Friday, May 20, 2011

Lahore Real Estate Market Direction May 2011 (CMY)

(This article is written by CMY of Lahore Real Estate)

Lahore property market is expected to be sluggish for next 3 months. We saw good gains in past 3 months in DHA 6 7 and 8 Bahria town and many other schemes in Lahore. But next three months please dont expect any gains at same pace as this is a slow time of the year for property market. During this period buyer stop buying due to new taxes talks etc. Buyers want to wait until the budget is announced before making any new investments. Buyer don't take chance cause their investments can lose big if some thing funny is announced in budget. Also very hot weather in May June make it impossible for many buyers travel to Pakistan for vocation etc. Also this year there are 95% plots in market that are on baina. If blood shed starts prices can lose big. Until now no major concerns yet but people are getting very worried as buyers are extremely hard to find. Also many baina deals are getting into trouble due to plot location changes. People are getting relocation letters for much worst location than their current plots. So If a plot is on baina a relocation kills the deal. A new much cheaper worst location plot come to market for sale. People are getting plot relocation for DHA 6 DHA 7 and even DHA8. I got calls from people that got relocation letters for their plots in DHA 8 U and x blocks. All 2 kanal plots in X block MAY be turned into Commercial plots. May be all 2 kanal plots will be turned into commercial. If you remember well before DHA 8 ballot and map released I have strongly suggested here on LahoreRealEstate.Com that on DHA6 MB side part of DHA 8 DHA admin should make all commercial plots of large size. It means all 2 kanal plots should have been made commercial plots. This could have earned DHA billions more and could have added lot of value to DHA6 and DHA8 plot holders because this area would have 6.6 KM long 500 feet wide blvd with small and large business in Lahore. This could have been the largest commercial hub in Pakistan. DHA Lahore still have time and could do map change. May be they are trying to catch up to my this idea now . Just kidding.

Think about it DHA is going to get only 1.4 crore for residential 2 kanal plot and same 2 kanal commercial plot with 500 feet open space in front of it will get DHA above 7 to 8 crore each easy.

DHA Lahore Phase 1 to 4

I believe DHA phase 1 to 4 have seen their growth. Most people that come to DHA Lahore dont want to make a house in DHA Lahore phase 1 to 4 as they dont want to move from their old Mohalla to another new Mohalla type setting in DHA phase 1 to 4. Roads are smaller in DHA 1 to 4. Utilities are not under ground in DHA phase 1 to 4. There are just too many cables/wires poles transformers in each street. So people get turned off dueto these things. They dont want to spend two crore on a new house plus plot and still want to have a pole or transformer in front of their houses. Also if you make a new house in DHA Lahore phase 1 to 4 chances are house next to you or in front of you and on back of you will be in bad shape because it was made 15 to 20 years ago. People want to see brand new houses on all their house sides so they prefer DHA 5 or 6 for that one very important reason. DHA phase 1 to 4 prices will gain in future but DHA phase 1 to 4 prices will rise at slowest percentage conpared to DHA 6 7 etc as they have already gained well by now.

DHA Lahore Phase 5

Price of blocks F G E D have seen a lot of rise and is priced at most in all current DHA Lahore phases. A little more growth is still possible in A B J blocks of DHA 5 due to opening of Lahore ring road interchange between now and July 30 2011. For people with lot of money blocks F G E D are highly recommended to start new house today. If you have less budget than go for A B J blocks of DHA Lahore phase 5 or go for best location plot in DHA Lahore phase 6 B H J C G blocks in same budget of DHA5 worst blocks. For commercial investment you can still make a new investment in DHA 5 commercials plots and they are much better than DHA 1 to 4 commercial.

DHA 5 Extension

Recently DHA Lahore have given 100 acres of DHA Lahore phase 5 extension land to Askari 11 for expansion of Askari phase 11. Lot of prime land have gone to Askari 11 from DHA 5 extension area. If DHA Lahore still have enough land to accommodate DHA 5 extension all files than its the best possible options for people with 25 to 30 lacs budget. DHA 5 ext is far better than DHA 7 very weak location plots in Z block near Ganda Nalla that cost under 30 lacs. If DHA Lahore dont have enough land in DHA 5 extension area than file holders are likely to get plots in best area of DHA 9 on upper side of DHA Town Lahore phase 9. Plots there in DHA 5 ext will also have good value but not as good as if they were close to current DHA 5 on back of Askari phase 11. We have no control or knowledge of what DHA have in mind or thier plans in future. We have to change our projections or plans and advice with changing situation. We only buy and sell properties and cant force DHA or Bahria or Eden management to do some thing or not to do some thing.

DHA Lahore Phase 6

DHA Lahore phase 6 is a Jewel of DHA Lahore today and after 1 to 2 years not only it will be priced at highest level or at least at equel footing of DHA Lahore phase 5 it will be the best choice of every new house builder as DHA Lahore phase 6 have best town planning. Have largest and most parks. Have largest commercial areas. Have most leveled land. Have largest golf course in Pakistan. Have best most modern school in Pakistan. Have largest DHA public school. Other phases will never match the infrastructure size and look of DHA phase 6. What DHA have done in DHA 6 is never going to be done in other new phases of DHA Lahore.

DHA Lahore have become smarter and want to make more money in future phases. DHA Lahore is going to make more 5 to 8 marla plots than 1 or 2 kanal plots. As the people with low budget pay installments more easily on timely bases and generate more transfers revenue etc for DHA Lahore daily running budget. For example DHA 8 one kanal plot was sold at 55 lacs. Same one kanal peice of land was sold in 5 marla plots at 19.50 lacs each. DHA got nearly 80 lacs for same one kanal land when they sold 5 marla plot. Now people with 55 lacs are having hard time to pay 4.5 lacs installments every 3 month. But people that hold 5 marla plots are making all installments on time at 1.5 lacs every 3 months. So future DHA Lahore phases will not have large plots or parks or schools and other major facilities like golf course stadiam etc they have in DHA 6 today.

For budget of 75 to 85 lacs you should go for DHA 6 B H J block. For budget of less than that you should buy plot in C D G and than L and M . On last you should go for F G and N block. If you have 45 to 55 lacs budget instead of buying a very weak location in DHA 6 you should buy plot in DHA 7 R or P blocks.
Current rate of DHA 6 is 45 to 95 lacs. 45 lacs means near boundary or facing village or graveyard plot and 95 means a corner plus facing park plot in A B or H block. 2 kanal plots on 150 feet roads are now selling at very high price and a pair of one kanal will save you lot of money in case you want a 2 kanal plot for your dream house. Commercial 4 marla plots on MB now cost 2.15 to 2.5 crore. I think back side of MB commercial are better choice for new investment at 1.05 crore to 1.15 crore.

DHA Lahore Phase 7

DHA Lahore phase 7 blocks R S T U Q have maximum development work done. DHA Lahore have recently started to relocate plots from pockets or litigation area in all blocks of DHA Lahore phase 7. Normally this relocation thing is a final step for handing over possession of plots. We are waiting for DHA lahore admin to announce the possession of DHA Lahore phase 7 R S T Q blocks and possibly P and U blocks within this year. DHA Lahore Phase 7 V W Y Z block plots are now under rapid development. All people that have plots on pockets and litigation areas may be relocated to clear plots within next 1 to 3 months. To make a new house in upper part of R and P blocks is the best part. For low budget of 35 to 45 lacs I suggest you buy a plot in T or U block instead of Q block. If you own a plot in upper part of W V or lower part of X block you must visit DHA7 asap and think about selling your plot asap as there are some pockets of land or village that are not in possession of DHA Lahore at this time.

Blocks Z and Z-1 plots near W block , Plots in lower part of W near 150 feet road, Plots in Upper part of U and T , Plots in Q near S 100 feet road, Plot in S near Q 100 feet road Plots in upper part of R or P are the best places for maximum investment gains or for making a future home on best possible location

DHA Lahore Phase 8

DHA Lahore phase 8 town planning have disappointed many current holders. This phase was darling of most people but since town planning map have come out people are able to see many villages and graveyards and high tension power line and electric grids stations in this map and the plot holders are now loosing faith in this phase 8 of DHA Lahore. Land is too deep in most part of DHA8 and can cost 33% more to build a house here on very deep plots. Any new buying should be done with extra care. Your new plot should be away from villages graveyards high tension lines or boundary etc. Please call me on phone before you finalize any deal in DHA Lahore phase 8 to make sure you are getting a right plot at right market price. Installment plot purchase on 5 to 10 lacs profit in DHA8 is a wrong thing to do here today in my opinion. If you hold more than one plot on installment in DHA Lahore phase 8 please consider to sell it to lock the gains before they disapear. With payments of each installment all plots on installments are getting less attractive to buyers. Block W an T plots nearest to Broadway are most sought after. In my opinion people should also consider much cheaper plots on back of 2 kanal plots in X W T or even S block of DHA8.

DHA Phase 8 Parkview Files

There are hardly any transactions in Parkview files in market. Location is not known for plots and ballot date is also not available. Sellers are very few and same time buyers are extremely hard to find here. Until location or ballot date or location is not announced a sale or purchase in Parkview files is not recommended. If we get a good location this could be a big lottery. If location is in front of LSE on Berki road it could still be worth to hold Parkview files. New buying is not suggested but hold to files you already own until location is announced.

DHA Lahore Phase 9

DHA Lahore phase 9 is a good long term investment for people with budget under 20 lacs. Constant supply of new files with not many new buyers have kept price lower for past few years. We think DHA9 price will fall to 15 lacs plus minus Rs 10000. Best time to buy a DHA 9 file will be last two weeks of June 2011 as currently there are no buyers in market due to new taxes fear politicl situation and hot weather effect. Not many buyers like to come to Pakistan in this hot weather with lot of load shedding here etc. DHA 9 is a good long term investment. Ballot could be reasonably expected within next 2 years time as last major ballot was held 1 year ago and miltary officer benifit plots need a major ballot every 3 years. And plot in DHA 9 Lahore will not be ready before 5 years time in here.

Air Avenue Lahore

A good place to make a 10 marla house. For one kanal you could get much better choice in DHA6. There is a large village next to it. Make sure your plot is not near or facing village. Not much gains are expected in Air Avenue Lahore from current levels in near future. Try to buy only DHA transfer letter plots to avoid trouble in starting a new house.

Parkview Lahore DHA

Also a good choice to make a house. People looking for 2 kanal plot should prefer this over DHA5 or DHA6 as most 2 kanal plots are on great location. One kanal plots must be bought after making on site visit as many one kanal plots either too close to villages around Parkview and facing towards those villages. There are also litigation and possession problem in Parkview. In my opinion you must pay DHA Lahore Rs 650 and get a verification done on each plot in Parkview before making deal final. This will save you from lot of headache. Also in this phase please please dont pay left over merger fees or dues on behalf of seller. Let the seller pay them and you pay full amount only after transfers.

State Life Lahore Phase 1&2

Phase 1 of State life is highly recommended for new investment gains or to make a house for people with budget of under 45 lacs and if they want to start their house today. Dozens of houses in State Life phase 1. Many dozen peole living there in State Life Phase 1. We recommend that you avoid State Life 2 new plot purchase. Please dont fall for merger with DHA Lahore line from few State Life dealers. It is possible to have a merger in future but ratio of merger will not be in your favor. DHA will never ever de value its DHA 5 ext or DHA 9 files to lowest level of State Life phase 2 price of just 7 to 10 lacs. You should be smart enough to figure out what ration will be used for merger. I think it will be min 3 to 1. There are serious issues in SL management these days and land is not enough and not in single piece either. Just too many small pockets same like in phase 1 of State Life Lahore.

Divine Gardens Lahore

A best choice for people that want a house on installments and also want to enjoy a location in middle of City of Lahore and DHA Lahore. A best choice for pilots air hostess and other airport staff. A gated safe place to live with all facilities available 24 hours a dat. Only houses are available here. Development wok is in full swing and some houses hand over will start from Dec 2011. One on the most modern best located housing scheme in DHA Lahore Cantt area. Houses are extremely hard to find from resale market. 10 Marla are now good only If you want to live there in next 2 3 years. 5 Marla are best choice for new buying for investment or living purpose.

DHA Rahbar Lahore Phase 1

Yes this a true DHA scheme of Pakistan rangers. Not run under DHA Lahore but is run and supervised under Defence housing authority. DHA Rahbar phase 1 could have possession this year. Price is still low and one day its price will be higher than Valencia in future. Safe for living or investing. Please buy plots away from Ganda Nalla.

Park view Villas Lahore Multan Road

A good safe scheme for very low budget people. You can buy a 5 marla or 10 marla plot here and start building your house today. Scheme is fully developed with all utilities. Location is very very good as its on main Multan road and right in front of DHA EME sector. There is a great chance in future this scheme may get merged into DHA city Lahore. You can have 24 hours transport service and do have good schools in your reach in DHA EME Lahore from here and can do all your shopping in DHA EME sector from Parkview Villas Multan road Lahore.

Lake City Lahore

Well developed and large size project that is fully developed and ready plots are sell in here at very low price compared to Bahria Town and Sukh Chayn etc. Lake city Lahore is developed better than Sukh Chayn or Bahria Town and better than even DHA. Over 500 houses under construction or near completion here. Your money invested here is safe in my opinion. Money invested here will give you most return when work start of southern loop of Lahore Ring road. There is an interchange planned near of Lake City Lahore.

NFC Lahore Phase 2

Very low priced. Have all needed land. Have a boundary wall in place and development work is on going on site. Have very good approach from Main Multan road and canal back road. Very next to Bahria Town sector C. One day in future chances are it will be connected directly to Bahria town Lahore so you could enjoy all the benefits of Bahria town as well. This is a long term investment. Please dont buy a plot here if you dont have a holding power for 3 to 5 years time.

Bahria Town Lahore

One of the most beautiful well developed well kept well protected housing scheme in Lahore. A best place to live with all facilities that are un matched by any other developers. They have the best parks best schools best hospital best cinema best shopping mall and best mosque in that area. In my opinion plot prices in Bahia town Lahore are still very low for ready plots and may see a lot of rise from current level. Too many house under constriction in even sector C and overseas block. Bahria town will see tremendous growth in price when southern part of ring road is completed in next few years.

When you are buying a plot in Bahria Town It is strongly suggested that you buy a ready for possession plot only. We dont recommend you to buy a file in Bahria town because there could be un expected map changes or extra development charges in future etc.

Central Park Lahore

Great location at current very low price. Good approach. Many houses under construction. A good buy for investment gains or to make a new house. A ready for house plot of one kanal can be had at near 20 lacs. With all under ground utilities and location on main Ferozpur road this is best choice for new investment or for living for low budget people.

Pargon City Lahore

Very good location that is just 5 minutes away from Lahore airport. Many blocks are ready for possession. Dozens of beautiful house and commercial building are under construction in here. Best Lahore schools like LACAS etc are functioning in Paragon City Lahore. In some location even possession plots were changed recently in here. Buy only a possession plot and after you buy a plot you must build a chardewari on plot to be 100% safe as there could be more than one person claiming same plot as your plot. Map changes are common and causing lot of trouble so a ready for possession plots are the only plots that are recommended to Lahore Real Estate clients.

Formanites Lahore

Almost every person that have invested here have major major headache right now. Not able to sell any plot as no buyers in market here. No development work in past 5 years and new extra development charges even for possession plots etc is causing too much trouble for people invested in here. There are many complaints of extra allotments than available land. Some one called me recently on unknown phone numbers (No caller ID) and told me he is from NAB and said NAB is after Formanites and scheme may be taken by NAB soon. If that is the case people invested in it get their investment stuck for a very very long time.

I am proud to say Lahore Real Estate never sold a single plot to our clients since we opened this business and I am happy for this and sleep well at night for this reason.

Bahria Nasheman Lahore

Bahria Nashemen lahore is loacated on Ferezpur road in front of Central Park Lahore(Main entrence of Bahria Nasheman is 300 meters away from Main Ferozpur road)

Bahria Nasheman Lahore is fully developed ready for house construction today. You can buy or book a plot today and pay only half of total amount and you get the possession to start your house today.

Bahria Nasheman Lahore mosque Zoo park are under development and Bahria Town is pouring in lot of money in this scheme beautification so they can make it a model scheme to show and sell other bahria town projects on Ferozpur road in future.

Bahria Nasheman Lahore has all the utilities. You dont have to wait years and years to get a ready plot to start your house. here you can build your dream house today.

Bahria Nasheman Lahore have 24 hours transportation. You can reach it from Kalma Choak (a true current city center of Lahore)in 15 20 minute on bike car or public transport and reach here safely at any time of 24 hours a day. Ferozpur road is not deserted or dangerous to travel at night like Raiwind road/canal road/Sui Asal road where robbery chances are much greater every single night when its dark. Living in safe society is important but its also important that you reach that safe scheme safely during any time of 24 hour each day. You cant afford to land in your safe scheme in helicopter and you cant afford to have security guards with you in your car each time you travel out of your safe schemes.

In future all private and Govt schemes will be developed around Ferozpur roads as no other cheap enough land is available along canal road Multan road and Raiwind road. Bahria Nasheman Lahore and Central Park Lahore will be leaders in that area and will get populated much faster due to easy access to central Lahore and DHA Lahore. Please don't forget 1/4 of Lahore is now DHA Lahore and all good jobs shopping areas schools colleges universities and restaurants are in DHA Lahore. Most people work in DHA and for them it much easy to reach from Ferozpur road than Multan road Raiwind road caanal road etc.

Bahria Nasheman Lahore current map plots or scheme is just a show piece of Bahria town. They have huge other lands in area to extend Bahria Nasheman and luanch other new project by serveing them from Ferozpur road Bahria Town Nasheman office.

Last week Punjab chief minster signed deal with China to for Lahore Mass Transit Project worth 1.75 billion dollars. This rail service will run on main Ferozpur from 2-3 km away from Bahria Town Nasheman to Shahdara Lahore. 7 km stretch will be under ground. Construction on this project will start this year as china is funding 85% of this project. This project will be completed with 2 to 3 years and will change the future of all current Ferozpur Lahore schemes.

Dear friends since past few years I am begging you to first try to buy only in DHA Lahore. If you cant afford or don't want to live in DHA than I requested you again and again to buy on ground plots. With Bahria Nasheman Lahore you get ready plots at a very cheap price.

DHA City Lahore

DHA City Lahore is a project that us run under supervision of DHA EME sector. DHA EME and DHA Lahore are separate organization and both are under watchdog of Defence Housing Authority.

People that have booked plots in DHA City Lahore are very uneasy these days. They are heart broken and some very angry and thinking they were robbed of hard earned money with using of DHA Lahore name. They disparately want to know location of DHA City Lahore. DHA Lahore admin is still not willing to announce the actual location of project. Transfers are also not open yet so there is not buying selling possible in DHA city Lahore at this time. I have 300 plus sellers of DHA Lahore that want to sell plots at 1 to 2 lacs on paid amount but none of the buyers in DHA City Lahore as there is no transfer allowed yet. I dont want or recommend you selling or buying a plot on stamp paper sale deed alone as It could cause major headache for me or the buyer if seller fail to show up transfer. Transaction in DHA City Lahore will be possible only if transfer is open.

I believe 5 marla or 10 marla plot price may improve or could go in profit 'IF' DHA City Lahore admin does allow transfers or disclose its actual location. People are joking DHA City Lahore is not making a missile site here so they should disclose the location because half the amount is already paid to DHA City Lahore. Expected location is near Parkview Villas Multan road but I want DHA City Lahore to officially announce the location. Once they announce it price of 5 to 10 marla should get better but one kanal plot holders will be big looser as booking price of 37.50 lacs was just too high. Matter of fact 22 lacs higher than DHA9 where an on duty Brig supervise the projects and transfers in DHA Lahore Proper . If you own a one kanal plot in DHA City Lahore you must sell it immediately after transfer are opened or you are at risk to loose more than half of paid amount. 5 marla and 10 marla plot holders are requested to keep their trust in DHA name that they had at time of booking. In DHA things normally move too slowly. DHA is allowing it name to be used so DHA city Lahore got to be a legitimate project. DHA admin come very hard on any person or organization that try to use their name and in DHA City Lahore case thousands of people have invested due to DHA name and DHA should in theory keep watch and supervision on this project. Its simply not possible to keep using DHA name for this long without DHA approval. In the long run 5 marla or 10 marla may win but 1 kanal will still lose in long or short term unless they give extra ordinary locations to one kanal plots holders on future DHA City Lahore map.

If you dont pay installment you run the risk of cancellation If you pay the installments you run the risk of loosing money on open market. Lets hope DHA City Lahore admin come to your rescue soon and announce transfer open or DHA City Lahore location disclosure.

How Can You Help Lahore Real Estate ?

Lahore real Estate is helping you free of cost to make right investment choices. We are trying our best since last 8 years to keep you more updated than 99% property dealers in Lahore. We are taking fear out of you about Lahore property market to invest in better Lahore Pakistan property. We are saving you not millions but billions of Rupees by alerting you about many fake fraud unsafe unwise investments. We don’t run any ads from any developers here to keep this an open and fair place to discuss all property matters. No newspaper & no property website or blog take the amount of risk from developers or loosing business and let you read and write so much truth here, good or bad about developers or schemes etc .

How you can help us at Lahore Real Estate? Buy or sell your property through Lahore real estate at better prices than most dealers and even 30 - 40 years old estates. We strongly recommend our clients to double check the market value of their property from other sources too so they know how much they are going to save by dealing through us but we are also sure enough at same time we will buy or sell your property at better price than market due to our larger network, hard work and honesty. Instead of loosing few thousands to few lacs from a dishonest property dealer offering you lower commission you will get much better price and service from us by paying 1% of settled amount. We don’t give discount in this 1% commission but we save you lot of money that many middle men dealers were going to eat up from your pockets or plots. We prefer to have face to face deals with buyers and sellers. Running an honest business is only possible when I have enough direct buyers and sellers like you. Promise me that you will give us a chance to serve you in future and we promise you to get you best value for your property and buy a plot that is at best safe secure location at best possible market price. We charge just 1% of settled amount and that is not much money to have an honest deal in this very very dishonest market. Any one offering less commission is going to cheat you one way or the other guaranteed.

It dont do any harm to call us also before you buy or sell through any other property dealers. I believe as a long time friend Its my right that you also give me chance to serve your needs in property market where Lahore Real Estate actively deals. No dealer in Lahore is going to serve you free so why not Lahore Real Estate? Your own estate agency in Lahore

At last plz forgive me for my Gulabi English in here. I wish I had more education but fact is I had to leave my education very early age as I had to go for work in Saudi Arabia.

Information provided here on www.LahoreRealEstete.Com is to help you and not to hurt your pocket or investments. If you lose money I will feel bad too. You should confirm above info/research from your own sources and please please dont buy sell any property based on just my research/info for you in this post. You MUST do a lot more research on your own. Please be responsible for your own actions in future after your own research.

Ch Mujahid Yasin (CMY)

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