Listed retirement specialist Oceania Healthcare expects to book a massive one-off development margin of $30 million on a new North Shore project once sales are complete, says its chief executive.

In an indication of the listed retirement village sector's profitability, the business with properties valued at $1.4b has in the past few weeks opened The Sands at Browns Bay.

That is an area with a rapidly ageing population, high-priced homes, many with ocean views, and potentially an appetite for retirement village living.

Earl Gasparich, Oceania's chief executive, said the business had spent $60m developing the new five-level project with 64

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