How will I know if it is the right time to move into Aura Resort?
There are many reasons why people decide to move into an independent living apartment, and it varies from person to person. Generally, people are ready to move into Aura when they are ready for a lifestyle change, such as downsizing to a more manageable home. Most residents tell us they made the decision because they wanted to make the most of their retirement through the benefits of a maintenance-free home, freedom to come and go as they please, security and friendly staff on hand 24 hours a day and the comfort and peace of mind that comes with a vibrant and safe community environment. We often hear that retirement village residents wish that had moved in sooner.
Why would I choose independent living over my own home?
Aura sets a new standard in retirement living in the West of Adelaide. We have built and designed this resort to a five star hotel living standard and contemporary setting. Whilst living in an Aura independent living apartment, you don’t have to worry about the repair and maintenance of your home or garden because we’ll manage it for you. This allows you more time to do the things you enjoy.
You can relish a sense of security in a like-minded community, along with freedom to come and go as you please. Aura has state of the art security systems in place to ensure your safety as well as on site staff 24 hours a day for any assistance your require.
Aura will have its own unique lifestyle facilities and lifestyle clubs that include a Fine Dining Restaurant, Sports Bar, Cafe, Pool, Gymnasium, Cinema, Bowling Green, Billiards, Golf Simulator, Library and Business Hub with free Wi-Fi. Even a Men’s Shed.
The resort also has a dedicated Livewell Coordinator to organise activities such as day trips, happy hours, exercise & yoga classes, hobbies and events.
You can also access our innovative health and wellbeing programs and optional services such as well as have fresh food delivered to your room, or sit back and relax whilst one of our highly trained staff clean your room or do your laundry.
Who can live at Aura Findon?
Aura by Livewell Communities is for retirees or individuals who are over 55 years of age that can live independently or with some day to day assistance and who are not working full time.
Who owns and operates Aura by Livewell Communities?
Aura at Findon is owned by Livewell Communities Pty Ltd, an Adelaide based property developer group. The operator is Exquisite Now Pty Ltd who have significant years’ of experience in operating Hotels and Retirement Villages around Australia.
Purchasing an Apartment at Aura
What am I paying for?
The payment gives you a ‘Licence to Occupy’ and your interest in the unit is secured by a lifetime lease. Livewell Communities maintains the title ownership of the property, the Retirement Village Act and the Residence Contract protects your tenure.
The rights and obligations of residents are clearly set out in the Residents Contract and cannot be changed without the residents’ consent. This means that although the residents do not have the title to their apartment, each resident will have the exclusive right to occupy their apartment for his or her lifetime if they wish, subject only to certain exceptions set out in the Retirement Village Act.
Livewell Communities has a long-term interest in the on-going success of all properties and as a result, it is committed to maintaining a high standard of facilities and services for you to enjoy.
What is a ‘Licence to Occupy’?
Aura by Livewell Communities operates on a licence to occupy agreement. The licence is the formal contract between Aura and you and sets out all the conditions and responsibilities of both parties.
You are free to terminate your licence when you choose. Aura requires appropriate notice as outlined in the Residence Contract.
A Licence to occupy gives you an ongoing licence to live in your apartment. This does not mean you own the property; however, you do have a licence to live there and this long-term lease provides you with similar rights as a freehold title and you have full occupation rights in respect to your apartment.
What’s included in my new apartment at Aura?
Underfloor heating in bedroom ensuites, quality floor coverings, energy efficient light fittings, Smeg appliances, 100% block out window treatments in bedrooms and quality window treatments in all areas of the apartment, reverse ducted air conditioning, video intercom, keyless entry to individual apartments, large format tiles to kitchen and entrances, phone and data points, soundproofing where required and energy efficient glazing.
Is there stamp Duty payable?
The great benefit about moving into a Retirement Village in South Australia is stamp duty is not payable. This is a significant saving on the purchase price of your apartment.
I am buying off the plan, how does this work?
- Choose from our many beautifully appointed 1, 2 & 3 bedroom apartments. Our sales team can discuss each of the apartments available and assist in selecting what suits your lifestyle.
- Register your interest in your selected apartment with our sales team who will then provide a copy of the Residence Contract and answer any questions you may have. You cannot sign a Residents Contract during the mandatory 10 business day review period as stated in the Retirement Villages Act. Ensure you seek independent advice during this time with your solicitor and/or accountant before formalizing your purchase. Once the Residence Contract is executed payment of a fully refundable $5,000 reservation fee is required. The most important factor for Aura is that you feel comfortable with the arrangements and as such, we urge you to discuss it with friends, family and advisors.
- You will be advised well in advance of the completion date of your apartment and when to plan the move. The contracts will be settled when your apartment is ready. The balance of the agreed purchase price is payable on settlement, after which you can begin living in your new apartment at Aura.
When do we move in?
The first construction stage of Aura is the Platinum Tower which also houses the community centre and other facilities as outlined on the plans along with the Ruby Tower. Both the Platinum and Ruby Towers are due for completion in approximately March 2022. This will be followed by our Diamond and Gold Towers with an estimated timeline for completion of March 2023. We understand most residents will be selling their existing properties prior to moving in to Aura and we are committed to keeping you updated during the construction phase to ensure you have plenty of time to market, sell and settle your property.
Is a car park included? And who can use it?
Yes, one car park space per apartment is included free. Family and friends may use your car park when visiting. There are also visitor car parks available at the entrance of Aura.
Can I use my car park to store other items such as boats, trailer?
Yes, if the item fits within the car space.
Is storage already available?
Yes, a storage cage will be available as part of the carpark area. Aura also offers off site storage with business partner Epic Storage at a discounted rate.
What happens if I want to sell my apartment?
You are free to vacate your apartment when you choose. Upon leaving, the apartment will be resold by Aura and another licence granted to the new occupant. As is the normal process of selling a property there will be sales commission fixed at $3,000 plus GST for remarketing the property.
Why are there ingoing and deferred fees?
The ingoing contribution model was originally set up in the interest of retirees by public-minded people. One reason it exists is so people can live in a higher quality, age-adaptive environment with amenities that sometimes may be unaffordable to them otherwise.
Deferred fees are much like a club membership at sporting clubs. In a retirement village they are deferred until such time as you leave your apartment. The deferred fee system is in effect a “use now – pay later” arrangement. It is a method to reduce the incoming and outgoing living costs when purchasing a property with such extensive communal facilities and management systems. The payment is deferred until the end of the ownership to allow residents more flexibility and improved cash flow throughout their time living at Aura by Livewell.
The deferred management fee will be a percentage of the market resale value of your apartment based on your period of occupation as follows:
- if the period of occupation is not more than the settling -in period (90 days) – nil (fair market rent will apply)
- if the period of occupation is more than 90 days but not more than one year – 10% of the market resale value of the apartment
- if the period of occupation is more than 1 year but not more than 2 years – 15% of the market resale value of the apartment
- if the period of occupation is more than 2 years but not more than 3 years – 20% of the market resale value of the apartment
- if the period of occupation is more than 3 year but not more than 4 years – 25% of the market resale value of the apartment; and
- if the period of occupation is more than 4 years – 30% of the market resale value of the apartment
It must be noted, in the event you exercise your right to leave Aura within the 90-days settling in period, 100% of your original loan will be refunded upon relicensing of the apartment. However, you will be required to pay a market related weekly rental until the apartment is relicensed. The weekly rental is determined by an independent property valuer.
Typically, the deferred fees are used by Livewell Communities for the following items:
- The initial funding of the communal areas
- Recovery of funding for infrastructure and utilities requirements
- Recovery of building costs such as quality construction specifications
- Recovery of upfront expenses
- Funds to assist in the payment of Livewell Communities future business expenses such as staff training, research, professional membership fees
- Income to allow a high standard of ongoing asset management for the village, which in the long run will assist in maximising the return for both Aura and the residents at the village.
Does Aura have a Capital Replacement Fund or Reselling Fee?
Unlike other villages, at Aura, we have made the financials very straight forward to ensure there are no hidden costs at the end of your tenure. There will be no reselling fees (except for the sales commission of $3,000 plus GST for remarketing) and there is no on-going Capital Replacement Fund or refurbishment costs on exit (unless wilful damage by the resident has occurred). Aura will manage all replacement of capital, if new equipment is required, it will be discussed with the residents committee and surplus from the monthly maintenance fee (Livewell membership) can be used if the residents wish to buy new equipment such as upgrade of TV’s or new furniture for common areas, replacement BBQ’s etc.
What other charges may apply on exit?
Any outstanding personal service fees or maintenance fees (Livewell Membership) as well as required repairs for non-wear and tear costs (as stated in the Residence Contract) may also be deducted.
Maintenance Fees – Your Livewell Membership
One of the fantastic benefits of living in a Livewell Communities Retirement Resort, is the ease of monthly budgeting, and not having to worry about putting money away for expensive bills that arise from time to time. We have bundled up the common costs for maintaining your home, the communal areas and the services provided to you in the resort. This is your maintenance fee and we refer to this as the “Livewell Membership”.
As a resident, you are required to pay a monthly maintenance fee (Livewell Membership). The fee covers the operation of the property and the services that are specifically covered in your contract. These may include:
- Emergency service levy
- Security and safety measures
- Insurance (excluding contents) of building, common areas, plant and equipment
- Costs associated with shared spaces such as public lighting, power and light replacement
- Access to craft and hobby activities
- Free tuition for all varied activities held within the village
- Access to the pool (including aqua aerobics classes), gymnasium, bowls and associated activities
- Access to the business centre and library including free WiFi, access to computers and printers
- Medical consulting rooms for visiting health professionals (any personal service fees at cost of resident)
- Access to Hairdresser and wellbeing centre (haircuts and services at cost of resident)
- Movie theatre room and associated costs
- Wellbeing coordinator to organise social activities in and out of the village
- Concierge service
- Repairs, painting and maintenance of buildings, plant and equipment
- Upkeep, maintenance and repairs to the grounds and gardens
- Window cleaning of apartments and communal areas twice a year
- Administration costs and employment of village management and staff, including long service leave and superannuation obligations – administration, accounting, audit costs, 24-hour support, gardening and maintenance staff.
- Cleaning of common areas, rubbish removal
- Bus trips, bus maintenance and bus driver (costs such as entry, food and drinks on outings not included)
- Replacement of hot water services, air conditioning (installed by Livewell Communities), appliances, floor coverings (fair wear and tear needs to be considered) that were supplied in the unit when it was first occupied by the Resident.
This fee is reviewed annually and any changes must be agreed to by the residents committee.
What else will I need to pay for?
Along with the maintenance fee (Livewell Membership), you will be responsible for paying the following:
- Telephone and Internet costs
- Council Rates
- Water and Sewerage
- Personal contents insurance
How will I be charged for council rates?
Council rates will be calculated for each apartment by the City of Charles Sturt. This amount will be charged to the resident directly.
Why are council rates excluded from the membership fee?
Due to the variance in values of apartments at Aura, it is only fair for individual rates to be paid directly to the City of Charles Sturt. After years of experience and resident feedback we believe it is reasonable and fair for individuals rates to be payable by each resident. This also ensure eligible residents can obtain any concessions or benefits which may be offered by the City of Charles Sturt.
How will I be charged for electricity and water?
As each apartment will be individually metered through a preferred embedded network provider, you will only be charged for the electricity and water applicable to your apartment which will be billed directly to you.
Can I run an account for any extra services I pay for separately?
Absolutely. Much like hotels, you will be able to charge back to your room expenses such as restaurant, cafe, bar, cleaning and services.
Are friends and family allowed to visit? Can they stay with us in our apartment?
Aura welcomes all family and friends and we encourage you to invite visitors to your home, or to have lunch or a coffee at one of our restaurants or cafe’s. Visitors can stay at your apartment because it is your home, but we do ask that you tell us if you have friends or relatives staying and that guests abide by village rules to ensure the comfort of everyone. Like all luxury 5 star hotels at all times visitors must respect the quiet enjoyment of other residents.
You can show off the amenities to your visitors and even have the grandkids use the pool. The dining area’s and cafe’s are great meeting places at Aura, and they are more than welcome to attend any special events that happen in the membership complex. Visitors and guests must be accompanied by you when using the communal facilities at Aura.
Please note residents are not able to have other persons reside permanently in their apartment.
Can we have pets at Aura?
Livewell Communities has a policy in place where by intending residents can seek permission for an existing pet to be considered when moving into an apartment on a case by case scenario. This is to ensure a clean and hygienic environment and no disruption to other residents in the facility.
Is Aura accredited?
The Retirement living Code of Conduct is the initiative of two peak industry bodies representing retirement living operators across Australia – the Retirement Living Council (which is part of the Property Council of Australia) and lending Age Services Australia (LASA) .
The vision of the Retirement Living Code of Conduct is to promote and protect the independence, privacy, dignity, happiness, safety and security of retirement village residents.
“The code intends to create certainty and transparency around processes for moving into communities, living in communities including dispute resolution, and leaving a community. The code has been created to operate in conjunction with existing state and territory laws and regulations.
Once Aura is operational, we will be gaining accreditation and committing to the values of The Code of Conduct. This is important to us and gives residents greater satisfaction that our staff are competent, professional and ethical in the resort.
What staff will be hired at Aura?
A village manager will be available 5 days a week for the day to day running of the resort. There will be a 24-hour concierge service, as well as a livewell coordinator to organise all activities for the site, an executive chef, cleaners, maintenance manager and gardeners.
What else can Aura staff assist me with?
At Aura, our focus is on you, our customer, ensuring you are comfortable, safe and secure. Aura residents will have access to the following services and on site facilities at very reasonable rates:
The Cortis Bar and Grill – Named after the founder of the Findon region in 1839, boasting of both casual and fine dining experiences. There will also be a sports bar creating a relaxed atmosphere to enjoy with friends and family.
Medical Consulting Rooms – There will be various visiting health professionals at Aura on a weekly and daily basis. These will include a local GP, Physio, relaxation massage therapist, podiatrist, occupational therapist, remedial massage therapist, hearing specialist, exercise physiologist and a pilates/yoga instructor. There will also be a water aerobics instructor available for activities in the main pool.
Bus and Transport Service – At Aura, we will have a luxurious coach, which will offer outings for our residents. There will also be a vehicle available to take you to appointments and to visit friends and family.
In Room Dining – This is a room service type provision like any 5 star hotels offer around the world. If you do not wish to eat in the restaurant there are two types of service available. The first is our Executive Chef will cook fresh from our kitchen on site from the room service menu and deliver straight to your apartment. The second is like a “Hello Fresh” delivery, where you choose your meal and we pack fresh quality ingredients, along with a recipe/instruction card and deliver to you so you can actively keep cooking the way you want.
In Room Cleaning Services – Aura have a fantastic cleaning team, who are all police checked and trained in customer service. We can provide cleaning services to your apartment for a small fee, whether it’s on a routine basis or as requested. Please see disclosure statement for pricing.
Laundry Services – Aura can provide and change over fresh linen and towels as and when required at a small fee, as well as organise laundry and dry cleaning.
In Room Care Services Such as bathing, dressing, personal services, bandaging. Aura has access to a registered nurse and carers that can assist with all you wellbeing and care needs, 24 hours a day, 7 days a week. The team can also aid with post-surgical recovery assistance. Any associated fees will be billed directly to you.
In Room Emergency Call System – Each apartment will have an accessible emergency response system, that covers 24 hours, 7 days a week. The system will be managed by local South Australian trusted provider RAA.
Club Memberships – Aura is working with local golf and lawn bowls clubs to partner with enabling Aura residents accessible and discounted club memberships. We are also working with universities and local schools were some residents may volunteer their time and expertise in supporting community members.