Land-lease communities: buy a dwelling, rent the land
In a typical Victorian Part 4A residential park, a person owns a movable home or cabin and pays rent for the site. The relevant site agreement governs the land rental and related charges. From 1 July 2026 new Part 4A site agreements must use the standard form, and additional pre-contract disclosures about site rent and its increase methods are required. [source]
This is not simply a retirement village with a zero deferred management fee. Site rent, possible management or exit charges, maintenance responsibility, resale rights and the ability to assign the agreement must all be evaluated under the actual Part 4A documents. [source]
For local context, previous research has identified Lifestyle Hastings, Lifestyle Bittern and Peninsula Parklands as land-lease leads, but this guide does not approve their unit terms or current availability. The original Gemini inventory’s category and count are research leads only.
Residential aged care: accommodation with ongoing care
A residential aged care home provides accommodation and ongoing care for people assessed as eligible. This is a Commonwealth-regulated system with an aged-care needs assessment and fee arrangements dependent on entry date and circumstances. It is not a retirement-village ownership or site-rent contract. [source] [source]
Accommodation can be paid using a refundable accommodation deposit or contribution (RAD/RAC), daily accommodation payments (DAP/DAC) or a combination. People who first enter permanent residential aged care on or after 1 November 2025 and pay some or all of their accommodation as a refundable deposit or contribution are subject to RAD/RAC retention: 2% per year calculated on the daily balance, for up to five years. Protection under earlier care-fee arrangements is a separate question and does not by itself exempt a person from accommodation retention. Transfers, returning residents and opt-in circumstances need an individual check against the official guidance. These are aged-care rules, not retirement-village deferred management fees. [source] [source]
An aged care home next to or within a retirement-village campus does not guarantee a place or avoid eligibility assessment. [source] [source]
A quick decision comparison
A retirement village may suit someone seeking community facilities while living independently or with some optional services. Land lease may appeal to someone comfortable owning a movable dwelling but renting its site. Residential aged care is for assessed ongoing care needs. None is automatically the right answer, and staying in an existing home with suitable support is also a valid option. [source]
Before comparing prices, identify exactly which law and contract model the option falls under. Then compare: what you own or can occupy; which services are included; ongoing obligations; what happens when support needs change; and how you exit and receive money back.
Read next: Three stages of retirement-village costs. See also Peninsula village research or the limited scenario calculator. Other articles are still under review.
Official sources
These links allow you to check the original government guidance and the date- and contract-specific rules.
- Consumer Affairs Victoria, Retirement village contracts
- Consumer Affairs Victoria, Information statements
- Consumer Affairs Victoria, New protections for people living in residential parks
- Consumer Affairs Victoria, Checklist: Signing a site agreement
- My Aged Care, Residential accommodation
- My Aged Care, Aged care home costs and fees
- My Aged Care, Understanding aged care home accommodation costs
- My Aged Care, How to apply for an assessment
- Consumer Affairs Victoria, Before choosing a retirement village