A Homely Enviroment
You’ll fit right in.
About
LARMENIER VILLAGE
Larmenier Village is more than a collection of homes. It is a living expression of the mission begun by the Sisters of Nazareth, who first arrived in Cape Town in 1882 with a strong calling to care for the vulnerable and offer sanctuary to those in need.
At the heart of Larmenier Village, four guiding values continue to shape every decision and every interaction:
Independent Living
Every resident is welcomed as family, just as the Sisters once welcomed travellers and neighbours into their home.
Community in Action
Here, giving and receiving flow naturally through neighbourly acts of kindness, shared celebrations, and collective care.
Respect for Independence
Your choices are honoured whether you seek solitude or company, simplicity or adventure.
Excellence Through Stewardship
From building maintenance to financial management, every resource is cared for with diligence and integrity.
As a resident, your right of occupation is secured through a Life Right agreement — your peace of mind without the complications of property ownership, transfer duties. The monthly levy you contribute goes directly toward maintaining the Village and its services and is governed by the Larmenier Village Management Association.
In this way, Larmenier is not only your home – it is your community. From lunches in the clubhouse to concerts in the chapel, and from wellness programmes to morning walks, life here is rich in opportunity for connection and quiet joy. And should your care needs ever change, you are supported within the same familiar environment through our close relationship with the neighbouring Nazareth Care offering everything from independent living to full-time nursing care.
Life Rights At a Glance
A Life Right is a secure legal agreement that grants you and your partner the right to occupy your home for life. It is governed by the Housing Development Schemes for Retired Persons Act (Act 65 of 1988), which provides robust legal protection for residents and clear regulations for operations for the Management Association.
Key Benefits
Security of Tenure – Legal Protections
under the HDSRPA
You have the legal right to remain in your home for as long as you live independently, or until you voluntarily terminate your agreement, this tenure cannot be transferred or sold, and the Life Right does not form part of your estate as an asset.
No Transfer Duties, Bond Costs, or VAT
You have acquired a right of occupation, not ownership of property, there is:
- No transfer duty;
- No bond registration fees;
- No VAT payable.
- This ensures your capital + is used directly toward securing your lifestyle without hidden transactional costs.
Guaranteed Refund on Exit
Upon the lawful termination of your agreement, whether due to death or early exit, 75% of your original capital contribution is contractually refundable to you or your estate. This guarantee is detailed in your Memorandum of Agreement with the Victoire Larmenier Foundation (VLF) and reflects a safeguarded financial commitment.
Social Investment with Purpose
- The remaining 25% of your contribution is retained by the VLF and applied directly to support the Foundation’s charitable objectives and the Missions of the Sisters of Nazareth.
- As a registered Public Benefit Organisation (PBO), the VLF uses these funds to sustain the charitable mission of the Congregation of the Sisters of Nazareth in accordance with the Income Tax Act
Priority Access to Care
- Life Right holders have priority access to the full spectrum of care services offered at Nazareth Care, situated adjacent to Larmenier Village.
- As your needs evolve, Nazareth Care offers you seamless access to a full spectrum of private care options—without ever having to leave the estate. This continuity of care ensures you remain in familiar surroundings, supported by people you already know and trust.
Transparent Village Finances & Resident Participation
All Life Right holders are automatically members of the Larmenier Village Management Association (LVMA), the body responsible for managing the day to-day affairs of the scheme. In accordance with national legislation:
- The LVMA is responsible for preparing and adopting the annual operating budget.
- Members receive regular financial reporting on LVMA financial position and may request access to village financial records at any time from the LVMA via the office.
- A Management Committee – elected by residents – meets monthly to oversee estate operations and ensure accountability.
Levy Governance
- It’s the responsibility of the Association to collect Levies that will adequately meet the actual cost of running and maintaining the scheme
- Any increase in levies must be approved at a properly constituted annual general meeting of the LVMA.
- Prudent financial management, including long term reserve planning, helps reduce the need for special levies
What Your Monthly Levy Covers
Your levy is pooled, professionally managed, covering:
- 24/7 security (including access control and perimeter monitoring).
- Building insurance (excluding personal contents).
- Exterior maintenance of homes, including roofs, gutters, and facades.
- Garden and grounds maintenance, including common areas and walking paths.
- Use of common facilities like the clubhouse, pools, and gardens.
- Common property and water usage.
- Long-term reserve fund for future major refurbishments.
- Primary Health Care Services
Optional services such as interior housekeeping or personal laundry are available on request at a small additional fee.
Not included in levy:
- Rates and Taxes
- Household contents insurance
- Water & electricity (based on municipal rates & own usage)
- CSOS Levy (community ombudsman)
- Catering Levy
- Meals – charged per meal eaten
- Telephone, Internet & Wi-Fi, DSTV
- Internal Maintenance
- Medical Supplies
Testimonials
Get In Touch
Our friendly staff are always available to answer any questions and help you in your decision-making process. Please do not hesitate to
reach out to us for more information.
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