ISB CDA: "Bahria Enclave" vs "Park View City" vs "Bahria Enclave 2" A.K.A. "Bahria Hills"

[nagijawad (Jawad Nagi)]

@isloo1: Thanks for the advice. Definitely the hills are a place of peace quiet and tranquility. Shah Allah Ditta might not be for your average city dweller. It’s an old historical town, and the people who settled in it long ago (probably before the ISB city came to be) knew the importance of that location, it’s definitely one of the most elevated places in that area with somewhat flat land for farming.

I guess let the villagers live in peace, and the city dwellers within the city limits.

CDA does do beautification, horticulture etc. no doubt that is evident in the older blocks throughout consistently, the only thing is that their speed and rate is very slow compared to private schemes. And we know that time is money in an investor’s world.

I have heard about Margalla Valley at C-12, but never really investigated it, I need to look it up further and see. I guess its not one of the most famous or well-known blocks. The main reason is that it’s not clearly defined in any version of the Islamabad Mastertplan maps I have seen, and it’s in Zone 3 which are the forests and natural reserves. Ideal location for farmhouses and retirement homes.

https://earth.google.com/web/search/Margalla+Valley,+Islamabad,+Pakistan/@33.7068926,72.9125101,615.74817198a,861.21047015d,35y,0h,45t,0r/data=Co8BGmUSXwolMHgzOGRmYmNkOTkxNWQ0ZWU1OjB4ZjVkOTc1NDFlMzQzMWY1OBlnZOt0e9pAQCFCMcOQZjpSQCokTWFyZ2FsbGEgVmFsbGV5LCBJc2xhbWFiYWQsIFBha2lzdGFuGAIgASImCiQJ4DQpSHTeQEARt_lfzdzXQEAZmH1Nbyo8UkAhd4GCS4c5UkAoAg

They seem to have a limited inventory, ah, need to find their map:

Plots for Sale in Margalla Valley - C-12 Islamabad - Zameen.com

[nagijawad (Jawad Nagi)]

Above threads were as a contributor. This below is an advice seeking one:

Which BLOCKS and SECTORS in housing schemes and societies (incl. DHA, Naval, Govt. etc.) within the ISB-RWP twin cities region including B-17, Multi-Gardens, Faisal Hills and Taxila zones (closest to major populated / urban areas and centers, excluding Chakri and Adyala road societies) do you see a potential to invest in Dec 2021 or early 2022 which meet the criteria and factors below:

The factors sorted in order of importance (highest to lowest importance) – last two points have equal importance and excluding price limits / range,

• Residential plots available on installments (pay-as-you-go, no lump sum burden on investor)
• Plot or potential plot site / area available on-ground and can be physically visited and inspected (no files, allotted plot number with street at least, dirt road access to plot is good enough, neighbouring or nearby plot cutting or dirt / paved road access in-progress, some indication to convince plot will be ready soonish, if possession available or near-to-possession that is a plus point)
• Blocks and sectors that have 5 marla plots (most friendly for the average investor) but could also include 10 marla (for people opting to build a modest-sized house)
• Confirmed that plot or nearby and neighboring plots / land have no litigation
• Approved LOP and NOC (if NOC is applicable)
• Fast development rate (at least some machinery and people working continuously)
• Recognized builder or previous projects have shown good success
• Proximity to upcoming approved future projects (e.g., Margalla Av, Ring Road etc.) could be a plus point

Hopefully the factors above say it all for most of us. This is to invest obviously with least amount of risk as possible.

[nice.isb (Nasir)]

I think New City phase 2, and faisal hills files covers all of your points, No other society comes to my mind fulfilling all these points.

[nagijawad (Jawad Nagi)]

@nice.isb: Thanks bro. Haven’t heard about New City yet, seems more into Taxila near Wah Cantt. Faisal Hills and Faisal Margalla City (FMC, opposite to Multi-Gardens) seems to the new B-17 on the horizon.

I cannot find any installment options available in FMC, probably because it’s just adjacent to Multi-Gardens / MPCHS Blocks C and E which are already developed. The installments option is available only in Faisal Hills, that has yet to have residents to move in, but land seems semi-developed, not sure about possession.

Faisal Hills is in my opinion the best candidate. So let’s talk about Faisal Hills:

• Block A seems semi-developed. Does anyone know if installments still available here? The on-ground situation seems like already possession might already be available, if that’s the case, then no installments of course.
• Block B has many litigations, more than half of its area, which is not a good sign currently. Google maps shows that not much development / excavation has happened here as there seem to be a small village and houses within the area where the central portion of this block should be. There does seem to be installments available on zameen.com, but I would not buy here as it’s risky.
• Block C many readily installments available in great quantity. A lot of area is under development which is good, progress shows good on Google maps. This I would recommend to invest in asap.
• Executive Block opposite of Block A and actually planned on the hills themselves (kati phahari to be better, simply barren hills, cannot compare to the greener Margalla hills), but a good location for the price. Does anyone know if installments are still available here? Based on Google maps inspection, seems a lot of development work has already happened here. It covers a small location, so a limited inventory of plots available on zameen.com.

The norm is that, dealers put low prices online to lure people to get interested (the most basic marketing strategy), but when you call them to inquire further, its +20 / 30 lac or more in reality.

[nice.isb (Nasir)]

yes you can buy installment files in open market, In A, B and C there are many areas that has full possession. the google map is not so updated, but on ground view is far more developed. New city phase 2 executive block is just adjacent to FH C, but the prices are far far lower than FH, you can buy a fully developed plot under 28- 30 lac, or installment option with 7-8 upfront and rest on installment, the good thing about NC 2 is that they develop on ground first and than they give you the installment plots, so if you pay only 50% of total payment you can get the possession and construct the house. they don’t involve many investors and dealers and try to sell directly to end buyer. that is why very less hype. But I think its far better and secure investment compare to FH B and C. FH A and executive have other perks that outshine NC 2 executive block.

[nagijawad (Jawad Nagi)]

Nasir saab, this is the deal breaker, as you said:
“the good thing is that they develop on ground first and than they give you the installment plots, so if you pay only 50% of total payment you can get the possession and construct the house. they don’t involve many investors and dealers and try to sell directly to end buyer.”

I wish more builders would offer this option, to pay from their pockets at first to kick-off development, so end-users would gain more trust when they visit and decide to purchase, however this negatively impact’s dealer folks. Building up trust is the most important part from an end-user (client’s) perspective, but builders are in it for their personal monetary benefit only, and the client’s needs are secondary to them and in some cases non-existent. Visiting a site where you have no indication where your plot will be (or not) is just like gambling or shooting in the dark, and investors want to see some productive progress before injecting funds into a project.

[nagijawad (Jawad Nagi)]

Murree Expressway Housing Schemes and Societies
For people who love the hills, what is your opinion on Federal Government employee housing schemes (FGEHA), that non-federal employees can take benefit from. Assume development is slow as with all government related projects.
http://www.fgeha.gov.pk/ongoing-plot-projects/

Both FGEHA housing projects I have mentioned below are accessible via the Murree Expressway, one before the Phulgran Toll Plaza and one after it.

Green Enclave 1: The bridge over the Korang river to access this society almost seems to be nearly complete. It mostly has dirt roads, and just heard recently the main road is also complete. It is next to Bahria Agro Farms and Bahria Enclave 2. It’s in Zone 4, so falls under CDA jurisdiction, but FGEHA needs no NOC. Development work seems to be quite good.

Commoners Sky Gardens: Previously known as Green Enclave 2. This is the cheapest option from both, however it is further up in the hills. To reach there, one must exit from Murree Expressway after the Bahria Golf City exit. A nice drive there to reach indeed. This is not under a CDA Zone or ICT territory as its after the Phulgran Toll Plaza, jurisdiction under TMA Murree or probably RDA. Development seems to be slow or maybe even stalled.

Both look long-term projects for investment. Based on development status, Green Enclave 1 is obviously going to be delivered faster and earlier than Sky Gardens, based on the current progress.

Advice needed:
1- Any idea if there is an installment option on either of these?
2- Could they materialize in say 5 or 10 years? When do you think this could happen?
3- Has balloting finished yet or not?
4- Are files (with allotted plot and street numbers) available in the open market?
5- Anyone has more information on these projects and their status? I cannot find much information on the internet. There are only a few youtube videos of both projects.
6- What is your personal advice to invest here? Have you invested or not, or plan to in the future?

UPDATE: There is no development happening in Sky Gardens and will not so soon. Just recently saw the meeting minutes from the last FGEHA Executive Board meeting in November, and all the land purchase is not yet complete, some has been mutated, some 300-500 kanals is pending. I guess when these files are available in the open market for re-sale is the question. This is the thing I like, everything is clear and white on paper here, no gossips, no rumours, no unknowns and no uncertainties. Genuine documents available from FGEHA for everyone to access. Therefore, better to go ahead with Green Enclave 1.
http://www.fgeha.gov.pk/wp-content/uploads/2021/11/EB-18.pdf (scroll to page 29 for the update on Green Enclave II)

[arshadwazir (Arshad Khan)]

@isloo1 bro, are you referring to Margalla Valley society in C-12. Is it a legitimate society and all the NOC’s etc. are in place. For some reason there is not much information available about this society on google.

[nagijawad (Jawad Nagi)]

Lack of information of C-12 is a factor, and limited inventory. They didn’t market it.

Arshad bhai, if you are looking for hilly options, suggest societies near towards Murree Expressway. This area is currently not a hotspot yet, but in the next 5-10 years it will be gaining more attention, due to climate change, hazards, and lack of natural resources. Currently there is small to very little focus there, because we are just exhausting and expanding into the plains and going into phases 8, 9, 10, 11, 12, and so on everywhere.

[nagijawad (Jawad Nagi)]

Google Earth image of DHA and Bahria Town, in March 2003 (earliest with good resolution) vs August 2021 (most recent). I took these out to show the forest depletion in the past 20 years. And with newer and newer blocks coming in, it will one day not be existent. Before it was providing to the environment and had an impact, but now the massive population surrounding it, it doesn’t have a positive impact on the environment.

[isloo1]

@arshadwazir bro, the housing scheme in C-12 is actually not a society, but a privately owned land turned into plots according to a map and sold to individuals. Land transfer is done through Inteqal/registry. CDA had a dispute over demarcation of boundary, which has been settled after Survey of Pakistan did demarcation again and cleared CDA lands as well as Margalla Hills National Park’s territory.

In addition, the land owners have also won a case in the court, where court ordered CDA to develop by laws and regularize this settlement. This was couple of years ago, and I don’t know what happened afterwards. You can get update from local dealers.

All the plots have long been sold out and now occasionally come in re-sale market. After Margalla Avenue announcement, prices have increased significantly, but still way below the neighbouring D-12. Once MA is complete, price of a Kanal plot in C-12 will jump from 2 crore now to 5 crore, and in D-12, from 7 crore now to 12 crore. The two sectors will never be the same, but C-12 offers better rate of return .

So, from investment standpoint, this seems like a hidden gem that few people know and talk about. It is the only [modern] housing project that is inside Margalla Hills.

[arshadwazir (Arshad Khan)]

Ok thanks Bro - realistically this means that although it will be a fruitful investment but maybe not good for personal living as there is not much clarity about the provision of amenities and maintenance services

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@nagijawad @arshadwazir @farzanamustafa21

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