‘No stamp duty, exit fees or complex contracts’: Inside the land-lease community boom

Lifestyle resorts for the over-50s are becoming an increasingly popular option for downsizers seeking a vibrant, low-maintenance lifestyle in a community-oriented setting.

One model gaining traction is land-lease communities, where residents own their homes but lease the land, offering an affordable path to downsizing without sacrificing quality of life.

Adrian Puljich, director and CEO of GemLife, which has been running lifestyle resorts in Queensland, New South Wales, and Victoria for over 40 years, says the combination of a modern home with resort-style amenities and a strong sense of community is in demand.

“The idea of retirement has changed dramatically.

“People aren’t slowing down – they’re stepping into a new chapter full of energy, interests, and ambitions.

“Our communities reflect that,” Puljich says.

The changing face of downsizing

Over-50s are living more youthful lives than ever, with many maintaining active careers, pursuing hobbies, and prioritising health and wellness.

This shift reflects a growing desire for lifestyle resorts that offer not just a house, but resort-style amenities, social communities, and a focus on health and well-being.

Beyond just smaller, more manageable homes, many are looking for smarter living solutions that integrate technology and sustainability.

Downsizers are also increasingly prioritising locations close to nature and amenities such as healthcare, entertainment, and transport, with coastal and regional areas being popular choices.

“Downsizing isn’t just about less house – it’s about more life.

“Buying a smaller home might simplify things, but it often doesn’t change how you live,” Puljich says.

“From the locations we choose to the home designs, the resort facilities, and the sense of community – it’s all crafted to empower people to live life on their terms.

“At our resort we have best-in-class amenities, contemporary homes with real architectural design, and a level of finish that rivals the best residential estates at our resorts.

“But more than that, it’s the people and the energy of our communities that make it truly special.”

Karl, 65, and Deb, 58, moved to GemLife Moreton Bay in Burpengary East, situated 45 minutes north of the Brisbane CBD and 45 minutes south of the Sunshine Coast in January 2025.

“We had a 1050sqm block and five-bedroom home before this, and it was ours from new,” Karl says.

“It was a constant battle in summer to keep the lawns mowed and trees trimmed.

“It was time-consuming, so it’s great to have the extra free time now.

“The location is unique too, being so close to Brisbane but very in tune with nature, and it kept us close to family and friends.”

Understanding the land-lease community model

The land-lease model offers a unique financial structure where homeowners own their dwelling but lease the land it sits on, paying a weekly site fee.

This model presents several financial benefits including no stamp duty, lower upfront costs, the absence of entry or exit fees, and no council rates.

For many downsizers, this increased financial flexibility allows them to sell their family home, freeing up capital that can be used for travel, lifestyle pursuits, or further investments.

“Unlike traditional retirement villages, there are no entry or exit fees and no stamp duty, so your money goes further,” Puljich says.

“You own your home and lease the land, which means you’re not locked into complex contracts or hefty costs down the track.

“It’s a smart, transparent model that lets people downsize without compromise and frees up capital from the sale of a buyer’s family home to enjoy life.”

Puljich says one of the biggest misconceptions is that land-lease communities are just another name for retirement villages – but they’re not.

“The land-lease model is built for independence and transparency.

“It’s not about giving up ownership – it’s about smart ownership.

“There’s also a myth that this kind of lifestyle is out of reach, but when you consider the savings from no stamp duty, no exit fees, lower ongoing costs, and no more gym memberships or other club fees, it often makes far more financial sense than downsizing into the open market,” he says.

The land-lease model was a perfect fit for Karl and Deb, who signed their GemLife contract in November 2023.

“We haven’t had to pay for the land, which keeps the cost of the homes lower, plus we get great facilities which we don’t have to maintain.

“There is no yard maintenance either.

“Having no entry or exit fees means we keep all capital gains, and we’ve already seen the value of our home grow significantly,” Karl says.

In the past 12 months alone, Burpengary East has seen an annual compound growth rate of 6.1% for houses and 21.5% for units according to realestate.com.au data.

Lifestyle benefits of land-lease communities

Lock-and-leave freedom and onsite management are among the many lifestyle benefits of over-50s resorts that appeal to downsizers, ensuring the community is safe and well-maintained.

“It’s about creating places where people feel inspired and connected, whether they’re still working, travelling or discovering new passions,” Puljich says.

“We build true lifestyle resorts.

“With multi-million-dollar facilities including country clubs and recreational precincts with everything from pools, wellness centres, arts and crafts studios, bar lounges – you name it, it’s there to enjoy every day.”

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