4 years is a lot of time for completion of the project…
Land acquiring is one painfully slow and exhaustive process, development comes afterwards…
Abdul Qayuum Sahab , when you say RRR benifit for Dha phase 3 do you refer to EX New pindi housing socierty or Ex serene city.
Which local societies/population on adyala road , chakri road to benefit most from RR. I am specifically looking for local societies/area.( Apart from big names ) thanks
Aoa, i m a newbie in property, but would like to share my thoughts here and needs comments especially by Imtiaz bhai and Abdul Qayyum bhai.
property rates (5 marla)envisaged after 5 years (with possession and RRR)
......................Present(avg)......after 5 years
Bahria orchard RWP ......14 lac..........30-35
Bahria-8 (non poss).......23 .............35-40
Capital smart city........20 ..............35-40
Blue World city............8................20
DHA-3 Rawat ..............22 ...............35-40
i m planning to invest in Bahria Orchard and Blue world city. Require comments and suggestions plz. Thnx
Dear Faisal
My target area are Bahria phase-8, all DHAs in Pindi, I-series & G-series sectors in CDA and not much on zone-2 developments. I have some insight of F & B-17, G-15 & 16.
TC/MC/GC.... all are out of my grasp, although I know little here and there.
"Master of all is master of none" is my moto and frankly speaking, it takes huge amount of man-hours to get hold of everything in twin cities and serve the respected member in the best possible honest way.
Now real-estate business is much different than it was like before.
Before plot investment was unique in Pakistan. None of the countries in the whole world, India may be an exception, were dealing real-estate the way it has been happening in Pakistan!
Now after latest budget and couple of the preceding ones, the FBR is putting its finger all the time in the form of CGT, advance tax…..although after 18th amendment, this sector is totally provincial property?
Now profit making in plot’s selling/buying is not as juicy as it has been and there is factual divide in real-estate; Property plot business and property development business. Making home and selling is going to be top business in future now.
In plot if you buy you need 10 years wait before you sell without tax whereas developed property, it is 3 year (pls read budget document, it ,may be little different).
Now coming to your specific questions:
Please bear in mint that if you buy plot, you have to be a filer within 45 days ands it is automatic, whether you want or not?
--DHA-3 investment is very good and has good potential to double in 5 years: Example: In DHA-2, a 5 Marla is costing 75 lacs and hard to find. But DHA-3 the BT acquired part and serene developed part only. The DHA-3 comprised of the Rawalpindi housing society will taker much longer before giving any good profit
--BT Orchard?; Please read my comment where I wrote the full picture of “Takht Pari” forest case in court. That comment detailing the full forest picture of Bahria phase-8. I am, sorry I do not have copy of that comment here in offshore but remind me on next Saturday to repost it for you.
Any friend who have that comment of mine, please help Faisal. It is hard to remember everything in minor details.
--If you are safe from Takht Pari then phase-8 investment, any place outside Takht Pari, will shine after RRR, In Shaa Allah.
--Blue World, CSC and all new societies, Nadeem Bhai, Imtiaz sb can help you much better than my little knowledge.
As already detailed by AQ sb (the guru). I would agree, one cycle of crunch time on the cards for P8 before the next take-off.
Out of your choices, I would rate BWC as more attractive option in 4+ yrs (NOC stuff under process in RDA but no approval yet).
CSC is being marketed and sold smartly but onsite visit tells, its a very uneven terrain and its a game of 5 odd yrs before any meaningful ROI.
For smaller investment, better ROI may be Alharam City (possession part), Upcountry, FOECHS, CBR-2, Kohsar View Housing are good enough.
Orchard and Ext in P8 will rise but as AQ sb suggested Takht Pari dust, yet to be settled.
agree with Imtiaz sb and AQ sb,
I have comments on P8 extension and Orchard that both project would not rise as other part of bahria as both project facing land acquisition issues specially extension. Some patches are acquired at the moment and not a single present is fully acquires while on the other side local landlords' demand is so high now or they are not willing to sell their land and day by day their demand will rise.
Thnx Gurus for the comments, i just visited Bahria orchard area and as per my humble assessment there is no issue of land acquisition in Orchard and it is clear of Takht pari area. Regards
The problem may not be Orchard or any specific area. The issue lies with the Brand, i.e. BT & MR. Even if for whatever reasons something happens in BT KHI it’s shocks propogate to the market of all BTs across PAK. SC decision on BT KHI saw lots of activity in BT P8, Enclave that has been slowed now. Yes Orchard has the future but P8, as a whole had to pass through the Takht Pari atleast to keep progressing the way it deserves.
Actually phase-8 has been progressively appreciating amid MR's troubles in BTK.
Phase-8 has come down more on the fact that plots were "initially bought at much elevated prices"!
and less on BTK troubles.
For example, cutting terrain 10M plot in bock E in p-8, which was bought at 40 plus lacs, two years before, is now trading minimum at 58 lacs.
But yes, the court cases affects BT prices but then who does not?
TC, DHA valley, Gulberg residentia (some blocks), Enclave....list goes on!
It could have done way better, had that not been MR & BT as a brand into legalities and more specifically, BT KHI. If the amount of development that keep happening in P8, happens at some other projects, prices always go on a rise. In general Jan 1 to Jun 30 2018 some usual projects saw upto 40% appreciation in just 6 months...
Afterwards it's a different story altogether, overall, with a few exceptions.
Sir Gulberg, TC etc are one-off project (atleast for now) that are not across country and not as strongly accosiated to their owner like BT is.
During BT KHI case proceedings, in BT RWP, I have literally seen people panic and asking questions what will happen to our investment. Also due to legalities, BT not able to advertise and promote as they used to be and to me a chunk of BT overseas customers also got diverted to Capital Smart and the promotional vaccum has been filled by projects like Capital Smart
Aoa @ABdul Qayyum and Imtiaz sir. First of JazakAllah for your valuable suggestions and analysis. Your analysis are very helpful for a layman like me who dont know much about twin cities and their real estate market.
I need couple of minutes from your precious time. I am from Sout Punjab and I want to invest around 4M rupees in residential plots of twin cities for long term investment (5years).
Please give your feedback and valuable suggestion on following options.
1.CSC 10marla executive block file.
2.5M plot in ICHS. Please suggest which phase and block is on better location.
5M in BWC.
5M in Al-Haram city.
5M in CBR Ph-2.
My mind is to invest in different projects rather than to buy a single plot of 4M. Your suggestions and recommendations will be appreciated. Best regards.
Amjab sb, my pick and reasons:
Advise would be to invest 3 Million in Possession Property and 1 Million in Secure Installment-based Options. You should also consider Gulberg, ISB
1. CBR-2
- Reason: NOC, Developed and Non-developed options, Development work ongoing, low cost, reasonable location.
2. Alharam City
- Reason: NOC, Development work ongoing, low cost.
3. ICHS
- Reason: NOC, Development work ongoing, low cost.
4. CSC
- Reason: NOC, Development work ongoing, HRL Backing, possible merger with DHA, Expensive, Far off, Uneven Terrain needing lots of time to develop
5. BWC
- Reason: NO NOC, Development work ongoing, Far off, Uneven Terrain needing lots of time to develop
Amjad sb
In addition to Imtiaz sb, buy one possession 8 marla in DHA valley. I would prefer Lilly or Oleander.
Long tirm, 3-5 years time, it is likely to give good profit as DHA is now serious in valley development and much has been done already.
DHA-5, 8 marla is also good option in 3-5 years time.
Every day is Sunday era has gone from property market.
Now minimum profit projection, coupled with earlier selling taxes, put profit projection of at least 5 years, unless Shubber Zaidi produces another brain storming!
Amjad Nawaz,
Real estate investment is not promising at the monent, so do not get stuck in failed projects like DHA Valley. My advice would be to wait a bit or invest in DHA Multan or DHA Bahawalpur files. But keep in mind that those too would be very slow investments, unless the political landscape changes and someone like Nawaz Sharif takes over and moves the economy.
For now, the most advisable investment is gold or dollars.
Amjad sb
Rather than going for unsolicited advices, let me explain you what you already know:
Under present property situation, files are not advisable at all. Now only the buyers are in market who want to build their houses for living.
1000s family coming back just from Saudia and a pretty good percentage of investors who work in gulf, used to invest but now rift between gulf states impacted badly their investments!
Investors not there anymore in the market.
You can gain only if you buy right in between the built up property which is really exists on ground and people are living around.
That is translating into very limited options available now.
Phase-8 developed block plus buying in the recent plots on offer everywhere in phase-8, in almost all blocks.
Even in these areas, profit will take time in terms of years not months!
DHA valley was a failed project, still low profile but DHA homes family living is making it worthwhile, at least the surrounding blocks around DHA homes. Buying in 5 years projection will sure cross the interest from banks which is also Haram, by the way!
No one will buy files and make home in the middle of nowhere and buy your files plots to give you profit.
DHA valley has good access compared to several "seem- good" societies in zone2, even being 7 km from Rawat junction.
DHA valley and DHA-5 promising options for future projection.
Buy only in any society where house can be built in near future, be it CBR, I-16 or any society where development mostly done and house construction is going on at good pace. You need to go visit places not just reading here!
Plot prices are not coming down even in muhalla abadees where people are living.
Outside built up property, still phase-8 is good option, among all, for example a one kanal in sector P at 45 lacs.
After RRR, it will rise, may be doubled In Shaa Allah
@ Abdul qayyum Sir,
sir is it wise to invest in bahria homes 8 marla in lilly block price between 70 to 80 laks.
Is the quality of construction good? plus children education and access to main pindi/ islamabad plus hospitals etc
sorry for repeated posts
…repeatition sorry…deleted it