Dear experts, my friend intends to invest around 14 million in either dha 5 or g14/1. Main purpose is for investment & if the area gets developed then possibility is there to build a house on that as well. 1 kanal in dha or 12/10 marla in g-14/1.
Need your expert advice as to which one is better in terms of 1-2 year horizon with a possibility to build home if it gets developed.
In your case you should only consider DHA 5. DHA 5 have huge potential of growth. On the other hang G-14/1 have already seen a huge jump in prices post Covid days. You have already missed that return on investment and the next raise is not possible in near future specially in G-14/1. If you are keen to stick around G-14 area go for F-14 investment.
I agree with Khalid sab.Dha-5 is 100 time better than G-14/.
Regards
Agree with Khalid and Nadeem; DHA has a brand name of family location.
Sir dha 5 without any doubt for peaceful living.It is equally good for investment.
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Appreciate everyone’s input and clearly the majority favors DHA 5. Would like to pose a question for further clarity, how do you see the distance factor play out for DHA 5 vs G14 if majority of engagements are in Islamabad (School/Work/Social circle etc).
- Yes, DHs offers a very comfortable lifestyle, safe and secure. One of the best, as of now!
- Yes, DHs have gained a lot and people did earned good out of them and still doing so.
However, Let me be the Devil's advocate:
-- In recent years, when BT/DH/Gulberg etc. were still playing a decade old game, i.e., to sell and than see and then develop. New players like CSC, Alkabir Town, Park View entered the market did fast paced development, good marketing and smaller plot size, delivered before time to capture a major chunk of that BT/DH/Gulberg Market!
-- 14/1 remains underdeveloped and one of its biggest benefit is connection with Kashmir Highway and the day Metro Bus operationalised it will get a big Jump (the factor thats ignored by many). If you can travel to the gate of your housing community via Public Transport, you are not close to the city, you actually are the City and a Location Benchmark! Its sandwiched between G-13/15 both developed and I see it appreciating, however, it remains to be seen when and how?
Historically DHs have proven among the best for maintaining quality lifestyle, whereas the srip of Gs along KH have appreciated way better.
Previously FGEHF have now become FEGHA (from Foundation to Authority) and it has all the authority in G-13 like CDA and the impact is visible. I would see developments of G-13 and Metro Operational as big added benefits to G-14 in addition to its own boost!
Imtiaz sb u dont know then how foolishly housing wroks.G14-1 is not going to develop even in next decade.I can bet on it with eyes closed.Can you?
Secondly G series sectors remained far behind in appreciation in comparsion to dha.Wouldlike to know your figures and then I will convey exact figures here.
Thirdly who would like to live in shanty towns just to remain near city.It is not a preference for me atleast.
Well said Falcon sab.Dha-5 VS G-14 i think Dha-5 is 100 time better as i said before.
Regards
Falcon sb, it's an individual opinion, you are very welcome to counter-argue and I appreciate that. However, if you go through the post again:
-- Re Development: My very first and conclusive word on that:
"However, Let me be the Devil's advocate:"
"14/1 remains underdeveloped..." + "however, it remains to be seen when and how?..."
CDA is a mess, no denial, I am a biggest critic but not to forget what happens with these fancy DHs and BTs in the name of extension, valley, city etc. and etc. I wish there was some data available and the number of DH mutasreen (affectees as land sellers, buyers) will far exceed those of CDA!
-- I have put in numbers in details like a month ago in a similar thread (remembering TC 10-M among best and Gulberg 1-K Among worst in last 6/12 months). It takes time and energy to process those and furnish, it's not just like a few keystrokes based on past experience. I will try to find the link and share again, rather than doing it all over-again. Unfortunately, in online forums research/data/numbers that show a true reflection are often taken as an offence!
-- Once again, I invite you to read through the post, I explicitly argued that there is no match of living between BT/DH with CDA that is far inferior but that doesn't change the fact of demand for purchase and rental! The main stated purpose is investment!! Pretty much similar like a Pathetic, locally manufactured/assembled Suzuki Mehran or Corolla pretty much sells better than a fantastic eco-friendly Japnase made Prius.
You may be very right and doesnt have to agree with my opinion, counter argue is everyone's right! I see you offering a deal that's awesome and I have actually saved the number in case I may need something in DH, you might be the first person I may ring up to consult and talk to! However, not to offend but it does involve a natural human bias and conflict of interests as far as opinions!
If I had placed my number for a deal in G-14/1 at the conclusion I openly take that as my interest involved, if not then it's a flip view or an individual opinion backed with my rational (right or wrong) against a popular opinion. Arguing against a popular opinion rarely goes well among the masses!
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The bottom line remains, unless one has real deep pockets and finances to try hitting the jackpots, anything beyond 2-Mil bracket must be put into developed/possession, whereever and whatever that is!
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Imtiaz sb u are right.We learn from each other but plain numbers explain everything.And gathering numbers are not as difficult as u are portraying.
U said and I quote:"the srip of Gs along KH have appreciated way better."
This is not true and I corrected that Sir.Take an example.A 40x80 in g13 in 2011 was for 85 lacs,for 125 lacs in 2013 and 150 lacs in 2015 and 270 lacs approx as of today.The same plot in dha 2 was for 50 lacs in 2011, for 65 lacs in 2013,for 105 lacs in 2015 and 270 lacs as of today.The same 40x80 house in G9 in 2016 was for 325 lacs,the same house 400 lacs as of today.Rest do the maths.
TC is a separate story and no doubt it has gained well.But TC was not in discussion earlier.Secondly a private developer remains a private developer with risks.U cant compare it with a tag like DHA which has sense of security.Same goes for the CDA tag and people feel safe to invest in such credible names.
Usaid that:
CDA is a mess, no denial, I am a biggest critic but not to forget what happens with these fancy DHs and BTs in the name of extension, valley, city etc. and etc. I wish there was some data available and the number of DH mutasreen (affectees as land sellers, buyers) will far exceed those of CDA!
Since 1988 every sector launced by CDA is a total mess.CDA is messing it up in every other sector.Now count these.I-11,I-12,I-15,I-16,F-12,G-12,F-13,E-12 and list goes on and on.The one that are even developed look like slum.Dha valley was a pure mess no doubt but it is not DHA's everyday story.They dont mess up with every other sector like DHA.Bahria has developed 15 times more area in comoarsion to CDA in last 20 years only.And CDA's effectees are way more than that of valley.Plz keep the facts straight.
Offering a deal is a separate thing and your business should not stop you from offering an honest opinion.God provides everyone with his blessings and I truly believe in it.Deal or no deal,u are always welcome for any type of guidance/help regarding DHA and even main CDA sectors.
U said that:Unfortunately, in online forums research/data/numbers that show a true reflection are often taken as an offence!
I believe that one should not refrain from putting the facts and one should not care what others see as offence.U should carry on providing with the true picture.Btw at this forum,I ve hardly seen anyone discouraging anyone for putting right facts.Senior members like Nadeem Sb and AQ sb provide the real picture.
U said that:"If I had placed my number for a deal in G-14/1 at the conclusion I openly take that as my interest involved, if not then it's a flip view or an individual opinion backed with my rational (right or wrong) against a popular opinion. Arguing against a popular opinion rarely goes well among the masses!."
I am a amused with this argument.U know why?Because when u feel the need for getting personal with anyone,it openly reflects that u have lost the argument.Yes I openly say that I support DHA and why I say this.Get the data from me,grab the calculator and calculate the returns.If your presented options have exceeded the returns then I will agree with grace that your homework was good and u were right,without saying that u are biased since your investments were there.Otherwise plz show some grace to accept that returns were unmatched in dha without getting personal.I openly say that if one can manage to a residence in E or F series of Islamabad,never even bother looking for dha or bahria.So what would you say now?Am I doing business again?
Lastly I say that in business,opinion matters but numbers matter more because they reflect returns on investment and present picture.So it is always better to talk on numbers.
==> The premise of my discussion/very first post, explicitly stating 'Let me be Devil's Advocate...'
-- Was not about: G-14 over DH or vice verca.
-- Was about: Discuss other side of the equation as a counter argue to popular opinion.
Falcon sb, I appreciate your efforts and taking time to provide insights! Its appreciated and acknowledged.
Numbers: We all have personal experiences, thanks indeed for sharing numbers and I trust your insight and input on that. However, when I talk about Numbers. let me be a bit explicit about that
- General Median/Mean not individual cases
- Data that is verifiable beyond individuals
You may counter-argue and I agree no data is bullet proof but general data is well reflective of population of asset. I will try to search that link where I calculated with links and sources to all data tracing back to decade in the past! I have some experience beyond 2017 in I-16/14 and the ups and downs, I share that as individual experience but never as a generalised conclusion! Moreover, DHA-2 is largest and like a Jewel Crown of DHs, whereas G-9 is not the saem for CDA, so a direct comparison may never be possible. In prime of CDA a nominal 2 bed apartment on some 10th floor might cost 25+ to 30 mil awith rental yield 2+ lac/month
-- I personally left (in Nov 2016) and than bought (in Dec 2019) a 25x60 in low end I-14 at more than 100% price. When I quote that I will refer to that as individual experience not a generalised indicator!
-- CSC commercial people got > 100% return in about less than 2 years is that trend gonna last a decade or true as amean value? No...
Messed Project: Yes CDA is dead slow, pathetic bureaucracy aNd you name any crap and they got whatever mess you can count in (unfortunately in this system A Pathetic Suzuki Mehran Sells like an HotCake @ > 1 Mil excluding the Premium). For DH, its not just Valley, it happened in City (LHR) and tons of cases where plots relocated/moved etc. and not to mention the way land gets acquired. BT is an altogether game! I am obvious and its no secret the way BT acquires land, it doesn't have even half the documents of land acquired! This is why your trillion dollar property in BT is worth 0 when tried to pldged to a bank of financial institute as a guarantee! That is a Fact as straight as it could get! You can see what happened in KHI
Part of the Mess happens due to size! DHA is like what now 5 phases and BT 8? individually both still less than a Single Sector of low end CDA I series like I-8/9/10/11/12/14/15/16. You may scale 5 - 7 sectors to each developed series E, F, G, H (educational), I and I dont count Cooperative Societies Sector like B-17, one Sector like D-12 and towns like Margalla, Shahzad, Park Enclaves or future sectors whose land is with CDA but undeveloped like I-17, Cs or whatever else.
Mutual Respect: You are more than welcome to share your experience and my comment is never ever against anyone who is offering sincere advice and be here to get the deal done! If that is interpreted wrong, its a different story, unfortunately. My comment is purely on the basis of your claim
"Imtiaz sb u dont know then how foolishly housing wroks"
I simply reiterated potential human bias that may exist in your case as well as in mine! Your opinions are well valued, my counter argue is on subject, never on individual (I clarify, in case that may had sent a wrong message)
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Appreciate everyone’s input and clearly the majority favors DHA 5. Would like to pose a question for further clarity, how do you see the distance factor play out for DHA 5 vs G14 if majority of engagements are in Islamabad (School/Work/Social circle etc).
@Tahir Qureshi,
You are comparing apples with oranges. DHA 5 and G-14 are two very different beasts and I disagree with anyone who says one is better than other. And I disagree with Khalid sb that it has exhausted price elasticity. I once made the same mistake about i-8 and still regret today.
So weigh your options around these factors: base investment, ROI, plot size, development standard, amenities, ready-to-live, and distance.
Where DHA-5 wins on plot size and development standard, it certainly is a loser on distance and amenities, whereas time-to-live and ROI is tie (though I feel G-14 wins there too, but that's me).
I agree with Isloo, its an Apples vs Oranges situation. However, to put it in a Transaction-driven scenario (ROI) rather than a By-Choice scenario (Life Style), the equation becomes, for Example ...
** 'I have a 1000 PKR, should I invest in Apple or Oranges for best profits?'
-- If its the Dawn of the Winter and seasonal exclusivity (Oranges: the DHAs).
-- If all year along availability and running item (Apples: the CDAs).
I disagree with the notion that its apples vs oranges. Its about a certain amount in hand for investment/constructing home and evaluating 2 options which seem plausible at the moment. DHA’s development standards are better but lose marks on distance from main islamabad. G14/1 has a big uncertainty attached with it considering the huge abaadi residing there who refuse to move + FGEHAs lack of action despite having court orders. I personally would prefer G14 over DHA any day but seeing the lack of action from FGEHA forces me to think about DHA-5. With the construction of PWD Interchange and Korang bridge, the distance factor might get reduced significantly and put both of these societies almost at par with respect to location.
You are comparing apples with oranges well said.
In any case Dha-5 is best.
Regards
Yes Dha phase 5 / ex-serene are safe heaven .Construction of houses are at very good pace .Islamabad higgway expansion will give further boost to Dha phase 5 value.