Aoa everyone. Wanted expert advice. Which is better in terms of investment for a 10 marla plot? G-14/1 or e-12/1 or e-12/4?
Both have old population residing there which have to be removed, both are yet to be developed but prices have hiked considerably. One is under fgeha and the other is under cda. Where to invest if one has to choose one or the other in terms of price gain and development/possession.
I am really stuck here and would really like experts opinion on this. Jazakallah in advance.
Both are not recommended.
Falcon guru, people have made crores in G-14 and E-12, don't you think being CDA/FGECHS these sector fetch highest return on investment. Although prices have gone through the roof, but still metro on KH is the biggest price booster for G-14 and MA for E-12. Would you still disagree on the growth potential these sectors have proven in last 1 year.
So as a guru, you have the responsibility to guide the people objectively and with reasons.
So maybe you can substantiate your disapproval with solid reasons such as disputed land not in possession, etc.
Isloo Sir first of all I have to agree that your market research and analysis is far better and peopleike me learn a lot from u.Yes u are right that people made crores in these sectors but have u ever heard a phrase “topi chalna”.So that is the case here.These prices escalated with the announcements of MA and other similar developments.I feel that prices have already gone very very high and any further growth will only be possible if something considerable is done on ground that will take considerable time in my opinion.Regarding both of these sectors,land acquisition is the main issue so to me it doesnt doesnt make sense to invest money in such plots that are not going to be possessionable in near future.I feel that if u want to make such an investment,then sector F-14 Islamabad is so undervalued at the moment and it may prove to be a far better investment but again it is not transferable at the moment and some court case is also pending.1 kanal undeveloped plot in E-12 is touching even 4 cr and in G-14/3 it will surely cost more than 3 cr so u can imagine the growth potential of F-14 but one needs to have risk appetite for such investments.
@Isloo1 and @Falcon, Thank you for your input.
I also looked at F14 but refrained from investing as its is not transferrable. The situation is that i have a plot in G-14/1 and am considering selling it to invest in E-12/1 or E-12/4. If you have any other sector in mind (CDA or FGEHA), kindly do suggest. Also suggest if i should keep my plot in G-14 and not rotate it towards E-12.
Tahir Sb do u want to reinvest for invesyment purposes or do u want to have a plot for your home?
@falcon
Honestly, I would like to keep both options open. But mainly doing it for investment purposes. 70/30 towards investment vs plot for home.
Just one rule of thumb for all real estate investment, only and only go for possession plot. Even its in the jungle it will be a safe investment. Only go for high risk high risk property if you have an investment that you can loss without getting any disturbance. Matlab ager jowa khalenay k paisay hein to none possession mein jao.
Dear Nasir, I would have loved to invest in a possession plot if i had enough funds. As you know, 35*70 possession plots in Islamabad cost atleast 3 cr. Hence, I had to go for the next best option, to invest in a non developed area which had chances of development.
Looking forward to some good advice here pls.
Falcon dear, my market research and analysis did not serve me well. I've missed great investment opportunities in zone 1 and still kicking myself for that. So I do not speak from knowledge, but from experience. Which in my case had been terrible. Purely due to my own choices.
Tahir dear, just hang on to this plot or replace it with a possession area in zone 1. In CDA/FGECHS it takes generations, but then it leaves behind everyone in race. End of the day, it boils down to your holding power. So avoid any impulsive decisions.
How much budget do you have, there are still areas that could yield better returns but with less risks. There are several societies in isb/rwp who failed to give possession even after 30 years. Gulberg, jinnah garden phase 2, Bahria 8 ext. DHA vally, Bahria enclave, G-12, G-14, F-12, I-12, I-15, E-12, F-16, supreme court, state life, al haram city, university town waghaira mein say koi bhi 15-20 sal say nai nahi hai. Dada nay li theen lakin potay shaed possession lay sakein. Aur bhi bohat sari societies hain. Meray walid nay F-16 mein 20 sal pehlay file li thee 10 marla ki aaj bhi wo possession nahi hai. Us time jo possession plot 3 lac ka tha aaj aik crore ka hai lakin wo file abhi bhi 15 lac ki nahi hai.
Budget is around 1.70 cr.
@ isloo, Thats exactly what i want to avoid. I can only think of Mumtaz and Top city as an alternate option in Zone 1 where i could get a bigger size possession plot. I ideally wanted to rotate my investment so i can buy a 8 marla house in main Islamabad or if the sector gets developed then IA build a house there at some stage.
@Nasir, I agree with you. Thats the main dillema we face while investing in Islamabad CDA/FGEHA sectors that you never know when possession will be given. Can you suggest a few places
within that budget pls.
@Falcon, looking forward to your response pls.
JazakALLAH
If you want to stick to CDA sector than I-14 35x60 options are between 11-13 million. I-10/4 25x60 old house but rent will be around 60K-70K falls in your budget. A 30x70 demolish-able house is available in I-10/4 main service road near khalid hospital stop for 18 million but its a registry transfer. You can also check naval anchorage 40x80 plot under 13 million. These are all very solid options without any risk and i think under valued at the moment. In private societies there are tons of options available. From top city to gulberg. If you want to wait for 3-4 years these all options will give you ton of returns without taking any risk.
@Nasir, thank you for a detailed response. I will explore the I10 options.
How do you view Top city/Mumtaz City and Gulberg possession plots ? Which one should one go for if one has to go for them ?
If i had to choose for my future residence I would choose Gulberg, BE or Naval anchorage and none of Zone 2. Because of better underground water availability. Roads and access can be built. Other amenities will be available but water can not be arranged. Also Pakistan is going to face severe water shortage in next 10 years. So secure the area which has better availability of water. But for just for investment zone 2 can give batter yields in next 2-3 years.
Thank you Nasir sb, What about DHA 5 ? Do you consider that as a good area as well ? Someone told me Gulberg has a major water problem. Do you have any different information on that ?
Never invested in DHA so don’t have idea of DHA Abdul Qayum sab on this forum can guide you better regarding DHA, but all DHA phases are built around sawan river so water must not have any issue there. Gulbarg and adjacent areas are between two major water sources. Rawal Dam and Sawan river. Also its in the foothold of mountains and many small water channels are coming from those mountains in that whole area. So its my assumption that ground water level must be good due to these factors. On the other side in zone 2 there is not any major river also there is no dam. So once there will be so much population in that area all pulling water from ground the water level will further decrease. B-17 is better because its near to sangjani water reservoir also they have built several small lacks to keep the water level up.
Dear brother,
Please ensure that you should get a possession property or if you go for under developed sectors go for cuttingnareanandnin the sector where development is actually is in progress.
G-14/1 have build up properties though FGEHA has done considerable work to get the qabza but still everything is in the air.
In general, high risk yields to higher gains but also look into the other side of the evaluation and it depends upon your holding capacity and willingness to loose money just in case.
For the options yielding better returns consider investing i-14 and i-16 if you prefer CDA. Other areas to look into are Airport Green Gardens, Faisal Town, Hills and Residencia with low to medium risk. On the otherwise you may consider Gulberg Residencia possession options, DHAs and also PWD and Media Town side where underpass is in progress. For personal living only you may consider BE.
I visited Gulberg & looked at 7/10 marla options in C, I, F & H. 7 marla starts from 1 cr+ and 10 marla from 1.40 cr +. Alot of houses have been constructed and many are under construction. D markaz is also going in full swing. Potential seems good in the next 3-4 years. The only problem at the moment is lack of any hospital and good schools nearby.
My last question from experts is if one should go for house construction now or rotate investments in CDA sectors for another 2 years.
Tahir brother. If house is not an immediate need then rotation will generate better returns and you may plan the construction of house after getting handsome ROIs.
Focus CDAs DHAs GR only possession options