Researching retirement living costs London often turns up glossy brochures and vague monthly estimates, but rarely the actual total you’re trying to work out.
Riverstone takes a different approach, breaking the cost into three real numbers: what you pay to buy, what you pay to live and what you pay when you sell, so you know exactly which fees are due when.
Retirement living costs at Riverstone break into three parts: the purchase price, a monthly Membership Fee and a Deferred Fee paid only when the apartment is sold.
Using Riverstone Kensington as an example, an entry one-bedroom apartment starts from £995,000 for 636 sq ft. There are four options of amount you pay as a Membership Fee – Riverstone’s service charge equivalent, which includes access to the luxury amenities and membership to The Riverstone Club. Membership Fees start from £393.62 per month, and are tiered depending on percentage of Deferred Fee chosen at the time of purchase. The Deferred Fee accrues at 4% to 8% a year, capped at between 28% and 40%, which becomes due upon sale of the apartment.
| Stage | What it covers | Cost at Riverstone Kensington |
| Buy | A 150-year lease, plus solicitor’s fees, Stamp Duty and a reservation fee | From £995,000 (636 sq ft); reservation fee £5,000 (£10,000 for penthouses) |
| Live | A monthly Membership Fee covering staffing, maintenance, concierge and wellbeing support | £393.62 to £2014.74 a month (Riverstone does not make a profit from this fee) |
| Sell | A Deferred Fee, paid only on sale, that funds capital works and communal upkeep | Accrues at 4% to 8% a year, capped at 28% to 40% (paid at the point of sale) |
Riverstone Kensington’s entry apartments price at roughly £1,574 per square, a comparable new-build in Kensington, prices one-bedroom homes from £1,100,000, and prime central London developments with five-star amenities at £3,000 per square foot and above. The Deferred Fee is what makes the lower entry price possible.
The Membership Fee funds a category of support that a standard service charge does not. A comparable London development covers concierge staffing, cleaning, utilities and amenity upkeep. It does not cover a health concierge or a wellbeing team. No amount of service charge at a comparable development buys that category of support.
Riverstone’s Membership Fee is fixed and known in advance. There are no capital surprises: no boiler replacement, no roof repair, no unplanned bill arriving mid-winter.
A large London family home costs an estimated £17,000 to £21,800 or more a year to run before insurance, covering council tax, heating, maintenance and garden upkeep. For those who later need residential care, London’s self-funded average is £1,548 a week, about £80,500 a year, and nursing care averages £1,759 a week, about £91,500 a year. Riverstone’s approach is designed so residents are less likely to need a move into a care home than if they had stayed in their previous house.
Emma Playfair, a Riverstone resident, sums up the difference:
“It’s moving from a complicated life with lots of clutter and too much stuff into a wonderfully simple life where things are looked after for you. You’re completely independent, which is wonderful. I wake up every morning and just think: I can’t believe I’m here.”
— Emma Playfair, Riverstone resident
Retirement living costs at Riverstone Kensington break down to a purchase price, a monthly Membership Fee and a Deferred Fee paid on sale. See the current Value in Choice options for Riverstone Kensington, Riverstone Bishops Avenue or Riverstone Fulham on the pricing calculator, or read the full buy, live, sell breakdown on how it works.
What is the Deferred Fee at Riverstone?
The Deferred Fee is a percentage of the sale price, paid to Riverstone when a resident’s apartment is sold. It accrues at 4% to 8% a year, capped at 28% to 40% depending on the Value in Choice option selected, and funds capital works and communal upkeep rather than being charged upfront.
Is retirement living cheaper than staying in my own home?
Riverstone’s Membership Fee is typically lower each year than the cost of running a large London family home, which can reach £17,000 to £21,800 or more before insurance. The comparison also needs to include the Deferred Fee, paid on sale, since that is what funds Riverstone’s lower entry price and ongoing service standard.
Does the monthly fee cover care if I need it later?
Riverstone’s Membership Fee covers staffing, maintenance, concierge and wellbeing support. Additional bespoke care is arranged and charged separately, and Riverstone’s approach is designed so residents are less likely to need a move into a care home than if they had stayed in their previous house.
Can I choose between a lower monthly fee and a lower Deferred Fee?
Yes. Riverstone’s Value in Choice structure offers options at all of Riverstone’s locations, letting residents choose the balance between a lower monthly Membership Fee and a higher Deferred Fee, or the reverse, depending on what suits their circumstances.
What happens to the Deferred Fee when I sell my apartment?
Riverstone deducts the Deferred Fee from the sale proceeds when a resident’s apartment is sold. It funds the capital works and communal infrastructure that keep Riverstone locations maintained over the long term.
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