Want to rent out your Safari Villas Bahria Town Lahore

Renting out Safari Villas, Bahria Town Lahore
Following email and my reply is related to renting out Safari Villas, Bahria Town Lahore.

Hello Mr kaisrani AA
Hope you are in best, i always reading your advices throw internet every time, I appreciate in your honest guidance to the people.
I purchased 8M serina villa in safari villas in Nov 2008, i did not found it in same specifications of house and society in 41 lac according my full budget . Alhamdulliah,
Actually i am living in ..... and i am looking to give my villa for rent from the first of Feb. 2010. Please let me know what rent i expected and if you can help to find me a good and small family and they do keep new as i purchased.
Next thing i saw some of terminate in ground flour entry door and wondering by it was terminated?
Thanks and best regard
=================

My reply:

Salaam and may thanks for remembering me.
Its nice to know that you are a member of Safari Villas Lahore.
Safari Villas Lahore is a under priced project. Nowadays it is hard to construct a home of same specification in Bahria Town less than Safari Villa price.
There is no problem to rent out a villa in Safari Villa project. The monthly rent is going on 18,000 to 19,000 per month (depending upon the location of villa). Three month's security plus three months advance rent is given to the owner on finalization of contract. You pay half month's rent to the dealer for finding a reasonable family for your renter. Generally civilized people come to reside in Bahria Town who do not destroy the house but when it is used it is certainly disturbed a bit. One can keep these points in the contract that the rentee will give the home in same situation on which he is getting it. Reasonable wear and tear is always expected.
When you will be renting out your villa you need to provide following things properly installed or fixed:
1. Lights in each holder (Which Bahria Town provides on possession)
2. Fans where required (8 in total general) = Estimated price = Rs.15,000/=
3. Geyser = Estimated price and installation and pipes etc = Rs.16,000/=
4. White wash if it is not properly managed = Estimated price = Rs.10,000/=
5. Water points on back boundary of villa as well as on laundry area on first floor = Estimated price = Rs.2,000/=
6. Curtain railings = Estimated price = Rs.8,000/=
7. Net door on main door and kitchen door if not installed by Bahria = Estimated price = Rs.12,000/=
8. Net on all windows (if it is not installed by Bahria) Estimated price = Rs.18,000/=

Number 7 and 8 are optional but good to do so before renting a villa for the betterment of home and renter.

If these all items are installed properly then a renter will have nothing to do to Villa. He can only disturb white wash or colour which is understandable.

A family should be small and reasonable to deal with. You need to start searching a renter from second week of January.

Termite treatment has been done in Safari Villas but if a new home (which is of course wet) remains closed then these problem may occur any time.

Please feel free to contact me if I am able to do any thing for you. Please use my email address kaisrani@gmail.com for a prompt reply.
Thanks.

With best regards,
Hussain Kaisrani

Oversea Pakistani replied on Friday, January 1, 2010 11:26 AM PST Dear Hussain Kaisrani, What about the 8 marla house situated in the Ali block.What will be the rent even some dont Have the Gas. Thanks for your usfull input always. HAPPY NEW YEAR

Hussain Kaisrani replied on Friday, January 1, 2010 11:54 AM PST Dear Oversea Pakistani, Ali Block Bahria Town Lahore is better located than Safari Villas and all the houses are newly constructed and have better layout plans but it is not easy to rent (as well as to sale) out a house in Sector B. Generally the houses are made for personal residence or for sale so in both cases there may be only few houses available for rent in Sector B. There is also a problem of nonavailability of gas connection in Ali block which is main hurdle to rent out a house. Besides the quality of security and services in Sector B is not as per standard of Safari Villas. Safari Villas is an icon and Bahria Town keeps on improving its icon in Lahore. The rent should be around Rs.17,000/= in Ali Block.

limo replied on Friday, January 1, 2010 03:39 PM PST Dear Mr. Kaisrani do you recall any incident ever occured because of security being lax in Sector - B.I personally feel that its not fair on part of Bahria to discriminate between Safari and rest of the Sector B residents, specially when it comes to security. Now for instance if i dont want to reside in Safari villas (as there have been frequent complaints about the drainage problems, and poor construction standars) but want to construct a house of my own choice in Sector B,do i have to compromise on security !!!

Tariq replied on Friday, January 1, 2010 04:21 PM PST Dear Hussain Kaisrani can you tell when ring road interchange will start construction next to bahria town

Hussain Kaisrani replied on Friday, January 1, 2010 10:16 PM PST Dear limo, I can not recall any serious incident ever occurred related to security problem in Sector B BUT I can recall a very minor problem once occurred in Safari Villas with my family in year 2006. I put packets of fruits and vegetables on my villa's gate and went to see my family in the park as the home was locked and I did not have keys with me. I could not find them in the park so I decided to go for a walk. When came back my family was there in the home and I supposed that the packets were picked by them. About after an hour it was revealed that my family did not find any thing on the gate. I called the security in charge who responded with in few minutes along with his staff who were very much concerned. They took the responsibility without blaming me why I had put the packets outside the gate. I was asked for very minor detail of things and every point was noted down. My life partner get bored with the situation and said to Major Sahib for forgetting every thing as these were eatable things so no problem if some one needy has taken for eating. Major Sahib explained that he/she is his enemy who has taken our things and he will never let his enemy go freely. So a special plan was made to check each and every one on gate. A security person was assigned to keep eyes on garbage drums to find from where the waste of these items come out. etc etc. After about an hour I was informed that missing items are located and these were delivered to us. This was year 2006 when only few families were living in Safari Villas. Of course the situation may not be as good now. In Safari Villas security staff takes the responsibility of taking care of a villa in absence of an owner if it is notified to them. I am informed two of Lahore Real Estate visitors that their things were missing and Bahria Management provided new items against the missing ones. I hear stories that water pipes, wires and kids bicycles have been stolen in Sector B. When asked this to the security staff then they give only suggestions to keep things under lock and key or to have your own watchman etc to take care. It is understandable because Sector B is crowded by too much labour class and too much transportation of trucks, tractors etc is under process day and night and it is NOT a gated wall community yet so security situation is not as good as it should be BUT it is NOT bad either. Though I have not seen any problem of drainage in Safari and poor constructions has also been managed for (at least) my home even then I have started construction of my home in Ali Block. Though security level is not as per of Safari Villas but there is no need to compromise on security over there. Problem may happen in Safari Villas as well as in Sector B but for any serious complaint security staff will respond. Bahria Town management claims that their special force can respond within five minutes in any corner of Bahria Town Lahore. It also include under development Sector C. I am sorry for this lengthy detail. Hope the matter is clear now. === Tariq Sahib === I do not have any proper information regarding Ring Road interchange close to Bahria Town. Sorry.

Tariq replied on Friday, January 1, 2010 11:56 PM PST Thank's any way Hussain Kaisrani sahib

Dr Usman replied on Saturday, January 2, 2010 12:22 AM PST Kaisrani sahab, why there is a problem of gas connection in bahria town?Will this problem be solved in near future and does sector c also has gas connection problem. Regards

Hussain Kaisrani replied on Saturday, January 2, 2010 12:39 AM PST Salaam Dr Usman Sahib! Gas connection in Bahria Town is not a problem at all as gas line has been made available by Bahria Town. It is really a great job by Bahria Town Lahore management. The problem is with the Sui Gas office. We discussed the issue with Malik Riaz Sahib during our last meeting assured us that it will be sorted out within year 2009 as he has brought the matter in the notice of Sui Gas MD. But the problem is still there. I understand it has not been followed by the related Bahria Town office managers. As per my information one can get gas connection within a month but after paying the COST of time saving. The good point is that you can apply a gas connection on your plot before starting the construction. In this situation you will be having sufficient time to wait.

Dr Usman replied on Saturday, January 2, 2010 07:10 PM PST Thanks kaisrani sahab for the prompt reply. Best wishes for your new house. Hopefully you will share your experience of house construction with us. Take care Regards

DR KHOKHAR,NY,USA. replied on Saturday, January 2, 2010 07:33 PM PST Dear Kaisrani sb,I am thankful to you for your useful information to all of our friend.i have afew plots in overseas cat Alahore.can you tell me what is deveopment status of that area.how many houses are building there.bahria town promise top notch development and facility in this area.what do you think about future of this area.are the people are moving from lahore to this area.do you think it is good investment.thanks for your information.

Hussain Kaisrani replied on Sunday, January 3, 2010 08:10 AM PST DR KHOKHAR,NY,USA. Sahib, Thanks for your kind remarks. Overseas Enclave A Bahria Town Lahore is developed and ready for construction of houses. Five houses are under construction and one family is residing in a newly constructed house of 10 Marla. I do not see any thing special in development or area which can differentiate Overseas Enclave A from the remaining Sector C other than location. In this price it is certainly a good investment as constructor are flooding to Bahria Town (though too much activity is still inSector B only but reasonable construction is under process in Sector C as well).

DR KHOKHAR,NY,USA. replied on Sunday, January 3, 2010 08:19 AM PST Dear Kaisrani sahib,thanks for you information.one more question.bahria is taking development and possesstion charges.theas charges includes what facilities.thanks

Hussain Kaisrani replied on Sunday, January 3, 2010 01:06 PM PST The possession and development charges are for providing facilities of electricity, water, gas, parks, mosques etc and these are meant for all community. The detail is also provided on the back of application form. Possession charges means the demarcation and plot plan provided on paper which is an approval to start process of construction on your plot. But for getting utility connections for plot (house) the owner are supposed to pay at the time of starting construction. Courtesy: LRE

Safari Villas Bahria Town Lahore - How to buy it?

Some time ago I received following email. It is being reproduced with a reply for future record and information to visitor of my blog.

I am a member of LAHORE REAL ESTATE forum for last and half year. All your replies,or all your listing regarding Bharia town, always beneficial and informative not only for me but also all other members for the forum.
I think that it is not your responsibility to answer my email, but as a cooperative fellow,as i always found u helpful,i can only request some information's regarding safari villas. I you like and you have some spare time for some information's, i will be grateful and thankful.

First of all I would introduce myself, I am an overseas Pakistani, living here in Manchester for last 5 years, my spouse and kids are living in pakistan.I am planning to come back to pakistan within next 2 years. and after further 5 years Iwill be need to move to Lahore for the education of my children, as the remote area of punjab where i live there is no facility of the education.

Now i come to the point, I have hard earning money around 5 millions. i want to by 8 Marla safari villa, preferably corner one.
I have seen some 3 D picture of these villas and i like the VILLA SERENA.
but, I do not know about the price range, there is a huge price difference in dealer prices,some are asking i will be ready within next two months, some are asking they have keys in their hands. any way I do not know about the location of that villas, which villas location are better than the other villas, or, as regarding serana villa what number villa are on a good location and which one on poor location,
Secondly, which serene villa is ready for possions and which one are under construction.
If i make my mind to buy one from where i can i buy, and what is the price. Can u give me some contact number for that, i have called lahore real estate but they have not availability.
I read CMY rates probably fortnight regarding the safari villa non occupy, occupation time 4-8 months.
can i get this.
I will be thanks full and appreciate your kind views.

Thanks.

I replied it as follows:

Brother ------------ Sahib,

Salaam,

Please feel free to contact me as and when it is needed.

All of your concerns about Safari Villas are practical and these should certainly be made clear before buying the Villa.

Yes! Safari Villa Serena should only be the choice for families shifting from remote areas. There are many tips which should be considered if there are options available. The most important tip is to buy a villa which is ready to move with possession. Do not trust any one about time as it is upto Bahria Town when they provide the possession of any villa. No agent or buyer can make it finalized if Bahria is not ready to do so. If I am informed about a number of a Villa I will give you an idea of its completion date. It will be at least time and if Bahria stop working on it then no time limit can be estimated.

It is not possible to give you some lines about the constructed or under construction villas. Just to give you an idea in this regard that we got possession of our home in July 2006 and few homes in our lane or street are still under construction. On the other hand if you provide me the No. of a Villa which you are thinking to buy, I will send you a report on it.

Nowadays it is very hard to find a proper villa on proper rates. Lahore Real Estate does not offer high rates to a seller and due to this limitation they could not manage it for buyers.

It is nice that you are doing your home work but the final decision should be taken after a thorough visit of Safari Villas project. Sitting in UK you can not see the situation around the Safari Villas project. As it is your hard earned money so you should work hard to make this important decision of your life. Your family can easily live here as there are many families living without any male member. Every thing here is systematic so a common house wife can manage her home in Safari Villas easily.

In my opinion best situated Serena Villas are 129 - 162 as far as ground realities are considered. The map provided by Bahria has lots of changes in it.

I will strongly suggest you to keep in touch with LRE for buying a Villa on proper market rates. You are not in hurry and chances come when they have available Villas for sale. One of my old friend (from London) bought a Villa (474) last year from Adil Saeed. It is nicely located and on corner as well as on 50 ft road on 37.50 Lac. They are so happy and are not ready to sell on 42 lacs now. They will work more hard if you can depend upon them and are a serious buyer.

You may discuss the matter with me on phone if needed as every thing can not be explained in writing. Thanks.

With Regards,

Hussain Kaisrani

Frequently Asked Questions (FAQ) about Home Finance or Bank Loans for Buying or constructing home in Pakistan

It is right that almost all the banks in Pakistan are now offering Home Finance facility. Bahria Town management also used to provide this facility but now they are not much interested in the matter. Any Developer is only interested to get money as much as he can and as early as he can. When homes are ready and sellers are also in the market then no one is interested in these issues. This facility is generally used when a new product/project is launched.

First of all you need to pay at least 30% of the home then bank will consider to finance for a home. The simple rule for getting a loan from any bank is that you need to prove from various ways (your past record) that you DO NOT (I repeat DO NOT) need any funds then bank will provide you funds.

I have studied this issue VERY closely and reached to a conclusion that:

1. There is no difference in Islamic Home Financing or Commercial Home Financing. The Islamic branches will take more time and funds for making it Islami for us. Otherwise both are one and the same thing. The rate of Interest in Islamic finance is more than a Consumer banking. (It is NOT being discussed based on Sharia matters).

2. It will (at least) take 6 months to get approval. There will be too much documentation and verification problems that one will be doing this as a full time project.

3. You will be dealing with too many different agencies at the same time. The Developer or the owner of the house and the bank. If the home is ready then a developer or an owner will not remain waiting for your bank financing. They will certainly find some other buyer during this time.

4. The Bank or Home Finance Corporation will charge (at least Rs.100,000/= if the home is of price Rs.30 lac. These hidden charges will be taken step by step (but will never be mentioned in the start) before the final transfer of funds. The documentation charges, Registry of the property, Advocate and patwari fees, Insurance for the property as well insurance of person applying for a loan are main expenses.

5. If a developer is selling a home which is under construction, it will be a better choice to go for home financing. In this case a home will be safe if a bank approves its financing. Secondly the home will be ready until the loan is approved.

6. A person can apply a loan of an amount based on total monthly income on record not depending upon home price. On record monthly income is which can be proved from supported documents, like income tax paid, bank accounts, bank statements, credit cards, Salary statements in case of a salaried person etc. The formula in this regard is total monthly income multiplied by 36. If some one is getting Rs.50,000/= per month and it is proved from three different sources and he is living on same place for about a three years then he/she is eligible to apply for a loan of Rs.18 Lacs. And a bank may grant him a loan of Rs.15 Lac.
6. In short it is close to impossible to get a loan if some one is really in short of funds.

7. And if some one is able to get a loan then they will keep increasing interest rate every year. Moreover the monthly installment on a home financed amount of Rs.10 Lac will be about Rs.13,000/= nowadays. In this amount Rs.10,000/= approx. will be deducted for banks interest and only Rs.3,000/= will be adjusted against the loan. Meaning if you pay back Rs. One lac to the bank in monthly installments then only Rs.20,000/= will be adjusted to loan granted.
8. If you are lucky enough to pay back the full amount to bank and want to free hold your property then this is not an easy task. They will ask you for a penalty for paying before time. They may take few months for finalizing the case so that some other INTEREST from monthly installments can be taken during this process.
======= Disclaimer: This is general information. Facts and Figures are produced here to understand the matter only. They may be different then actual the ones. ========

mirza baig replied Kaisrani Sahib, thank you for your input, appreciate your time.

CMY replied Hussain Kaisrani sahib thanks for sharing very valuable information. I request more friends to please share their experience and knowledge with us.

liaqat replied i agree with the difficulties in acquiring the loan as mentioned by mr hussain.but i would like to show the brighter side of the picture as well which is definitely missing in the article. i think only in Pakistan we can think about making a house with out taking a loan ,it does not happen any where else in the world,and when ever you obtain a fix instalment loan the money you are paying back in the beginning is mostly interest.and towards the end mostly towards loan. It has to be like that and it is like that until you make some formula of your own. But imagine if you are living in a rented house the money you are paying as rent is a complete waste.where as if you are paying the same money as interest of the loan you have taken to make your own home you are better off. 1, you have the pleasure of paying towards your own home. 2, you have the peace of mind,and no fear of being thrown out by the land lord 3, you don't have to worry about the raise in construction cost. I would like share my own experience when i had no money and i took loan to make my house I took rs 15 lac loan to complete the house and shifted there. i paid total rs 22 lacs instead of 15 in instalments over a period of seven years.if i had not completed and shifted in my own home i would have paid at least rs five lacs towards the rent in these seven years.and the house i completed in 15 lacs and cos ted me for 22 lacs was not possible to make even in rs 30 lacs after seven years since the cost of construction had gone up by more than double. So if i had not taken the loan and i had tried to save money.the same house would have cost ed me at least 35lac.since i would have paid 5 lac towards the rent and 30 lacs towards construction. And on that day i drew this formula, IF THE INFLATION RATE IS MORE THAN THE INTREST RATE YOU ARE SAVING BY TAKING LOAN.

Courtesy: LRE

Muzamil Hasnain Qaisrani (My son) student of Class 2 speaks about Allama Muhammad Iqbal in Bahria Town School Lahore

Respected Teachers and my dear fellows,

Assalamo Alaikum!

Today I got a chance to express my thoughts about a great poet – Allama Muhammad Iqbal.

Allama Iqbal was born on 9th November 1877 in Sialkot.

He was a great poet and thinker.

He gave the idea of a separate country for the Muslims of India where they could practice Islam with freedom.

He inspired the Muslims of India through his marvelous poetry.

He wrote many books in Urdu, English and Persian.

JAVED NAMA, BALE JABREEL, BANGE DARA are famous books of Allama Iqbal.

He wrote many poems for children like BACHAY KI DUA, HAMDARDI and SHEHD KI MAKHI.

Allama Iqbal wanted children to study hard and gain knowledge.

His message lives in the heart of all Pakistanis.

He died before the creation of Pakistan on 21st April 1938.

Today we owe him a great depth of gratitude.

Pakistan Zinda Baad.

(Muzamil Hasnain – Class 2 C, Bahria Town School Lahore)

Quaid e Azam - Founder of Pakistan (Real and Rare Photographs)

Quaid-e-Azam - The Founder of Pakistan

(Real and Rare Photographs)

Bahria Town and its Chairman Malik Riaz Hussain by Khushnood Ali Khan

Courtesy: Daily Jinnah, October 29, 2009

http://epaper.dailyjinnah.com/?pg=2

http://epaper.dailyjinnah.com/?pg=3

Canal Road Lahore is being constructed by Bahria Town - Photos on October 28, 2009

Malik Riaz Hussain and Bahria Town Lahore - The Other Side

Safari Villas Bahria Town Lahore: A Living Experience (Part 6)

Bahria Town residents had nothing to think what will happen if the news about Malik Riaz Hussain and his arresting appeared in daily times Lahore is true. Only people who wished it should happen seemed worried about it.

What is going on in Bahria Town nowadays shows that Malik Riaz Hussain has no worries about these matters.

Bahria Town has taken extra ordinary measures regarding security and safety of its residents. Bahria Town's front line security men are wearing bullet proof jackets. They have installed more cameras.

Their petrolling police has increased its movements. They have now introduced an Urgent Response Force which can reach in every corner of Bahria Town Lahore with in five minutes.

When all the schools in all over Pakistan were closed Bahria Town School Lahore taken a challenge to open it but with amazing security measures. Later on it was also closed as per Government instructions.

Bahria Town is full of life even in these bad and sad days. Its CineGold Theater is announcing new movies every week.

Lahoris flooded to Bahria Town during last week. Every Saturday and Sunday there are lines of cars, parks are full of kids and families, House full Theater. Bahria Town Lahore is taken as a safest place for family outing.

Bahria Town main roads are full of lights and colours with a different look almost every second night.

Bahria Town keeps on changing driving routes for its residents within Bahria Town for traffic control experiences and security measures.

Bahria Town Management family is planning a marriage ceremony for which out class arrangements are being done from last week which is adding more beauty in the area.

Bahria Town Lahore has itself taken a step to complete the under construction canal road from Thokar to Bahria Town. They are doing work from yesterday (day and night). The speed of work tells that it will be completed the one side today (within 48 hours).

A national level car race was arranged in Sector C on last Sunday.

Water Filtration Plant is also available in Bahria Town Lahore.

No power outage is seen in Bahria Town Lahore. Yes! Its TRUE.

Bahria Town is providing jobs to thousands. They are providing three time meals to its workers along with shelters. Bahria Town's minimum monthly salary package is Rs.8,000/= Besides all these great things Malik Riaz Hussain is an ordinary man (like you and me) and he is also business man and does many things which are, of course, not appreciate able.

Tips and Guidance for Construction of your dream home in Lahore Pakistan

1. The construction of your dream home – Part 1
2. The construction of your dream home – Part 2
3. What does Gray / Grey structure mean in construction? What is included in GRAY STRUCTURE and what is NOT?
4. Latest House Construction Cost, Rates and Estimated Time of Completion in Lahore - Pakistan (Updated on November 05, 2014)

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(Please NOTE that following rates and information are of 2009)

Labour Costs only in DHA Lahore

Rs 140 to 185 Per Sq Ft Covered Area. Boundary walls and garage etc cost extra.
Best house labour contractor is Mr Shafi 03224418638 or 03334206144

Electrical work

Rs 10 to 15 per sq foot covered area. Best Electrical work is done by Mr Ilyas 03004057753

Plumbing work

Rs 12 to 18 per sq foot covered area. Best ploumbing work is done by Mr Farooq 033344787963

Best steel is Model Steel 1/2 inch 40 Grade Rs 54000 per ton
Best steel is Model Steel 1/2 inch 60 Grade Rs 56000 per ton
Other low quality steel bars are sold as low as Rs 50000 per ton. You risk losing lot of money due to improper wighting and cheating by many other dealers.

Best dealer is Basra Steel on Walton road, Lahore

Bricks Rs 3350 to 3500 per 1000 for Awaal.
Best Dealer is Khalil 03224050244 or 03004335892

Sand is Rs 7 per Sq foot for Ravi and Rs 13 for Chanab Sand.

Bajri Rs 30 Per Sq foot to Rs 32 Per sq foot
Best Sand Bajri dealer is Mian Building Meterial 03004994824

Cement DG 330 t0 333 Per Bag
Cement Mapleleaf 335 to 338 Per Bag.
Best Cement dealer is Ch Zaheer 03018431731or 03028431731

Ch. Mujahid Yasin (CMY)

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Wednesday, April 22, 2009 01:28 PM PST

Sir can you please advise in Defence who sells the best quality / price bricks? cement, steel and what are the on going LABOUR rates - any details would be appreciated.

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CMY replied on Tuesday, April 21, 2009 03:53 PM PST

Kamran sahib this information is for DHA Lahore area only.

Who sells the best quality /price steel?
Basra Steel at Walton road is best with quality weight and is little higher in price. Lower priced guys cheat you in weight and your net cost will be much higher.

Who sells the best quality /price bricks?
Khalil 0322-4050244
Faisal 0321-4221404

Who sells the best quality /price sand or crush?
Mian Building Material 0300-4994824

Who sells the best quality /price Cement?
Ch Zaheer 0301-8431731

Who is the best quality /priced Plumber?
Farooq 0333-4478796

Who is the best quality /priced Electrical work?
Ilyas 0321-4287225

Who is the best quality /priced steel grills?
Ijaz 0321-4287225

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FAHD replied on Wednesday, April 22, 2009 02:47 AM PST

I want to share some useful information with my fellows who what to have some idea about construction. First of all i want to mention here that all the information i would be sharing with u people is based on the personal experience as last year i started the construction of my 1 kanal house in dha phase 5.

1 year back we negotiated the contract for labor on 150 per sq. ft only for civil work.

But being a lay man at that time about the construction we missed some points as in this rate they dont included the contruction of boundary wall, spectic tank, under and over ground water tanks. construction of shades on the windows, khacha floors etc. if i add all these expenses then rate becomes 195 per sqt.ft instead of 150 per sqt.

So my brothers the idea behind telling u this thing is that obviously contractor would be charging for these things but u should clear them before and specially ask for them as usually these are hidden things we dont bother about at that time.


About electricity rate we went for lump sump contract @Rs.75000/-(each and every work like pipe fitting in the walls and roofs, stwitch and back box fittings, wiring, light fitting etc).

About sanitary again we went for contract Rs 75000/- (all sanitary work like sewerage lines , wash and kitchen water points, fitting of all sanitary fixtures, water supply pipeline, gas pipeline and contactions)

Wood work @ RS.250000/ (All doors with wardrobes in 5 bed rooms and two kitchens)

I would say that u should hire separate contractors for electric and sanitary instead of joint contarct.

In the end i want to conclude my discussion here by saying that u cant define overall per sqt. ft rate as it purely depends on the fixtures u r using e.g u can buy one wash room tiles @ Rs. 200000/ and in the same price u can easily have 4- 5 wash room tiles. so its relative question deepened upon the taste and buying power of people, one cant generalize. u can complete ur house in 1200/ sqt and u can also do it the same in 2500/ sqt.ft.

About brothers who wanna want to go for turn key contract please should take into account this particular fact and go for detailed contract about deciding each and every detail.(type of material used in finishing)

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khan replied on Wednesday, April 22, 2009 04:25 AM PST

Great input Mr.Fahd. What about the managment.Did you have a professional like architect or some friend/relative who supervised that work for you. How about the time line. Did the contractor meet that. How to ensure the work meeting the promised/agreed time line.
Thanx

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irshad replied on Wednesday, April 22, 2009 09:23 AM PST

dear Fahd
very detailed info and nice picture of construction. can you please tell that in the contractor's cost of 195 per sq foot electricity bill of 75000 and sewerage bill of 75000 was included or not.
thanks.

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CMY replied on Wednesday, April 22, 2009 11:03 AM PST

Thanks to Fahd bhai for detailed post. His info is 100% accurate and rates are same currently too.

I hired a civil contractor at Rs 135 per sq foot covered area. Basement is at 175 per sq foot covered area. Boundary wall, main gate , shades, septic tanks, water tanks, garage floor, floor on street are not included in price. My contractor is a great person with a lot of experience in dozens of houses constructed in DHA Lahore Sui Gas phase 1 Valencia etc. He says he cant afford new contracts under Rs 150 per sq foot and for basement Rs 185 per sq foot. His Name is Shafi 03224418638 and 03334206144. I would recommend this guy to all friends. A good person should be referred to every one in my opinion.

I would suggest some cautions for new house builders. When they unload bricks make sure they don't leave gaps in brick being unloaded to increase the count. Don't ever buy bricks from trolleys on road sides.They guys cheat you big time in count and quality buy giving you lower rate. Buy bricks from kiln owners or their agents. Never pay advance money to these guys until you get the bricks of the quality you were promised. They unload first three four loads of good brick than start cheating you. Change brick supplier immediately after first bad bricks supply.

Dont buy steel from small dealer or from Badami bagh. These giys cheat you big time in wieght. Buy steel from largest dealer in DHA called Basra steel.

Dont buy cement from small dealer. Their cement is OLD and most of the time wiegh less and they charge you for carriage too if you dont ask them from free carriage. Buy cement from larger dealers. They get fresh load from factory and have warm cement most of the time because their circulation is too much. Larger dealer give you best rate and carriage is included too if you order 100 bags min. Best cemenet is Maple leaf and 2nd best is DG cement. There is largest cement dealer on Ghazi road near airport infront of Devine center. His name is Ch Zaheer. His is the least expensive and is mainly dealer of DG but also will give you lowest rate for Maple leaf too. When ever a large cement dealer tells you a rate chances are you can get Rs 5 less than the rate you are told.

Try to give min advance amount to grills maker plumber electrician wood worker aluminum worker etc. They guys do disappear with your money if you give them large advance or give you hard time and delay the work for many days. When you give advance to any guy take a receipt and must check their NIC and try to get a copy. Do a written agreement for things decided.


Khan bhai a watchman and a supervisor is must needed and pay is responsibility of owner. A watch man should be paid 7000 to 10000 and supervision pay is from 10000 to 15000. Supervisor buys all the supplies and keep the work in rhythm.

Irshab bhai Rs 75000 each for plumber and electrician is not includer in construction contractor. Its separate from civil work contractor.

Choudry Mujahid Yasin (CMY)
0322-4009967

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CMY replied on Wednesday, April 22, 2009 11:35 AM PST

I need help of friends that bought the wood and marble recently. I have done very little research for these. Lets help each other and share your experience and knowledge.

Best steel is made by "Model Steel".
Best Anti termite treatment is done by "FMC Corp".
Best Cement is made by "Maple Leaf".
Best Paint is made by "ICI".
Best electrical plastic pipe and fittings are made by "Popular"
Best electrical wires are "FR Cable"
Best plumbing pipe and fitting are made by "Dadax". Dont use Turky made pipe and fittings or you will get leaking complaint latter.

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Thank you especially to CMY.

All noted with GREAT THANKS from everyone.

Please advise which is a good place to buy Bathroom Tiles, Flushes, Tiles, Taps etc etc

Also CMY Sabib what are you estemating your per SQ FT cosnt will be Approx [I know it depends upon Mateial etc].


(Ahmad) Hussain Kaisrani replied on Wednesday, April 22, 2009 02:06 PM PST

Salaam CMY!
After reading recent posts of brother CMY, I can easily predict (though I NEVER announce predictions) that he is entering in construction business as well. After getting these minor details and information he should not have any problem in constructing another home.

I agree with CMY that a good person should be referred to every one. I want to recommend a very nice person Mr. Mubarak which deals in grils and related work. He has a good aesthetic sense and committed person with his clients and work.
Mr. Mubarak can be contacted at Ali Steels 03004248977.
Thanks.

M.Yousaf replied on Wednesday, April 22, 2009 05:56 PM PST

CMY/Kaisrani Sahib:
Any idea about the good carpenters, tile fixers, Aluminum windows/steel windows makers, interior/exterior decorator in Rawalpindi/Islamabad?
I am sure your best guys in Lahore will recommend some good trade persons or they themselves may be having their own businesses in twin cities!


CMY replied on Wednesday, April 22, 2009 06:04 PM PST

Hussain Kaisrani bhai many friends do request us that we enter in this business but we are reluctant to get into this field because its a very tough job. An old man like me with largest belly in town cant handle this type of hardship anymore :). If We ever get into building houses business we will must need help from many good friends like you. It cant be done alone.

Just got this little experience with building my own house (My house is in very early stage so I got no knowledge of wood and marble yet).I wanted to share my experience so far with others. I want to let them know what I learned the hard way. May be some one some where could benefit from it.



Fahd replied on Thursday, April 23, 2009 02:02 AM PST

First of i want to thank all my brothers who appreciate my this post.you know in pakistan ,very few people have the courage to appreciate some body input.

I would start from answring some questions my brothers ask here.As Mr kHAN asked about the managemengt control i personally supervised the whole project as i have spare time these days.we hired an artichet Mr .perviaz mughal,his office DESIGN ZONE and is located in L Block, DHA. He is true professional with over 16 years of experience on hand. he provided all the drawings of civil work,electricity points, lay outs for wash rooms and bedrooms, drawings for marble and tile fixing, false celing etc.

As for as time line for completing the project is concerned typically 1 kanal house take atleast 12 months to get complted , if the work is carried out without any break. if festivals are coming in between then obviously it would be delayed coz labour come back only when they are fginished with the money (e.g two eids then for sure they would be delay for 1 month).it all depend upon the provision of material(noo delay should be occured from ur side).AS for as delay from contractor is considered , normally good contractors complete the projects in the anticipated time frame but it depends on mutual cooperation.

Mr IRSHAD 195 sqft is exclusive of sanitary and electricity charges.

Fahd replied on Thursday, April 23, 2009 02:51 AM PST

WELL CMY BHai as u asked to share information about buying material especially wood and marble and fixtures i would recommed the follwing places:

MARBLE

Haqeeq Marble and Granite , ATARI Industrail area, Ferozpur road.

The most commonly used marble in the local market here are BOTISENA CREAM and CHINA VERONA.

The rate of marble depends upon its thickness, normally two sizes are therei-e 4 sutar and 6 sutar. 4 sutar material is less expensive as comapred to 6 sutar and the differenece between the prices very much visible.

both 4 sutar botisena cream and verona cast u @ Rs95-125 sqft for sizes up to 1*1 and 1*2 depending upon the lot. some points that detemine the rate here are colour variation, meaurement of size etc.Another problem with 4 sutar is that the shop keeper would sell u this as 1* 1 size but acually when u measue it u would find it as 6 inch less from both ends.i dont know the science but its the norm of market here.

Both 6 sutar botisena and verona cost u from Rs 280 - 350 sqft for the size u want. no matter whther u want 2*2 or 4*4, ACTUALLY it is known as slab material in the market the benefits of getting is no colour variation, actual size etc.

Wood

Some of woods that are availble in the market with there rates are as follows"

TEAK WOOD RS 4800 - 5200 per cubic feet.

Diyar Wood RS 1500 - 3000 per sqft
Note (in diyar ther is very big issue of knot and thats why there is so much variation in the rate. Knot free diyar would avaialble in the market nealy @ RS 2500 -3000. I would recommed if ur going for diyar then go for medium grade from which u can easily have fine wood for ur doors but have to compromise some how on ur wardrobes may be u would use it in inner side.I t would cost cost u apprximately RS 2100 -2300.)

ASH Wood Rs 1900 - 2100 sqft. ( unseason is also available even in 1700).

Overall very good wood when it come to its grains, price is also very attractive but one problem is that it shrinks in inital few seaons and sometime doors struck in between.

Maghony Wood Rs 2500 - 3000 sqft.

Latest edition in the local market and so for very few people are using it according my knowledge. but i strongly beleive that this wood has its future.

Beach Wood is also available in the market but i am not in postion of quoting its rate.


The most famous wood dealers in DHA are

Punjab Timber
World Wood

I would recommend u to go for WORLD WOOD ghazi road. The owner is Ashraf sahib very nice person, prices are compartively low than Punjab timber (not much difference). i personally dont recommend for punjab timber rest is left on u after visting both the places make ur own decision.

In my next post i would try put some light on santiary ware etc

(Ahmad) Hussain Kaisrani replied on Thursday, April 23, 2009 08:48 AM PST
Fahd Sahib!
Your post is very useful and informative. Due to this page many people like me have started understanding real estate philosophy but no proper and practical information on construction of home was available. Your input may guide friends of other cities to provide information with contacts of professional sound people in this business. Keep it up please!

There are many solutions of heat proofing being offered in print media ads. If you or any of friend can share his experience in this regard. Any easy and economical solution (without involvement of MISTREE RAJ etc) for my own home (4 Year old) is personally requested.

CMY replied on Thursday, April 23, 2009 01:34 PM PST
Fahad sahib once again your very good info is highly appreciated. It will be a lot of help when I will be looking for wood marble and sanitary ware.

Sajjad replied on Thursday, April 23, 2009 08:15 PM PST
Dear Sir !
Thanks to all gentlemen contributing to this very informative post.
I would like to second Mr CMY's reccomendation for "FR Cables".
I believe this is "Fire Resistant Cable". A few days ago their team came to our office for a presentation.
They gave a practical demonstaration of their product. They put the sample of cable on flames and it did not burn. There was no smoke either. They said their cable can reist fire for 9 hours, while officially they claim for 3 hours resistance. The price of the cable is quite reasonable, not more than a good quality normal cable.
I write here the name and phone number of their representative in case any friend wants to contact him for information or to buy the cable: Mr. Qamar Yasin (0303-482-3705)
Courtesy: LRE

Medical Education in Private Sector in Pakistan and China

Dear ..... Sahib,

W Salaam,

Many thanks for your kind words.

Yes! Govt. of Punjab has finished self financed scheme in Govt. sector Medical Colleges. The list of private sector recognized Medical Colleges is given below. I have copied it from Pakistan Medical and Dental Website

PUNJAB - Private Sector Medical Colleges
S.No.	Medical Colleges
12.	FMH College of Medicine & Dentistry, Lahore Recognized. www.fmhospital.org	Allowed to admit 100 MBBS students per year.
13.	Foundation University Medical College, Rawalpindi www.foundation.edu.pkwww.foundation.edu.pk	Recognized. Allowed to admit 100 MBBS students per year.
14.	Islamic International Medical College, Rawalpindi. www.iimc.edu.pk	Recognized. Allowed to admit 100 MBBS students per year.
15.	Lahore Medical & Dental College, Lahore . www.lmdc.edu.pk	Recognized.Allowed to admit 100 MBBS students per year.
16.	Shifa College of Medicine, Islamabad. www.shifacollege.edu	Recognized. Allowed to admit 100 MBBS students per year.
17.	Wah Medical College, Wah Cantt. www.wahmedicalcollege.edu.pk	Recognized. Allowed to admit 100 MBBS students per year.
18.	University Medical College, Faisalabad http://umc.tuf.edu.pk	Recognized. Allowed to admit 100 MBBS students per year.
19.	University College of Medicine & Dentistry, Lahore www.uol.edu.pk	Recognized. Allowed to admit 100 MBBS students per year.
20.	CMH Lahore Medical College, Lahore. www.cmhlahore.edu.pk	Recognized. Allowed to admit 100 MBBS students per year.
21.	Islamabad Medical & Dental College, Islamabad.	Recognized. Allowed to admit 50 MBBS students per year.
22.	Independent Medical College, Faisalabad. Recognized. www.indmedcol.com	Allowed to admit 50 MBBS students per year.
23.	Sharif Medical & Dental College, Lahore www.sharifmedicalcity.com.pk	Recognized. Allowed to admit 100 MBBS students per year.
24.	Continental Medical College, Lahore.	Recognized. Allowed to admit 100 MBBS students per year.
25.	Akhtar Saeed Medical & Dental College, Lahore	Recognized. Allowed to admit 100 MBBS students.
26.	Central Parks Medical College, Lahore. www.cpmcollege.com	Recognized. Allowed to admit 100 MBBS students.

CHINESE MEDICAL/DENTAL UNIVERSITIES
1	Shanghai Medical University 138, Medical College Road. Shanghai 200032 http://www.shmu.edu.cn/
2	Xian Jiaotong Medical University West Xiao Zhai Road Xian 710061 Tel:+86(029) 5276747, 5276121 Fax:+86(029) 5276646 http://www.xjtu.edu.cn/
3	Beijing Medical University 38 Xue Yuan Road Beijing 100083 Tel:+86(10) 201 7620 Fax:+86(10) 201 5681 http://www.bjmu.edu.cn/
4	Shanghai Second Medical University 280 South Chong Qing Road Shanghai 200025 Tel: +86(21) 632 008 79 Fax: +86(21) 632 029 16 http://www.shsmu.edu.cn/
5	Peking Union Medical College 9 Dong Dan San Tiao Beijing 100730 http://www.pumc.edu.cn/

Its not appropriate to catagorize these institutions as 1, 2, 3 as I am not elegible to do so. Just to give you general opinion these are catagorized as:

1. Fatima Memorial Medical College (its both for men and women). Its on top due to the reason its hospital (Fatima Memorial Hospital) is working since more than 20 years and is situated in the center of the city (Shadman Lahore). Good and busy professor avoid wasting time in travelling to college.

2. Lahore Medical College (Ghurki)

3. CMH

4. All the remaining are almost on same level. Its just for your information that Akhtar Saeed Medical College is situated in Bahria Town Lahore.

Pakistani institutes are far more better than Chinese one. Its worth mentioning that merit of these private sector medical colleges are almost the same as of Govt. Sector institutes. But Chinese medical colleges give admission bit easier and these are much very economical for completing the degreee.

Please feel free to contact me if you ever that I am able to do any thing for you.

With best regards,

Hussain Kaisrani

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Dear Kaisrani sb

Assalam-o-allakium

You proved to be a multi dimensional personalities. I read your output at Lahorerealestate site which is always informative.

While I am away from Pakistan for the last almost more than one decade probably you can guide me about medical colleges information in public sector as well as private sectors.

My first question in this regard is: Whether govt has abolished self financed seats in govt colleges? If not, how much is annual fees?

What about the private sectors colleges, can you give them No.1,2,3, to following instutiton in Lahore:

Fatima Memorial (is it only for females or male also)

Sharif Medical Complex

CMH

Gorki

Any other, kindly add to this list

How do you compare China medical study with our medical instutitons in Pakistan specially in Lahore.

I will bother you time to time on this subject provided if you donot mind.

Thanks in advance. You guidance will be a great help finalizing my son's future. Right now he is in 2nd year.

Regards

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