Salam everyone,
I am interested to buy a 10 marla plot for construction in 1 -2 years time in Bahria Enclave.
Please help me choose the right sector
A & C1 - Asking price around 13 - 15 Million. Is this the right price or any market correction is expected.
C2 & C3 - Asking price around 11- 12 Million but these two sectors are not shown on CDA approved Layout. What are the risks associated with C2, C3.
Thanks
Dear Umar,
C1 is a good choice, great location and well populated. C2 and C3 are also great location. C2 is mostly 1 Kanal with few 10 marla plots whereas C3 is mostly 10 marla. As per master plan, C2 has some disputed area as well. Another downside of C2 and C3 is high-tension electric line that runs between these two sectors and C, stay away from that as well.
Prices have slightly gone up in past few months, but not as much as in other projects. So there is still room for further price increase, do not expect price correction here. Bahria has been sitting idle in BE for too long, their slightest move will throw prices off the roof.
When you visit BE, also check out sector F, which is almost adjacent to C1, is on high ground with cutting land. The only downside is that its view will be blocked by high-rise commercials in front.
My advice would be, to visit the location, talk to few local dealers and then pick a possession plot only.
Warning Repeated: Only possession plot, no matter what sabz bagh dealer shows you.
Thanks Isloo for Valuable feedback.
Do you think there will be any issue in C3 ( other than tension wires ) regarding currently not showing in the CDA approved layout plan.
Do you see any risks associated
Dear Umar sb, apart from litigation (if any), I do not see any other risk associated with C2/C3, specially if you buy possession plot which is ready to construct and avoid disputed land of CDA that BE has grabbed.
But please do check sector F and N as well, both have possession-able ready to construct and lower price range. If you are in Pakistan then I would recommend you to visit beautiful Bahria Enclave and select the location for your residence. There are many factors that you would like to check when deciding on your future home.
I can connect you to right persons if you want. Let me know.
Dear Isloo ,
I Checked the CDA approved layout of sector F and I see most of the 10 marla streets are under dispute. BE map on CDA website is identifying the land not part of LOP. I belive all these patches are disputed land.
But C2, C3 seems very good options to explore.
Currently I am outside Pakistan so only doing research via internet & phone calls 
Sure, I am sending you a private message to get contact details.
Dear Umar,
Bahria has two types of disputes, with CDA and with locals.
With CDA, about 510 kanal land was under dispute, mainly around main gate including a Cafe, Zoo and some commercial and residential plots of sector C and some part of C2. To reclaim its land, CDA launched a massive anti-encroachment operation back in 2018, but then stopped half way through. Now this encroached part is clearly demarcated on master plan, which you can avoid.
With locals, Bahria has disputes on land parcels within developed sectors. So you’ll find some streets with no possession while there are houses constructed around it. This situation keeps changing as Bahria continues to settle disputes with locals. That is why you need to check latest situation on-ground. Ask local dealers and double-check with Bahria office before closing a deal.
Isloo.
Thanks for the valueable feedback bro. Will stick to your advice of POSSESSION ONLY whereever I buy in BE.
Also avoid “filling” land (un-compacted), as that will escalate your construction cost tremendously. This has been discussed on many threads that Bahria levels land by cutting hills and filling ditches. If your plot falls in the filling area, then you end-up paying huge costs in stabilizing the foundation. Steel and cement prices have already skyrocketed. So you should avoid falling into this pit by all means.
Well noted. Thanks alot
@engr.umar1 sb, Isloo has already shared all the right pointers and in my view he is among well-versed and insightful voices regarding BE.
I will just add my two-cents a a complementary information:
10 Marla loveres A and Cs fit best. Yes, A is expensive but quite good rental yield, much more populated and safest bet now. Clear and among the first to get the Gas. Thouh Cs have better views and heighted but it will have glitches here and there.
Enclave post 2017 have turned into a project that primarily suits end buyers. The remodeling of Rawal Dam Chowk may revive the investors interests yet again, to the level it used to be from 2013 - 2015 (among best selling and most lucrative in the twin cities).
For investment purposes, I would had preferred N and I. BE is trying to pull off another Civic Center (called Civic Zone in Enclave). Civic center have been the most successful commercials of BT in twin cities and that massively helped Phase 5 and adjoining areas. Those G, N, H, I will get same benefit, if BE can pull off another Civic Center sort commercial hub in the name of Civic Zone.
Till Aleem Khan and Park View in competition with BE and till Aleem Khan in Power Corridors he will Use CDA card to benefit PVC and twist BE arms in every possible way.
On a similar note, Gulberg Residencia, possession blocks around D-Markaz are also quite a good deal. A decade behind Enclave as far as population and livability but growing fast and I see them surpassing Enclave quite quick in terms of prices and investment and 5 odd years for the population. The connection with Gulberg Greens and Location is the Selling point for Gulberg Residencia.
Imtiaz Sb,
Specifically which blocks of Gulberg Residencia are you talking about.
I see you have been mentioning about it in many threads.
Thanks
For Gulberg Residencia, rule is simple:
Files or Plot or whatever, I am yet to see anyone who had made any loss out of Gulberg Inventory.
Possession plots, though expensive, lump sum but rise far better than installments and files (cheaper and installments).
For Gulbrg Residncia, the thing is:
– Take D Markaz as a benchmark
– See the maps and onsite visit with sectors nearest to D Markaz, wherever streets cut, that’s all good to go. Yes, they are most expensive but I assume budget in rage 1.2 to 1.6 for 7/10 Marla is not the issue.
– Exception to rule above is V, T, perhaps M too.
Congratulations to the investors of Bahria Enclave, Park View City, Capital Enclave and all residents of Park road. Rawal Dam junction is open for traffic.
Islamabad, the beautiful !