Salam,
Which one of the mentioned options would be better in the long run if one has to buy a plot for living?
Please share your expert opinions.
Zubair sb
No doubt CDA Pak envlave is the best for living as well as for investment:
1: Access much shorter and straight forward whereas Bahria access is a pain and will get even worse in future as you have to go through village market plus Long 20 km from faizabad flyover.
2: Holds CDA tag which is to some people?, still a fantasy saying " I live in Islamabad ".
3: Has boundary wall
Bahria more green, more clean better managed and have malls inside but still if one wraps up all prose n cons plus long drive to bahria especially in late night hours in veerana , Pak enclve is and will keep taking the lead in future.
Zubair,
CDA Park Enclave enjoyes unique location advantage as AQ sb said. It has level land, direct access to Park Road, multile access, CDA's name and a higher price tag. But on the down side, it is small community surrounded by villages and one hell of a boring place.
Bahria Enclave is deep inside with conjestion and speed breakers on Kuri road. There'll be lot of traffic in future as 5-6 large universities/schools and a software technology park in the area, and businesses in BE commercials become operational and Kuri Model Town is built and populated. On top of it, typical chakar-bazian of Malik Riaz and his clan. But on the up side it is a self-contained, fully resourced and stylish living with a vibrant community with billions invested in housing and businesses. And the base investment in plots is lower than PE.
So end of the day, it is your choice, do you want to live in an accessible and boring place, or a remote but vibrant community with lot of fun going around you.
Investment wise, CDA tu phir CDA hey. You can not beat it. Period.
As much as I am an advocate of CDA sectors and projects - as far as price appreciation & liquidity - recently, CDA has become an absolute mess.
-- In some sectors without going into names, allottees have been waiting for transfer letters to be issues for 6+ months.
-- People paid money to buy plot, paid CGT to Govt. Transfer Fee to CDA to get it transferred to their names and later realise that there were irregularities within CDA and transfer letters have been put on hold.
-- Per the claims, in previous years 'Mutasreen e CDA'/People Who sold land to CDA paid insider guys to increase size of their land (in documents) and later CDA realised such irregularities and it's the end buyers suffering.
-- Not that long ago CDA was after Safaa Gold Mall to retrieve the land that it claimed was for CDA hospital but illegally sold as commercial. By whom none other than CDA.
My point, unless that mess is sorted out just be careful for whatever bought in CDA as you may have CDA issued transfer letter on your name but CDA send you notice that there is an issue on the actual (first owner) allotment of a particular plot! Even the possession one getting into issues!
BE has its own share of mess and blessings!
I would recommend that you visit both the places with your family...meet a couple of dealers there and get a briefing...and possibly, meet some families.
Then the decision will be your own.
My vote is for Bahria Enclave
Park Enclave is best option for investment as for future living because of location and best access.
Regards
Thank you all for your valuable input.Much appreciated!
A good location plot of 1 kanal in Bahria enclave is somewhere at 17.5 million to 22 million whereas in Park enclave it stands at minimum 25 million.
However I have been told that this price gap won't make much difference due to high construction cost in bahria.
Please let me know your thoughts.
Zubair sb
Just one thing I cannot understand regarding bahria construction cost!
We are in earth quake zone and if bahria makes you to construct sound for any plate activity which is frequently happening, why we cannot appreciate BT standards?
End of the day we are beneficiary not bahria?
Agreed, specially if one is making his own home, should never compromise for just saving few millions.
Yes in property business access and location matters always in price appreciation as mostly population's need linked to both this basic factors.
However once again for personal living it is not on profit making but on your personal Happiness and quality of life, therefore as an example if one feeling happy even living in Pir Sohawa resort area for peaceful, natural and scenic atmosphere is also 100% wise.
AQ sb, adding the fact that, BT etc. try to compensate for filled land at the burden on constructor's pocket! I appreciate BT standards but in many cases they are to benefit BT rather than constructor due to quality of land underneath. Since standards remains pretty much same across, in many cases they benefit the structure and in many they are just to compensate the structure on poor soil underneath.
I have seen plazas falling in BT LHR. Houses cracked just under ceiling in P8. So all of that is actually not the constructor in benefit and appreciation bit but in a few cases constructor paying for developers' ambition to convert each inch of available land to residential or commercial. It's pretty obvious in any unfortunate incidence of a jolt, it's the filled land that is more prone to damage and cracking.
One of the good thing with CDA, I haven't witnessed any land filling. If it's depression, keep it that as that is and in many sectors we will see natural excavated land being kept empty and not filled to be sold as a plot!
-----
We had a dedicated thread on this topic sometime ago!
"Bahria town construction standards - is that all a hoax?"
https://www.zameen.com/forum/discussions/buying_property/bahria_town_construction_standards_is_that_all_a_hoax_-29844.html
The clown Malik Riaz has not fulfilled his responsibility while developing the area..... The development of the area does not mean JUST LEVEL THE DIRT SURFACE..... The earth filling has certain criteria in engineering and if that is fulfilled, Then there will be no settlement of the structure built over it.... We have discussed it many many times that Clown riaz has not fulfilled his responsibility at all when it comes to the development of area as per the engineering standard......
Pouring extra concrete and using over steel does not mean SAFETY..... Each home owner in Bahria phase 8 spends couple of millions extra to hide the poor development of clown riaz under the earth surface...... I do not know about Bahria Enclave.... Our isloo 1 bubba might comment on the standard of development under the dirt surface in bahria enclave......
Imtiaz/Ilyas sb
Yes, both of you gents made legitimate point but in Pakistan no one guarantees the proper land filling per civil engineering set standards of land compaction. Neither DHAs nor any one else except CDA, as is rightly said.
This is like you are sitting in economy class, you paid 1000 $ for your airfare and the passenger right next to you has paid 2000$ per class definition of the airline....total fraud and all airlines do world over!
In DHA-2, My house was on cutting terrain and my cousin's house few lanes down had terrible problem of filling.
As I said b4, countty needs regulatory authority and strict clauses to come around this issue.
Sir nice and an aesthetic living needs extra bucks and it has been widely accepted in Pakidtan to take plot as it is.
However good news is: generally simple land fill takes 20 years for natural compaction as per my qualified senior civil engineer friend and both Pindi BTs and initially launched DHAs has seen two decades.
But yes when filling is like multi 100s feet, one has to think twice b4 closing the deal as if you are spending millions on plot , few 1000s will not hurt you to do soil testing b4 paying beyana.
I checked in sector C b4 buying and it came out deep filling. I did not buy the plot but yes it cost me Rs 15000 years before on soil testing.
AQ sb CDA and DHA both have the 'A' denoting 'Authority'. So these Authorities instead of setting the trends doing pretty much the opposite ...
Believe me if they can't care, no Regulator will work on top of Authority
SOME RANDOM GIBBERISH.
- We live in a false sense of stability with only 30 km of solid Earth crust that is floating on some 7000 km of molten lava.
- CDA is the most efficient land developer, it DOES NOTHING.
- Clown Riaz sells dreams, and we are the day-dreamers.
- Wooden structures are earthquake-proof and brick-n-concrete structures are tornedo-proof. So choice is yours how you want to die.
Respected Abdul Qayoom sahib,
Consolidation is a long long process and it still depends the over burden pressure...... In clown riaz city the over burden pressure is not that much to get the natural consolidated dirt surface at the desired level otherwise the buildings would have not been floating or sinking there....... It is what it is...... :)
Earth Quake proof buildings:
Even if you design the buildings as per the earthquake codes, though clown riaz makes heaviest designs of buildings to avoid the sinking of boats( structures) in Bahria phase 8, we pour concrete with illiterate TEEKADARS, who do injustice to the concreting and i have not seen a single standard batch of concrete in buildings in Bahria or any where else except the mega structures on motorway etc....... So there are multiple multiple factors and reasons as per our isloo 1 bubba to die in pakistan anyway.....,
The best option in the city of clown riaz is PEB ( Pre engineered buildings)....
Ilyas sb,
Clown Malik Riaz buys dirt cheap land which is on hilly terrain, full of nallahs and remote from cities. Then he spends money that he extorts from you and me to cut the hills and fill the ditches to reclaim maximum land that was otherwise not suitable for any house construction. Then he forces me and you to waste millions of rupees on this uncompacted soil to pay for his greed.
Bahria Enclave is no exception. Deep rain nallahs have been filled by moving earth from hills. Sometimes, cost on foundation is so unbearable that the owners sell it at throw away price and move to other locations.
As for AQ sb's advice to spend Rs on soil testing before paying biyana, I think this would not be possible for an average buyer, so they should consult with couple of dealers and Bahria's office to confirm filling/cutting nature of land before closing the deal.
Ilyas sb
Curse is what which needs a lot of consumption in a lot of manifestations in a lot of domains in our beloved country.
نقارخانے میں طوطی کی کون سنتا ہے۔سر جی؟
When we burn our blood on any wrongdoings , it immediately transform to someone's laughing and soothing!
These rich hounds have their very existence in this totally currupt system.
They cannot and will not survive in clean system.
BT lovers will stay in BT no matter how clown MR manipulate and mend the law.
سر جی آم کھائیں اور پیڑوں کو نہ گنیں۔
As per Isloo sb, we have options to die: If not in bahria land fill, then Pakistan's debts at a rapidly rising scale.
So
ہیر گائو اور کھیر کھائو
ہماری کون سنے گا
ہم ان بھینسوں کا چارہ ہیں کہ جن کی بھوک ازلی ہے
I have doubts, first of all, on MR 'Buys' :)
Gents, Pls. carry on beyond this assumption ...
Pakistan's Debts:
Here is very easy solution:
I am sharing a link from isloo 1 bubba's favourite tribune:
https://tribune.com.pk/story/2237699/2-improving-trade-balance-china
As per my study from other news sources in Pakistan that we have 10 to 11 billions $ imbalance business with Chinese on yearly basis.... Balance the business with Chinese.... You have total 90 to 95 billions $ debts.... You will be able to pay the whole debts in 10 to 12 years.... Khalass!!!!!!
( Pak-China friendship higher than Himalaya!!!!!.... Oh my dears)
Easy math....
Did we not buid CPEC with our own money isloo 1 sahib?