Bayleys Real Estate Ltd
Property Services
News and Editorial

Commercial -


Palmerston North aged care asset with 30 year lease for sale

With Stats NZ forecasting the number of New Zealanders aged 85-plus will more than double by 2040, the provision of aged care in this country is of mounting interest.

Institutional investors are active in the aged care market, and New Zealand’s leading providers are listed on the stock exchange here and in Australia showing the weight the sector has in investment circles.

The aged care asset class, for facilities under proven management, are proactively being scoped by investors who are recognising population indicators and looking for opportunities in the wider healthcare sector.

With private investors seldom able to compete with bigger players for institutional grade assets in the main centres, a well-performing aged care facility now for sale in Palmerston North has compelling investment fundamentals for individuals or trusts wishing to secure a presence in this niche and defensive sector.

The land and buildings associated with Karina Lifecare at 11-15 Karina Terrace in the Palmerston North suburb of Roslyn, are being marketed via a deadline private treaty campaign closing 4pm, Thursday 10th August, unless sold prior through Sunil Bhana and Mike Houlker, Bayleys Auckland along with colleague Karl Cameron, Bayleys Manawatu.

Located close to the CBD, amenities and the hospital, Karina Lifecare occupies an elevated 3,485sqm site and comprises a 37-bed aged care facility.

Karina Terrace is a small cul de sac located in the residential suburb of Roslyn, just a minute’s drive to both Palmerston North’s central business district and the hospital.

The property has a 30 year triple net lease in place to private aged care provider Heritage Lifecare Limited, one of New Zealand’s largest providers of residential aged care services, and forms part of Heritage’s more-than 40-strong network around the country.

The offering returns a net annual income of $104,832 plus GST, on a 30-year lease from Mrch 2022, with renewals extending the potential lease term out to 2112, and with built-in rental growth.

Karl Cameron says Heritage Lifecare leverages its scale and resources to efficiently run its family-focused care homes, with centralised administrative functions and a strong operational focus on resident care.

“This property opportunity offers an affordable step into an institutional grade asset for a private investor, with the triple net lease structure vastly superior to the majority of standard commercial leases given the landlord is insulated from all costs and maintenance of the property to the maximum extent permitted by law.

“Demand for aged care real estate within Palmerston North and around New Zealand will continue to increase due to the undersupply of existing and new facilities and an increasing ageing population.

“Proving investor demand for a regional aged care asset like this, Bayleys recently sold another Heritage Lifecare-occupied offering in Tauranga with the identical lease structure, with its completely hands-off investment fundamentals the drawcard for the buyer.”

The quality of the tenant and the lease structure, which is of a corporate nature, provides a landlord with long-term tenure, and a steady and consistent revenue stream – without any direct property management required.

In addition to Karina Lifecare, two other regional Heritage Lifecare-leased properties are also for sale through Bayleys – either individually or combination.

Carter House Lifecare at 69 Moehau Street, Te Puke is a medium-scale 65-bed care complex providing full rest home care services including hospital, and dementia care, co-located within a small retirement village.

It occupies 12,761sqm of land, recently rezoned to medium density residential which is a favourable long-run development zoning.

Meanwhile, Waterlea Lifecare’s 61-bed care facility offering full resthome, respite, and dementia care is located at 50 McLauchlan Street, in Springlands, around 2km from the Blenheim CBD.

This medium scale purpose-built care facility sits on 5,121sqm of Urban Residential-zoned land, and provides annual net income of $402,896 plus GST.

With the age of entry into aged care beds in New Zealand typically 85 years and above, and the growth of this age segment expected to be rapid, Mike Houlker says the three aged care assets are all located in popular retirement locations that draw from an ageing surrounding catchment, supporting the ongoing demand for aged care facilities.

“These properties not only have strong, proven tenant covenant and exceptionally-robust long leases, they are located on large residentially-zoned sites underpinned by rising land values which provides intrinsic long-term value.”

Click here for more information on the listing.

Contact us

Office Hours
Office hours: 8.30am-5.30pm, Monday - Friday
Contact Phone
Contact Email
Bayleys House, 30 Gaunt Street, Auckland Central 1010