Bahria Town Phase 8 rise in 2015

Buying Property Where to Buy
#321

Nadeem Bhai

I have been told that in Usman block mini commercial 3 floors could be built.

The basement, Ground and 1st floor flat. I myself checked with one of the most influential dealers in PHASE-8 and He assured me of having paper from BT about the 3 floors. He further told me that they are the ones who bought most of the 15*20 mini commercials and they have the preapproval letter from BT. He offered his office help inside BT office in getting my 3 floor plan approved but the popular belief still exists with many dealers: 2 floors only not 3?

I always thought to dig in further when I am in Pakistan but my short stay did not allow me so far.

Could you please share your info about?

I personally think that mini commercial will rise when at least 50% house are constructed in Usman block.

#322

Qayum bhai…wat I have seen in usman commercial is that they can build G +2…that also excluding basement…rest nadeem bhai is more updated on this…regards

#323

G + 2....and basement should also be allowed to build.

whats the normal rent of shops if anyone has a ballpark figure?

#324

Saadi bahi, how do you rate investing in 15 x 20 commercial plot vs investing in residential plot in phase 8. Please have your words

Thanks alot

#325

Dear Abdul Qayyum,

According to my information basement+Ground+first floor.Some dealers claim that possible for second floor.I don't know if somebody have link inside Bahria office and he can get approval for second floor.

Regards

#326

Thanks undertaker, Sayeen and Nadeem Ahmed.

The dealer, I quoted, normally buys at least 20 crores of property from BT for a later re-sale and I think this is the minimum requirement of any dealer who buys from BT in bulk.

This dealer told me that He has a pre-approved letter from BT for the basement, Ground and 1st floor.

But when I asked from the boy in BT planning office, it went like that”:

Sir, tell your shuttering man to keep the steel bars extended so that you could make another floor if approval comes later?

“How many floors”, I asked?

“Sir only two for the time being”, was the reply!

Samara Sahiba:

If you are around, please extend your helping hand as I have two 15*20 there and need to build one plaza. I know these plots are way down but after Usman block gets populated, I am sure there will be good rental potential as whichever direction Pakistan would be going, people will still need “Rotee”, even if not buttered.

#327

Whats 15x20 in marlas?

Also what could be the total construction cost on it?

And what could be the rent per shop?

Please guide me.

thanks

#328

Dear Sayeein

A Marla in “Abadi Deh” does have 272-1/4 Foot and the same in city property is different with different developers. For example in CDA Islamabad it is 225 ft, some other places it is 250 Ft while you have to give some frontage for the street which would again place it at less than 250 sq ft.

In DHA a one Kanal plot (20 Marla), having 500 yards, does have 225 sq ft. 15*20 Ft, then is 1.3 Marla.

Now the cost:

Plaza or a shop is not expensive to build.

A 15*20 ft could be easily built, without basement (basement is costly though), 1st floor and 2nd floor in less than 15 lacs but you have to supervise the construction contractor with an eagle eye.

Actually a plaza must not cost more than Rs. 1800 per sq ft which makes only 11 lacs but I estimated 15 lacs as Bahria is having very strict standards of construction, especially for the base of the building.

The Rent:

3 important factors for the rent:

Location, location and location. I am estimating Usman block which would have the minimum rental value , with ground and 1st floor only) at 20K+15 K…. Rs 35,000 as a minimum.

My competent friends are saying minimum Rs 40,000 but I have my reason to disagree with them.

You can also build two studio flats on a 15*20 ft plot? Surprised …yes plans are available with BT free of cost and student and other property dealer bachelors would take it for rent in no time in BT.There is no loadshedding and life is like a gift in BT, especially in phase-8 Rawalpindi.

#329

Dear Abdul Qayum sahab,

many many thanks for a detailed answer.15 lacs for ground and first floor together is reasonable. I am assuming that 15 lacs is for 2 shops one above another?

I was wondering if investing in commercial is more profitable when compared against residential? Please guide me.

#330

Dear Abdul Qayyum,

I am 100% agree with you.Yes basement is costly,ground and first floor is good for rental value.

I purchased two shops is phase7 in 2012 each shop price was 3.5M and that time rent value was 18k and now rental value is 25K and shop value is to 4.5 to 5M.

I think 15x20 plot is good for rental because if we spend 3 to 4M for land and for construction 1.5 to 2M=4.5 to 6M and rental value=30 to 40k means better than shops or apartments.

Regards

#331

Thanks Nadeem Sahib for sharing. Good decision of having shops in phase-7.

Next time, In Shaa Allah, when I visit home, I am going to clear this mess~ how many floors on a mini commercial in Usman block~. I will also get the copy of that so called letter which says more floors with more money paid to BT office.

My intentions is to make also a basement as there will be uninterrupted Halal income even if construction is expensive. Basement shop, ground floor shop and two studios at 1st floor seem good for rent.

#332

Abdul qayum saab,

where are you currently loacated at? Country?

#333

Dear Abdul Qayyum,

Can you sms me your number +965-97271971 Kuwait?I am also planning to start construction in 2017 inshAllah so we can share ideas.

Regards

#334

I am sorry Saeein Sahib, a personal question!

But since you’re a senior authority at Zameen, you can reach me at

yousafnoor@gmail.com and can obtain my location and cell at my current location. By the way it is in gulf.

#335

Dear Sayeein bahi,

Overseas people are very afraid even share location.Can you believe i have two id one in urdu and one is overseas when i am in Pak at that time i am using urdu Pak id.

Regards

#336

@Abdul Qayyum ....thanks for your analysis ,but how you see your 62 lacks purchase downing to 50 sir?? do you feel correct decision at purchase time?

Does this means all those suffering in phase 8 bcz of reduction in prices from peak in 2013 to low at bottom today in 2015 can reconcile themselves to some better hopes in future?

And third is ,how your sources via your dealer foresee next 1-2 years for phase 8 in prices terms?

Hope you don't mind such direct queries ,any how thanks in advance.

#337

Dear Dk bahi,

According to my information BT phase8 future is very bright inshAllah and prices will rise in near future because development is continuously .Allah knows best.

Regards

#338

Abdulqayum sahab and nadeem bhai,

I understand the concerns.

I have emailed you.

#339

Again a word of sorry to Saeein Sahib.

Now a days, a lot of passengers, identified from the social and other web media is being robbed when reaches Pakistan. They are now in police uniforms and in most of the cases police is involved in robberies.

Nadeem Sahib:

**How you see your 62 lacks purchase downing to 50 sir?? Do you feel correct decision at purchase time? [Sir, I think it is good decision around 50 in BT in civic center in recent time. The furnished flat are being rented at +40,000. My calculation is very simple~ To afford good medical, a small AC car, no house rent to pay, no supplementary family income rather than rents , a retired couple after having done daughter’s marriages, needs $ 1500 per month looking backward the last 30 years living in Pakistan]

** Does this means all those suffering in phase 8 bcz of reduction in prices from peak in 2013 to low at bottom today in 2015 can reconcile themselves to some better hopes in future? [Sir, you know it all depend on value additions. Phaase-8 being constantly value added coupled with DHA-1 & DHA-4.. Pakistan is short of millions of houses and this industry never addressed before in a professional manner but now it does. Phase-8 is city inside a city and now “We live in Bahria town” or “We live in Defense”, is a status symbol. I think phase-8 will come back but not in 2015…..They are talking the China business corridor will also get Rawalpindi ring road…if that happens…Phae-8, I leave it to your imagination!!!! ].

****And third is ,how your sources via your dealer foresee next 1-2 years for phase 8 in prices terms?

[Sir, please allow me some time as I am at an offsite location and cells are not allowed here. Once I reach city, I might do some talking and shall post here for all]

Sir, I will never mind your questions, your postings are meaningful, balanced and talk out of your learned mind at Zameen. I am just a child here!

Dear Saeein: Web mails are not allowed at our corporate network due to viruses. I shall check my gamil once I get hold my laptop/cell once I am in city.

#340

Commercial buying in usman block seems a good idea with good rent and descent outcome in near future bcoz population is growing there very fast and already there is less commercial activity as compared to abu bakar block or umer block where prices are also high

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