Respected all bros and gurus,
I am going to get the last batch of $ and i want to invest 14 million paki ruppees in 5 marla commercial in top or mumtaz city......
In top city plot size is 30 by 40 feet and allowed construction is ground plus two and possession is allowed.....Here i can have 6 shops and 6 flats in the whole plot...
In mumtaz city the plot size is 40 feet by 30 feet and allowed construction is ground plus four...
Here i can have 8 shops 16 flats in whole plot.....
Five marla plot of mumtaz and top city are nearly at the same rate.......
In the light above discussion i had decided to go for mumtaz city.... But then i was informed about a small problem that mumtaz city commercials map is pending for re approval in rad so till then no possession of plot.......
Is it wise for me to go for mumtaz city commercial? Should i take this small risk of rda approval for over all commercial of mumtaz city?
Or i should invest in top city......???
Jazakallah khair for your precious and kind time and guiding me in the right direction to the best of your knowledge and belief.....
Ilyas sb, the situation does sounds quite tempting as you shared to go for MC. One question?
Why there is a difference in the quantity of allowed construction between the two?
Risk pays off but if I had been in such a situation I'll go for for the safer option with approved and poession! Alternative can be to find an inner source/link in MC and they can provide better technical insights!
These days CDA/RDA are a bit strict with regulations so you never know the approved plan whenever that comes out imposes some restrictions too and may be wait for years as well...
I believe TC possession area will develop faster and marketing wise TC has a better outreach to potential customers.
As the old saying goes A bird in hand is far better then many in the bushes.
All the best wishes!!
*Just some personal suggestions!
Top city allowed height or construction.... Total four stories i.e ground plus 2( using my previous experience here i can build total six shops and 6 flats) size of plot is 30 by 40 feet
MC allowed height or construction..... Total 6 stories i.e ground plus 4( here i can build 8 shops and 16 flats) size of plot is 40 feet by 30 feet
What is the actual issue of the MC with RDA? MC had commercial plots of 80 feet by 60 feet approved from RDA but later on they bifurcated the plot into four plots of size 40 feet by 30 feet and sold it to investors… And MC applied for change in MAP of commercial… Otherwise they have already developed the commercial area and possession is already available from MC but they are waiting for RDA approval for the modified plan…
I myself has some doubts regarding the neighboring society and i went to RDA office. They addressed my doubts satisfactorily. You may also visit there and wipe out your doubts.
Brainy point Amigo..Thanks..i would definetly keep that in mind....
I am waiting for all gurus, bros and experts to shower their experience in these socities or expert opinions over here please..... Thanks in advance for your kind time.....
Nadeem Ahmad sahib?
Dear Ilyas,
TC is more close than MC to Airport.I invested in TC in 2013 and two plots sold in 2017 and remaining one plot.
In my opinion MC is more safe and good option than TC because of developer and ownership of society.Both under RDA so before you purchase each and everything from RDA.Lot of issues in commercial side around Airport.
Regards
Nadeem Ahmed sahib thanks please for your kind time…
You are welcome Ilyas bhai jaan.
Regards
Pakistani-1 bro?
AoA, brothers i am looking for investing in mini commercial as well. Plz can you guys suggest me suitable areas for that. The place should be at least moderately populated so that it could be rented later. My budget is around 18 million (plot + construction cost). Ilyas sahib whats your budget for your proposed venture, if you dont mind sharing. Plus the two areas you mentioned; are thre populated enough to get it rented out??
Any suggestion from senior members would be highly appreciated.
@ Nadeem sahib, Abdul Qayum sahib, imtiaz sahib ?????????????
Asif sb.
For an approoriate rental income, as we all know, residency rate of the society is a key Factor.
TC/MC/GC and similar are very good for time bound investment but if you need good rent right after you buy, it is not a good idea!
Best rental ratio.
Best rent on commercial:
50 lacs investment
25,000 per month must be the rent.
New Societies take 10s of year to become worthy for the above stated rent.
If you like non-bahria/DHAs townships, you can get same amount in 2nd grade societies such as PWD/media town/Ghouri town/Jinnah garden etc
But if you opt the best available in Pindi/Islamabad then go for the fully populated ones, such as BT phase8 safari valley and similar. BT phase8 1-6 is also very good for an immediate rental income. DHA phase2 is another candidate.
But if you need rental after minimum 5-8 years all zone2 is good where development pace is visible on ground.
In BT phase-8, you can get a small commercial just one shop and a Studeo above or two shops in lower and ground floor. Plot cost 30 lacs and construction is 18 lacs. Rent is 20-25 K per month. B
Best of luck for your investments. BT phase8 1-6, the amount you have can give you a shop with a lucrative rent and renters would be high brands and banks etc.
@Abdul Qayyum sahib, 6% return PA on a 50 lakh commercial investment sounds reasonable enough but is 18 Lakhs you mentioned enough for the construction of a ground floor shop and 1st floor studio enough on a 30 lakh plot?. I am hearing all these stories about the cost or building materials and labour going through the roof in Pak. My cousin in Pindi is building a 1st floor on top of an existing 5 marla ground floor house and has already spent over 20 lakhs with no sight of the 1st floor being finished.
Rauf sb.
I am talking a small commercial as they are worthy for rental income. Big commercials in phase8 still not advisable.
In BT if plot is in filling area then yes, it would cost more but level commercials may be built within 20 lacs.
I have, Al-Hamdolilla experience of building commercials in CDA, BTs in Pindi and if you do your own, you can make it.
Commercials are easy to build but residentials gulp huge resources.
Just make columns and cover around, install commercial grade fittings not most fancy ones and you are in business.
House is a different story altogether.
You can visit our office and we can show you around built and ongoing projects in phase-8
@Abdul Qayyum sahib, Thanks for your kind reply janab. InshaAllah the next time I visit Pakistan, I definitely plan to visit BT/DHA areas and if you are still in the area, I will take you up on your kind invitation to visit your office. I have noticed by reading your replies/comments that you have a genuine and caring nature and like to help novice people such as myself. May Allah pak bless you for this, Ameen.
آمین ثم آمین
اے کہ آمدنت باعث آبادی ما
شکریہ سر آباد رہیں
@Abdul Qayyum sahib, in many other threads on Zameen.com you have disclosed that Hamlet has been acquired by DHA. Have you any idea or inside information about its official announcement by DHA or Bahria Town?
Hashim sb.
You are right still formal announcement is pending.
After Takht Pari case conclusion, it will be declared.
Still sector P is not finally done on DHA/BT part.
They are saying 50/50 though.
But Hamlet is DHA thing now and ripe for investment if one opts for the done part of it.
Thanks Abdul Qayyum sahib. After this news, have the rates of done part of Hamlet have increased in last 3-4 months?