Folks,
I visited bahria enclave1 again on friday, went to bahria sales & marketing office and also met different dealers.
I have found few commercial investment options in bahria enclave 1 sector c and sector c-1
Whats your opinion about sector c-1? For 8 marla cornor commmercial catagory plot dealers are asking following price
Sector c-1
Original bahria price : 5 carore
Dealer's paid booking : 50 lac
Dealer now asking profit: 80 lac - 1.25 carore
Hence now asking price : 5.8 carore - 6.25 carore
Booking is open on sector c-1 hence i will get an open form which will mean that i can afford to skip installments for next 8-9 months, payment the fine (7-8 lac) and then sell again on profit?
Sector c
Asking price : 3.5 carore
However i will need to immediately pay installments of 20 lac every 2 months.
Any suggestions?
Dear Tiger,
Carry out a simple test. Now send some one to the same dealers and tell them you want to sell a plot here and what r the prices? In a blink of an eye the prices will drop by 1 cr to 1.5 cr. Don't believe these sharks.
I have been an investor of commercial plots for past 4 years in bahria and one thing is for sure. Commercial is only successful if it has at least 30% population around it.
Enclave C1 needs minimum 5 -10 years to grow.
In this price you can buy a great plot in CIVIC center of densely populated bahria. Or at half of this price in the most upcoming phases of bahria.
My suggestion is not to throw away your hard earned money.
Presently I have a personal plot of 5 marla on main boulevard. When I go to buy this same one the dealers quote 4 cr. And when u tell them u want to sell it, they will quote under 3 cr.
Best Regards
Hassan J Khan
@ Hassan
Thanks
Also "Or at half of this price in the most upcoming phases of bahria."
What phases are you talking about here as I've been told by dealers that commercial plots of Enclave 2 has not been launched yet?
What are the other upcoming phases ??
Secondly are you selling yours? if yes what is the phase and location of your plot?
TA.
Dear Tiger,
Sorry for my sentiments but am really anti Enclave and specially C1. A really good friend of mine got trapped through these sharks who are interested in only rebate and kickback so they create artificial hype and sell rubble.
In my humble opinion we should only think about profit when we can actually SELL. When u cant get back even your capital investment what to talk of profit. I urge you to please try the sell test of C1 commercial through a friend.
For me upcoming phase is not which is just launched or is on map etc. It is a phase where there are some ground realities. I always now buy solid stuff and the best time is when at least 10-20% population has moved in.
For building plaza CIVIC center is best since surrounded by phase 1-6.
For upcoming commercial its Phase 7-8. But mostly phase 8 coz its the largest phase of Pakistan with a huge upcoming population.
-Spring north is a good investment but only on front row not back road or here n there( dont get trapped in back rows)4cr-6cr.
-Hub commercial is like the upcoming civic center of phase 8 surrounded by all sectors and having largest functional hospital/ school / stadium and bahria head office. 3 cr plus minus
-Business bay is a futuristic project and has a good location but is too pricey and immature. 5 cr n above.
One intelligent question to ask these guys is " If on ground real commercials are cheaper why are they selling undeveloped commercials at higher prices? '" Many are still just on maps like phase 9 and enclave.
Regarding your querry.... My commercial is on sale and am WAITING for a good offer. Its in Hub commercial on main boulevard with front back open. As I said before about the SELL test. Only property dealers make money whether you are buying or Selling. When u go to buy then that property has all the best attributes and when you go to sell the same property , All of a sudden the same property is not hot any more. Same happened to my friend in C1. So BEWARE.
I live in Bahria. If u r near by. Do drop by for a coffee. My Cell No is 03455058184
Best Regards
Hassan J Khan
Before I start I should also mention that I did do your sell test after you mentioned in your first post.
For same C1 where dealers were asking profit of 1 carore, suddenly the profit on C1 commercial was dropped to 60-65 lach (although it was through their different branch in enclave) but I am sure others would do the same.
Later on when I asked some other dealers that they are demanding profit of 1carore-1.25carore then how come you are giving profit of 60-70lac when I go sell it, and they were like .. Well ... You know everybody is busy with enclave 2 hence market is bit slow here (its slow for them when I am selling something but not the same when I am buying it)
I understand your point.
How about sector C main where there are scheduled to be 150 5 marla commercial plots?
I have searched the whole market, with following details
original booking : 2.20 caore
Dealers/investors paid: 30 lach
1 or no installements paid:
Dealers demanding profit : 1.50 caroe - 1.70 caroe (just imagine they have only paid 30 lac booking fee)
but every dealer is of point of view its a good deal and I will benefit from it in near future (well of course they would say it)
Phase 8 commercial is also very good but i am more keen on Enclave as it is closer to Islamabad.
Also I read on wiki that Bahria enclave is on drainage system??? any ideas on this?
Thanks & Regards,