I want to invest about 1 crore to 1.5 crore in islamabad by buying commercial shops or offices so that i can get valuable monthly income. Can anyone pls guide me where to invest.
@Lubna
If it has to be Islamabad then you can get 4 basement shops in F-11 Markaz with 1.5 crores. The rental ratio is generally at 0.50% of the investment [6% per annum]. Four shops could give you Rs. 75,000 to 80,000 per month. If you can wait for at least 5 years then buy a 30*40 ft commercial plot in G-16 and make a plaza with 1.5 crores [land plus construction]. This sector will get access from the proposed capital highway to new Islamabad airport and will give you good return after the airport opening. This road will be sandwiched between G-16 & I-16, having service road alongside. If you consider BT Rawalpindi then phase-8 commercial is self explanatory in rental returns, you do not want me to explain you!
Abdul Qayyum Sb how much is the price of 30*40 commercial in G-16?
@ Ahmed Sahab
A good corner near main road is costing Rs 1 crore and 5 lacs as a minimum
@ Abdul Qayyum Sb
Thanks for the real guidance. Now i have the rental ratio in my mind to make decision.
@Abdul Qayyum sahib! First, thanks for being a valuable source of info here and other threads. I want to ask 2 questions:
Can you suggest an independent unit of commercial property anywhere in Islamabad with a similar budget (1.5 crore or max upto 2 crore). By independent, I mean a small plaza or a very small number of shops but not part of another building, they need to be stand-alone and independent. May be small sector or sub-sector markets.
Can you please give some details on commercial property in BT phase-8, I have been interested for a while but could never find a reliable source of info, I am sure you're going to have very valuable info to share.
Thanks again.
I have 1 crore to invest and the income ratio of shops is much higher than a house of 25 x 40 in G - 13 which is approx. Of same value.
I personally prefer commercial investment but one of my friends told me there are many issues involved in shops in the long term. He meant legal issues/ stay orders/ qabza etc. And non payment of rent etc. Which I really wanna avoid.
What do you suggest Abdul Qayyum sb? Thanks a lot
Also consider booking an office which might have just started building, you do not have to pay 1.5 crore at same time, but total amount in 2-3 years quarterly installments with about 15% at time of booking. I booked two office in gulberg lahore in july 2012 for 1.2 crore, by the time office became ready 1 months ago, it gained about $40K+ (1.65 crore now) in about two years also rental ratio is 1.25% per month, about 15% a year. Also rent will increase 10% a year as well moving on INSHALLAH. I am planning to buy another 2 end of this year. Just thought to share a tip with other investors.
Also if you have 2 crore in hand, you can get commercial file in dha lahore, it will hopefully gain you by 20% per annum. Not my personal experience, but thats what i have seen in market trend.
Abdul Qayum, if you have something along this like in Islamabad, please share as i am also interested in diversifying my portfolio from only in karachi & lahore to capital.
Great. Any issues if invest in offices/shops. As I mentioned, my friend kept me away from such investment coz of litigation type of issues. Anyone with such experience or advice plz.
Is this perception/fear real or fake?
Thank you
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Mohd - Off course some risk is always there as it is not DHA owned, its private owner buildings, you have to see their past track first. If you want like fully risk free then i would say do not consider anything outside DHA.
@ Musafar
Sorry, I could not follow up the thread!
Regarding an independent unit, my bet is for BT phase-3/4/5.
You can get a stand alone commercial at 1.5 crores and you can make multi-story plaza. In 50 lacs, you can build the full plaza and the ground shop alone could give you Rs 60,000 to 70,000 rent as a minimum plus one bed flats at the upper stories rents are also very lucrative....this should be your first choice in stand alone plot.
Now in BT phase-8, @ 2. 25 crores you can have a commercial plot at good location, may not be on express highway, that could give you 5 plus stories to build upon and rental is proportional to the populace, which is keeping increasing, by the way.
You can also opt for 3 nos of 15*20 mini commercials in Abu Bakar, Usman and other blocks in valley. The prices are lowest in Usman and higher in other valley blocks. You will be paying minimum @ 35-38 lacs in usman. If you go for Sayed property's mini commercial, you can make 3 floors while in other blocks mostly 2 floors.
In Islamabad sub sectors, rents are less as compared the ones, I mentioned above.
Mohd & Arif Sahab, pls give me some time as I am being crushed in the kid's weekend gathering
Allah Pak aap ke rizq main barkat dalain..Aameen
Thanks a lot Jnab Abdul Qayyum sb. God bless you and your family ( amen )!