and agreement."
          },
          "capital_fund": {
            "status": "unknown",
            "note": "Not independently confirmed for the selected residence and agreement."
          },
          "contents_insurance": {
            "status": "unknown",
            "note": "Not independently confirmed for the selected residence and agreement."
          },
          "optional_services": {
            "status": "unknown",
            "note": "Not independently confirmed for the selected residence and agreement."
          },
          "other_ongoing": {
            "status": "unknown",
            "note": "Not independently confirmed for the selected residence and agreement."
          }
        }
      },
      {
        "id": "mount-martha-retirement-village",
        "source_url": "https://www.ageinginplaceretirement.com.au/documents/MMRV-Retirement-Villages-Information-Statement-003.pdf",
        "source_date": "2026-05-01",
        "price_basis": "statement-example",
        "review_tier": "worked-example",
        "source_note": "The $400 per month is from the May 2026 information-statement worked example, not a separately verified current tariff for the chosen home. Example shows unit costs in addition to maintenance.",
        "fields": {
          "rates": {
            "status": "extra",
            "note": "Council rates shown as separately payable in the example."
          },
          "water": {
            "status": "extra",
            "note": "Water costs to be confirmed and billed separately in the example."
          },
          "energy": {
            "status": "extra",
            "note": "Electricity separately payable in the example; internet is another separate household charge."
          },
          "owners_corporation": {
            "status": "not_applicable",
            "note": "Worked example lists owners-corporation levy as N/A."
          },
          "capital_fund": {
            "status": "unknown",
            "note": "Not independently confirmed for the selected residence and agreement."
          },
          "contents_insurance": {
            "status": "unknown",
            "note": "Not independently confirmed for the selected residence and agreement."
          },
          "optional_services": {
            "status": "unknown",
            "note": "Not independently confirmed for the selected residence and agreement."
          },
          "other_ongoing": {
            "status": "conditional",
            "note": "Example shows internet paid separately; special levies or optional services require agreement-specific confirmation."
          }
        }
      },
      {
        "id": "peninsula-grange",
        "source_url": "https://www.australianunity.com.au/assisted-living/retirement-communities/locations/victoria/peninsula-grange",
        "source_date": "No price recorded",
        "price_basis": "published",
        "review_tier": "unverified",
        "source_note": "No dated current village information statement or base-maintenance amount verified. The similarly named aged-care home has unrelated accommodation charges.",
        "fields": {
          "rates": {
            "status": "unknown",
            "note": "Not independently confirmed for the selected residence and agreement."
          },
          "water": {
            "status": "unknown",
            "note": "Not independently confirmed for the selected residence and agreement."
          },
          "energy": {
            "status": "unknown",
            "note": "Not independently confirmed for the selected residence and agreement."
          },
          "owners_corporation": {
            "status": "unknown",
            "note": "Not independently confirmed for the selected residence and agreement."
          },
          "capital_fund": {
            "status": "unknown",
            "note": "Not independently confirmed for the selected residence and agreement."
          },
          "contents_insurance": {
            "status": "unknown",
            "note": "Not independently confirmed for the selected residence and agreement."
          },
          "optional_services": {
            "status": "unknown",
            "note": "Not independently confirmed for the selected residence and agreement."
          },
          "other_ongoing": {
            "status": "unknown",
            "note": "Not independently confirmed for the selected residence and agreement."
          }
        }
      },
      {
        "id": "rosebud-village",
        "source_url": "https://static1.squarespace.com/static/63070650f9cbd44fb6d7174d/t/66a83803dab5d632bcee3b04/1722300420606/Fact%2BSheet%2BRosebud%2B1%2BJuly%2B2024.pdf",
        "source_date": "1 Jul 2024",
        "price_basis": "published",
        "review_tier": "historical-primary",
        "source_note": "Historical 1 July 2024 operator factsheet only, not a 2026 service quote. Pension-concession-dependent rates and use of extra services make headline cost non-comparable.",
        "fields": {
          "rates": {
            "status": "conditional",
            "note": "Communal rates included at pension-concession level; non-pensioners pay the concession difference for water and council rates."
          },
          "water": {
            "status": "conditional",
            "note": "Communal water paid via the service charge at pensioner concession level; individual consumption treatment needs checking."
          },
          "energy": {
            "status": "conditional",
            "note": "Communal electricity is funded by the service charge, not proof that in-unit power is included."
          },
          "owners_corporation": {
            "status": "not_applicable",
            "note": "Factsheet says owners-corporation section does not apply."
          },
          "capital_fund": {
            "status": "not_applicable",
            "note": "2024 factsheet showed a $0 separate long-term maintenance fund charge; this does not verify 2026."
          },
          "contents_insurance": {
            "status": "extra",
            "note": "Resident responsible for personal contents insurance."
          },
          "optional_services": {
            "status": "optional",
            "note": "Private services available on a user-pays basis; ask for the current schedule."
          },
          "other_ongoing": {
            "status": "unknown",
            "note": "Not independently confirmed for the selected residence and agreement."
          }
        }
      },
      {
        "id": "st-johns",
        "source_url": "https://www.stjohnsvillage.net.au/",
        "source_date": "No price recorded",
        "price_basis": "published",
        "review_tier": "unverified",
        "source_note": "Only older examples were identified. A 2026 itemised fee statement is required, distinguishing independent units from serviced apartments.",
        "fields": {
          "rates": {
            "status": "unknown",
            "note": "Not independently confirmed for the selected residence and agreement."
          },
          "water": {
            "status": "unknown",
            "note": "Not independently confirmed for the selected residence and agreement."
          },
          "energy": {
            "status": "unknown",
            "note": "Not independently confirmed for the selected residence and agreement."
          },
          "owners_corporation": {
            "status": "unknown",
            "note": "Not independently confirmed for the selected residence and agreement."
          },
          "capital_fund": {
            "status": "unknown",
            "note": "Not independently confirmed for the selected residence and agreement."
          },
          "contents_insurance": {
            "status": "unknown",
            "note": "Not independently confirmed for the selected residence and agreement."
          },
          "optional_services": {
            "status": "unknown",
            "note": "Not independently confirmed for the selected residence and agreement."
          },
          "other_ongoing": {
            "status": "unknown",
            "note": "Not independently confirmed for the selected residence and agreement."
          }
        }
      },
      {
        "id": "the-mornington",
        "source_url": "https://www.southerncrosscare.com.au/sites/default/files/2026-09/Mornington%20Information%20Statement%20%28incl%20COC%29%2029-9-26.pdf",
        "source_date": "2026-09-29",
        "price_basis": "published",
        "review_tier": "recorded-source-note",
        "source_note": "The $602.95 example applies to independent villas, not serviced apartments. Current statement's owners-corporation charge inclusions remain unresolved.",
        "fields": {
          "rates": {
            "status": "unknown",
            "note": "Not independently confirmed for the selected residence and agreement."
          },
          "water": {
            "status": "unknown",
            "note": "Not independently confirmed for the selected residence and agreement."
          },
          "energy": {
            "status": "unknown",
            "note": "Not independently confirmed for the selected residence and agreement."
          },
          "owners_corporation": {
            "status": "conflict",
            "note": "It is not established whether the base includes all owners-corporation charges; request a written itemisation."
          },
          "capital_fund": {
            "status": "unknown",
            "note": "Not independently confirmed for the selected residence and agreement."
          },
          "contents_insurance": {
            "status": "unknown",
            "note": "Not independently confirmed for the selected residence and agreement."
          },
          "optional_services": {
            "status": "unknown",
            "note": "Not independently confirmed for the selected residence and agreement."
          },
          "other_ongoing": {
            "status": "conditional",
            "note": "Serviced-apartment charges differ from the independent-villa basis; do not transpose the number."
          }
        }
      },
      {
        "id": "the-range-peninsula",
        "source_url": "https://www.therangeretirementvillage.com.au/mornington-peninsula/",
        "source_date": "No price recorded",
        "price_basis": "published",
        "review_tier": "unverified",
        "source_note": "Current operator statement and a full fee schedule for the selected residence were not independently verified. Unknown does not mean included.",
        "fields": {
          "rates": {
            "status": "unknown",
            "note": "Not independently confirmed for the selected residence and agreement."
          },
          "water": {
            "status": "unknown",
            "note": "Not independently confirmed for the selected residence and agreement."
          },
          "energy": {
            "status": "unknown",
            "note": "Not independently confirmed for the selected residence and agreement."
          },
          "owners_corporation": {
            "status": "unknown",
            "note": "Not independently confirmed for the selected residence and agreement."
          },
          "capital_fund": {
            "status": "unknown",
            "note": "Not independently confirmed for the selected residence and agreement."
          },
          "contents_insurance": {
            "status": "unknown",
            "note": "Not independently confirmed for the selected residence and agreement."
          },
          "optional_services": {
            "status": "unknown",
            "note": "Not independently confirmed for the selected residence and agreement."
          },
          "other_ongoing": {
            "status": "unknown",
            "note": "Not independently confirmed for the selected residence and agreement."
          }
        }
      },
      {
        "id": "village-glen",
        "source_url": "https://www.villageglen.com.au/retirement/villas/service-fees/",
        "source_date": "2026-07-01 to 2027-06-30",
        "price_basis": "published",
        "review_tier": "primary-verified",
        "source_note": "Operator's 2026–27 service-fee schedule for nine home categories. Listed insurance is subject to actual policy wording; operator pays rates only to concession limits.",
        "fields": {
          "rates": {
            "status": "conditional",
            "note": "Council rates included up to pensioner-concession level; a top-up may apply."
          },
          "water": {
            "status": "conditional",
            "note": "Water and sewerage, including water usage, covered up to pensioner-concession level; extra may apply above it."
          },
          "energy": {
            "status": "extra",
            "note": "Home electricity through metered Village Glen Power is billed separately; common-area power covered."
          },
          "owners_corporation": {
            "status": "unknown",
            "note": "Not independently confirmed for the selected residence and agreement."
          },
          "capital_fund": {
            "status": "unknown",
            "note": "Specific capital-maintenance fund treatment was not established in the listed service-fee page."
          },
          "contents_insurance": {
            "status": "included",
            "note": "Operator lists home and contents insurance within the maintenance charge; request policy exclusions and sums insured."
          },
          "optional_services": {
            "status": "optional",
            "note": "Dining-room and café meals are available à la carte, not included as a regular meal package."
          },
          "other_ongoing": {
            "status": "included",
            "note": "External/communal maintenance and listed village activities funded by charge."
          }
        }
      }
    ]
  }
}