Aoa all dear give good guide line to buy plot in where tope city or i 14 and 1 16 sector or b 17 for inverment purpose
As per my suggestion I-16 can bring better future returns!
Yes, I-16 seems better but if wait could be extended enough till H-16 new jail work started, G-16 can prove a very good sector for investment.
All news are confirming that H-16 jail is becoming reality. As per CDA’s laws, there have to be at least one access to for G-16 & H-16 from Kashmir highway just like other CDA sectors on KH are already having.
I-17 has been decided as medical city by Army and I-16 will further get value also after above stated road network gets materialized.
How about investment in PHA Flat in I-16?
PHA Flats: It all depends upon who is making and how is making?
In past the PHA in G-11, 5 Marla single story villas were made so strong that it is a real challenge to break them even now, if you want to modify the old house!
Then came apartment in the same sector G-11…very poor construction, bath leaking towards lower floors and poor quality material.
I-16 flats are good for appreciation in future but one has to see the quality of construction personally and then decide/advise.
Dear Qayyum,
Really appreciate your guidance? Sir i am unable to visit the site even i visit, i would not be able to judge the quality of construction.
I want to invest 5 Million (with installment plan) what do you recommend for me?
Yousaf bro! main issue in I-14 and I-16 is bad development by CDA. They neglected these sectors since long. Poor roads infrastructure. No commercial development. And unavailability of civic facilities inside sector.
Even if, it get connected to Kashmir highway and development is neglected like now then there is no use of that kashmir highway access
True that I-14/16 have been neglected but that is how CDA works, unfortunately. People expect CDA to start development so they can start the construction, whereas CDA expects people to start constructing and than it will take any development seriously - no matter how long it takes.
After decades now is the right time for I-14 and I-16.
- Recent Constructions
Lots of recent construction and prices have been going up. Also CDA had many small (sub-) projects to upgrade the roads inside the I-14 sector. Also there is a is an approved project for the rehabilitation of link road from I-14 to I-16.
- Price Tag (CDA Sectors)
Still quite affordable, and I sectors (with an exception of I-8) are the sectors with lower development standards but affordable for common people. Couple of years ago, I-16 plots were around 20 lac for 25x50 which is not that bad, considering the future prospect.
- Location & Acess
You can reach I-14 from Faiz Abad and Zero Point within 22 - 25 min using Kashmir Highway or IJP Road which is not bad. I-14 to I-16 is hardly 5 km on a straight road (bad and broken now) that will be rehabilitated within an year or two years time. The access is something that will for improve for sure, overtime.
- Civic Ameneties
I-16 in particular have the Gas and Electricity Available as of now. Compare with Bahria Enclave, even within some developed sectors where a 25x50 is 50+ min without Gas connections so far.
- Neighboring Areas
Lots of good reputation societies with fast paces development (CBR 2, FOECHS, UPCountry) are adjacent to I-14 and I-16 which will help to develop that area quickly. Moreover, PHA flats in I-16/3 will help to develop the sector once the flats construction is completed. PHA is a govt. backed so their cost is only justifiable once they have proper facilities.
Sector Layout & Markaz
A few months back, CDA auctioned the commercial and markaz level plots for I-14. If one looks at I-16, in particular its a classical squared shape layout with 4 sub-sectors and area dedicated to Markaz which will start to shape up (i) once I6/2 and 16/4 start to get more populated and (ii) PHA flats get constructed. I-17 has been reserved as being a Medical City with NUMS backing it up and that will directly benefit I-16/15/14.
The main issue so far is less construction (particularly I -16/4) but now it is picking up pace now. Considering the last 2 - 3 years, particularly in I-16 the prices have doubled and more construction activity in I-16/2. I believe the prices will keep rising as lots of future sector level developments and house construction.
Yes, there are many shortcomings, there is no denying but its a fact too that in some G sectors (not the top sector), the monthly rent one pays for a 4 Marla double story house, if that rent is saved for approx 5 years, with that money one can still buy a personal 25x50 plot (considering the current prices).
*Personal views based on recent visits: The valuable feedback from other members can add more plus and minuses and can correct me, in case I may have missed some useful information.
Imtiaz Sb.
You said it all.
I would add, that “I live in Islamabad” fantasy still working although people are moving form G series sectors to BT and DHA, for better facilities and safe living. For example you cannot walk with family out after midnight alone on streets but in DHAs/BTs, no problem at all!
CDA sectors one of the best advantage is good schools/Universities, school buses for kids and private transport availability.
As I said before this part of Pindi/capital is shaping up nicely, only dedicated will of societies/CDA is a prerequisite to elevate the area on par to BTs & DHAs.
I-series sectors are now candidates for appreciation after having been launched since 30 years or so.
These are pure CDA sectors not societies inside CDA.
Medical city in I-17 and new Jail in H-16 will sure boost all of them in future, both in rental value and in price, In Shaa Allah
Please also comments on I-15 also. I have only budget to purchase a plot in I-15 ???
Thanks
Yasir I-15 25x50 will cost you around 20 lac (on average) and no one knows when it will start to develop. For a budget 16 - 18 lac you can buy a very good, developed and possession plot in CBR 2 that is right next to I-16 and in good shape with good future.
...
My question for Imtiaz & Qayyum,
Don't you think it is too late to invest in I-16 as asking prices are already outrageous there.
Let's assume that it gets access from Kashmir highway which has already been refused by NHA and there is nothing CDA can do at this point. It is still 12KM away from I-10. So even in the best case scenario, prices will never jump equal to I-10 sector.
So how much prices will shoot up. I say it will remain around 60-75% of the values of I-10. Sorry but math doesn't support your argument. Also all indicators are pointing towards a decline in Real estate market over next 5 years.
May be 2 years ago when both of you purchased plots here, it was a lucrative investment but there is not enough room left as prices has soared already quite a bit since you purchased.
Dear JDM
- Pricing
Prices in I-16 have shot-up quickly, that is right. However, there is anticipation and real-estate of Pakistan only grows based on speculations and anticipations. These future anticipations are (i) under developing road networks in the proximity of Zone 2, (ii) I-17 as medical city, (iii) Ring Road Access to I-16 though CBR 2, (iv) under construction PHA flats in 16/3, (v) passed tender for rehabilitation of roads from I-14 to I-16. Above all are confirmed developments, just a matter of time before they are materialised on ground.
Asn example, the 25x50 in I-16/4 (level plot) on Jan 1, 2018 was at 28 lac and on Jun 30, 2018 it is at 36 lac (+28% approx).
How much it grows or shrinks further, no one knows!
- Access from Kashmir Highway
Access to I series or in particular I-16/17 from Kashmir Highway is only possible through H sector. As per my knowledge, NHA hasnt refused or anything like that but there are a few commitments that are required to each other from both parties. It's a give and take between NHA & CDA to get it sorted. Jail in H sector would require access from KH to H-16 Connected to that patch of I series sectors.
https://www.dawn.com/news/1246190
https://www.dawn.com/news/1392563
https://tribune.com.pk/story/717651/unexpected-benefit-new-airport-road-may-force-cda-to-develop-i-sectors/
For time being, with broken (inside sector) roads it takes 25 min approx from Faizabad or Zero Point to I-16. The access will only going to improve from this point on wards.
- Comparison with I-10
It is out of question and non-relatable. I-10 was developed much earlier and fully developed and occupied. I-16 is with possession and Gas, Electricity available but it will take a decade at minimum to be at that level of construction or occupancy as I-10.
Its a fact that populated and occupied area, no matter how bad still possess the value. For example, in some far flung areas of RWP with only 10 ft. street and 0 sewerage system, the land can be approx 10 lac/marla which can be expensive than BT or DHA etc.
Even the basic maths suggests that on average I-10 25x50 (approx) costs around 90 lac and 60 - 70% of that in I-16 is good enough. The alternative option are private socieites including BT & DHA which had their fair share of miscomitments and getting people stuck for decades or the cooperative societies that can be 40 km away from mainstream cities. Under these circumstances, I see I-16 still as one of the attractive options. In CDA, mostly those got benefited who bought it when it was still a jungle and many others warned off to stay away.