Which of these will you guys recommend for Comfort + Location + Investment advantage:
I. Bahria Town Lahore
II. EME DHA
III. DHA 1-8
IV. Sukh Chayn
V. Any other?
Depends on one's own priority of locality, budget etc...There can be a number of preferences varying from person to person.
DHA 1-8 is very good and solid in terms of investment standard and class of living.. But expensive
DHA EME is also good for residence point of view not for investment but only if one's preference of living is in that part of city.
I would rate
For investment purpose only
DHA 7,8,DHA 5 M block
Bahria Town
Sukh Chayn
For Living Purposes
- Include Model Town in the list as well (adv such as city center, active society and managment, neat and clean environment, greenery, availability of parks etc, own security)
2.1. DHA 1-8, EME DHA (upon locality preference)
Bahria (have some extra advantages of loadshedding free though)
Sukh Chayn
Top priority DHA Phase 1-8, Second EME, Third Sukh Chain, Fourth Bahria Town
Shoaib bhai, your assessment is interesting. But may I share with you how I understand it.
You are saying in your assessment that Bahria is second best for investment purposes. For example, at the moment one kanal in Bahria Town and EME are priced roughly equally depending on block (though EME is slightly higher).
Is your assessment that from this point onwards, Bahria will overtake EME? You mean Bahria will rise faster than EME?
But if you consider the location, EME is closer to main Lahore and its gate opens on Canal Bank Road + Multan Road. So EME has immediate access to both these roads. Bahria is quite far comparatively and has access to only Canal Road from this side.
Bahria has more modern road architecture but EME is a decent cosy society of educated upper-middle class people managed by DHA.
So what is your opinion? Do you still think Bahria will overtake EME?
What about DHA-7&8? You are saying these are best for investment purposes. Will these phases of DHA overtake Bahria and EME despite a bit awkward location of DHA-8 near the airport but very far from almost every other Lahore landmark such as Mayo, Services, PU new campus, NCA, Shaikh Zayed, Shaukat Khanum, Secretariate, Mall, Govt College, Kinnaird College, Lahore College, Crescent Model etc?
Bahria town. Moment Golf view project accelrates, there will be another road for BT that will join Raiwind road.
Regards
@Pk1
Good Analysis wih logic. Getting very usefull information from this thread.
@ PK1...
Nice questions from yourside..:-)
What i can say in this regard is that Asker didnot specify which sub scheme he is talking about in bahria... As he mentioned only BAHRIA TOWN... So in broader meaning i said BAHRIA's newly launchaed societies has more potential in terms of investment....
If you take a retrospective look at EME, it’s a fairly old town now, populated enough and its price as per its locality already peaked up... So in my for investment point of view there is not much juice left in it now... As it’s a general principle that populated/developed societies are not lucrative for realtors but instead builders. So i would rate EME as among best in terms of quality of living standard but not in terms of buying a plot and holding it and expecting it to rise quickly. Exactly similar is the case of DHA phase 1-5 and to some extent phase-6 also... Which is developed and populated enough already. So it is good for builders now.
For your second question “What about DHA-7&8? You are saying these are best for investment purposes” I would say yes they are... As one can witness it from the current values of older phases of DHA i.e. 1-5,6 which are higher than EME and Bahria developed sectors…. I would still rate phase-8 as a best location in terms of its prime location within the future DHA perimeters…
One can’t link DHA for its proximities with “Mayo, Services, PU new campus, NCA, Shaikh Zayed, Shaukat Khanum, Secretariate, Mall, Govt College, Kinnaird College, Lahore College, and Crescent Model” These factors did not effect DHA even in its history… by the way DHA is not too far from Lahore college/Kinnaird college. Kalma Chowk, Ferozepur Road, Main Boulevard Gulberg, Jail Road, The Mall & LUMS etc than Bahria, Sukh Chayn and EME are from them …. Yes it is far from Thokar Niaz Beg, Bahria, EME and that part of town… but once Ring Road’s southern loop will be finished … all these places will be on 15 minute distance only.
Lahore in next 5 to 10 years will jump from GAMMA+ city range to Beta- range at least; I mean it will be a Global Metropolis by then… Cities for such a larger size have generally more than one downtowns or city centers. If one look at the size of DHA, it will easily going to be a one medium size city in the future in terms of population, area, specific class of the society and the business activity.
But I would say that different area in Lahore have altogether its different dynamics… Each locality has a different set of class that it targets….The areas you seem to be interested in has its own advantages as well. So one can’t truly compare one side of Lahore to the other side….
Depends upon your budget but according to my knowledge and experience, you should go for Bahria Town. It is the best place where are basics are available to spend your life happy. If you want to know some good architects then I can recommend you the best one. It will be useful for you.
Regards,
Hamza
Shoaib you have raised valid points and I think I have to agree with you generally...
But I must say that personally I feel that this side of Lahore near Thokar and Canal Road is better than the airport and DHA side.
This side provides more accessibility options as it already has direct and immediate access to 3 main arteries: (1)Canal Road from where you can reach many major access points; (2) Lahore Bypass which takes you direct to Motorway, Ravi Road, Walled City and the newest Lahore expansions near Kot Abdul Malik interchange; and (3) Multan Road which takes you straight to Wahdat Road, Iqbal Town, Chauburji and Secretariate. And not to forget Raiwind Road and Expo Centre Road.
Yes the last remaining loop of Ring Road will provide a new lifeline to DHA phases but it will benefit EME and Bahria even more because these areas will then reach airport very quickly (and at the moment only the airport is a bit far from here even though canal road even now provides a reasonably good route).
Hi Guys,
Very thorough analysis by Shoiab and PK1. Keep it up guys.
Can I ask both of you about ting road southern loop plan. I've heard its planned to go through Bahria sector C (Tulip Extension), and E. Is it true?
Have u guys have any up to date news on southern loop link to Bahria?
Thanks
No idea brother, may be anyone with LDA inner circle knows… But it will pass somewhere between sui gas phase-2 and bahria… Important thing is when its gonna complete
Very good analysis Shoaib.
@Pardesi, I support Shoaib's suggestion, the best short term investments should be:
DHA Phase 8
DHA Phase 7, near Z block as Knowledge city is planned there. OR Phase 5 M Block
Bahria Sectors A,B,C,D not so much for investment but living and that too if you don't need frequent travel to gulberg, kalma chowk etc.
On Bahria, DHA EME side, there's a mushroom growth of societies, hundres of acres on sale with un-ending supply plus commuting from there is horrendous with loads of traffic.
On the other hand, DHA has established itself over decades, its repute, reliability and the class of population is matchless in lahore.
But frankly, its your own decision, you have to go to these places to see what clicks your senses more.
Yes its upon ones own priorities (in terms of living factor only)... E.g. If a person has its old home or proximity to his social circle or workplace located in that area i.e. Around Bahria, EME etc then you will like this place for yourself...no doubt about
The factor which PK1 mentioned about access from Canal road is not a very tremendous thing that one can add as a special plus factor... There a load of traffic mess around peak hours on this Artery like around Thokar, PU campus etc. Until unless Punjab govt. Widens this road throughout from Thokar to The Mall atleast... There is some opposition on this issue from environmentalists, who are against cutting lush green trees aside canal branch.
Main DHA is still a much bigger magnet for investors in this city.
Shoaib,
Firstly, you will not see traffic jams on Thokar even at rush hours because it is a vry big chowk.
Secondly, if you live in EME or Bahria, then you dont need to pass through Thokar. You can simply climb on the Multan Road to Canal Road Flyover!
And yes, canal road can get a bit crowded but most of the time traffic does not stop because of the underpasses (near thokar, the canal road has already been widened by Shahbaz Sharif in 2012).
But if you dont like to move on Canal Road because of sometimes slow traffic (at rush hour only) on canal road, you have three other options depending on where you want to go:
1- Go to Multan Road and then turn to Wahdat Road or move straight to Samnabaad chauburji etc.
2- Go to Lahore Bypass; or
3- Go to Expo Centre Road and turn to Johar Town.
But if you are in Defence, you have to come to Walton Road and then either take Ferozpur Road or take Cantt route. Otherwise, go to airport and then come to Mall or Canal through a traffic loaded long long way.
PK1!
There are many access routes are available from DHA...
DHA Main Boulevard to Jinnah (Cavalary) flyover then Center Point/main boulevard...
DHA Main Boulevard to ; before Jinnah flyover, take Shami Road on right, it will lead to Jail road (Sherpao bridge then main jail road)
DHA Main Boulevard to Walton road (named Tufail road in CANTT area)... It will lead you to MALL Road before Mian Mir Bridge or near to Fortress Stadium. All these accesses dont have any issue and its more civilized traffic than in the other parts of the city.
Other routes you mentioned is one can go directly from Ghazi road to Ferozepur road.... From Walton to ferozepur road... Or from Airport ring Road to Zarrar Shaheed road... It will take you in front of Royl Palm golf course at Canal...
However one can debate long on this accessibilty thing.... But i feel this should not be the only factor if one is looking only for investment stand point.... For living purposes i mentioned it before... That its solely depends on ones own priorities... With plus and minuses on both sides...
Btw only relatively better route from that part (EME, bahria) is through canal road... Multan road is good till scheme morr chowk so far... Its a never to go beyond that yet :-p
As for 'mushroom' growth of societies in this area, well this actually is evident because of the great access through two main roads - Mohlanwal Road and Multan Road. Societies like EME and Sukh Chayn have access to both these roads. Other societies can also use the same bridges and cross over from Mohanwaal Road to Multan Road.
Price of raw land in between Mohlanwal Road and Multan Road all the way up to Manga Mandi is very expensive. Up to Sundar pind and Sundar Industrial Estate there is no more any land available.
And considering the distance it is more expensive than any other part outside Lahore at the same distance from the city centre.
Shoaib, Defence Main Boulevard opens only on Walton Road - whether you call it Walton Road or you call it Tufail Road. You cannot reach Cavalry flyover without taking Walton Road. Even if you go through slum areas of RA Bazaar.
Alternatively you take Defence Road or Ring Road to reach the same place where Walton Road takes you: Ferozpur Road/Qainchi.
@Shaoib sb and PK1
Both of you have very good knowledge of the surroundings of Defence lahore as well as its road links. I really like it, you are involve in very healthy discussion. Acthally; question is very broad so its answer can not be precised. Uptil now; defence area have clear advantage over EME or babria town due to many reasons including location. I dont know what will happen after 10-years but as per my judgment; defence will remain unbeaten. My family members live at both places (dha and bahria) so I keep them visiting quite oftenly so I know their problems.
This is my personal opinion and surely I can be wrong
Thumbs up for both PK1 and Shoaib.
Thank you all.
Actually I have a plot in EME block A. Before I start construction I want to consider for the last time if this is where I should live. If any other place is better, then why not switch and put the effort of construction in the new place if a better choice is available.
As you know construction of house is not easy especially for overseas Pakistani.
I have friends and relatives all over Lahore so that is not a reason to choose one side in preference over another.
But from all your answers I am still not totally sure. Shall I pull the trigger on construction or shall I switch my plot to somewhere else?