Bahria Town Lahore Sector C and Overseas Enclave A WERE great places to invest till 6 months ago and ARE one of the best places to live now and in future.
The rates has gone so high that the scope of good return is relatively low as compared to other projects. The end user has already entered in it for construction of its house. Meaning both of these projects are now matured.
Having said that, Sector C and Overseas A, Bahria Town Lahore will keep on growing due to location and standard of living. But we should also consider followng main issues if the purpose is investment ONLY:
Non construction Charges
As per rules and regualtions of Bahria Town Pvt. Ltd., the owner of plot is bound to start construction of house within three years of possession announced / offered (There is misunderstanding found in the market that non construction charges are applied after taking possession which is not right. Whether possession is taken or not, non construction charges are applicable after the offer of possession by Bahria Town). Non construction charges are already applicable to all blocks of Sector C as well as Overseas Enclave A, Bahria Town Lahore. It is Rs.17,000/= per month for 10 Marla Plot and Rs. 24,000/= per month for 1 Kanal and so on.
Transfer Fees
Heavy transfer fees (which always keeps on increasing for old projects, blocks and sectors). At present the transfer fees of 10 Marla plot in Sector C is Rs.87,000/= plus.
Big Investment
New buyer needs to invest Rs.55 to Rs.60 Lac for investing in 10 Marla plot which is a minumum investment in Sector C and Overseas Enclave A, Bahria Town Lahore. An investor would try to find out some project where less investment is required and high return is expected. Both of these investments would, obviously, not be on top to consider in Lahore Real Estate.
Please do more research before making any final decision.
Nice analysis.... so what do you think will be a better place to invest about 15 lacs for around 3 to 4 years.
ReplyDeleteThanks
Muhammad
Dear Muhammad,
DeleteMany thanks for your comment.
You may consider any of the following project:
1. NFC Phase 2 (Good Location plot of 5 Marla)
2. Bahria Orchard (5 Marla plot in Overseas A/B or Block A, B, C and D. It will cost you around 17 Lac in total).
3. DHA EME Phase 2 (DHA CITY) - 5 Marla FILE (It would cost you 11 Lac and you would be paying development charges on installments).
What do you say about DHA phase 9 file of 5 marla with comparison to DHA eme phase 2?
DeleteWhisch one will be better investment?
Thanks
Muhammad
salaam............thnks for creating such a nice blog to help people clearing their some doubts......my question is which society is good to buy a residential plot for future living purpose,,,,,
ReplyDelete1. khayaban e amin
2. pak faazaia
3. lake city
i am planing to buy a plot for my future purpose
and also tell me about DHA CITY ?????
Dear Umer Mateen,
DeleteI am obliged for your kind remarks about my blog. Thanks.
All of your mentioned project are fine for future living. When the purpose of buying plot is for future living then it is only buyer who can decide better. No one else can understand your preferences, limitations, future plans and family requirement. If you are fine with location of these projects then only matter would be the price and location of available of plots.
When finding plots, please take care of GANDA NALA, HIGH TRANSMISSION WAPDA LINE and depth of plot from ground level.
I understand the growth time of DHA EME PHASE 2 (DHA CITY) is started now.
thnks alot dear Hussain Kaisrani for ur previous review....actually i m planning to buy a 1 kanal plot in one of these societies....so i want to select the best option ....my range is 60 lac rupees...one dealer told me that khayaban e amin is better than pak fazaia which in turn is better than lake city....but ring road is passing through all these societies....so i was a bit confused.....i want a good society for my future prespective to live in.......and about dha city how much time do you think tht i would take to develop and return some good profit from investment point of view?????
DeleteDear Umer Mateen,
DeleteLiving, facility and growth wise LAKE CITY Holdings seems better to me. Location wise Khayabeene Amin is closer to city area. Fazaia would also attract the end users as soon as its Zamin Villas are ready to move in.
There is a NALA passing though Khayabane Amin and Lake City Holding. Besides this, a High Transmission WAPDA Line is also passing through LAKE CITY HOLDINGS.
After understanding this all you can select the better plot (location and depth from ground level) from the available options. All of these societies would take their market share with the passage of time.
When and where Ring Road would pass, dealer keeps on discussing it. I have seen many people who bought plots in 2005 after listening the news of Lahore Ring Road from these learned dealers.
You should make decision on present available facilities. If Lahore Ring Road would give some benefit to your selected project, well and good.
Please keep in mind that Lahore Ring Road would not only be beneficial to the Housing Society through which it would be passing but it would also affect very negatively to many of the plots near to it. No one would prefer to reside close to Lahore Ring Road as the area would become too noisy and polluted. Yes, LRR would be beneficial a lot if its interchange is close to some area.
HHHHMMMMM!! DHA EME Phase 2 (DHA CITY) would take AT LEAST 5 years to shape it. At this stage it is good only for investment purpose.
I expect good return within two years.
Dear Hussain Kaisrani,
Deletethanks alot for guiding me and getting me out from my doubts.....May ALLAH bless you with all the happiness in life and great success.....i will go for khayaban e amin inshallah as i now feel its more suitable for me.....
I am pleased to know that you found my views helping in making better decision.
DeleteI would be obliged if you will share with me the cost of plot, transfer process and charges and your experience with the dealer and society when every thing is done.
Congratulation in advance.
Please email (instead of using open forum) about above mentioned information:
kaisrani@gmail.com
Very informative analysis.
DeleteWhat's ur take on buying a 5 or 8 Marla plots in Bahria Orchard Eastern and C blocks? Is it good for a short investment of 6 month. What can I expect in term of return in 6 months?
Short term in Real Estate means 2 to 3 years. Any investment in plots for six months or so is totally a gambling. I do not suggest this as the chances of loss are higher than the gain.
DeleteEven if some one wants to go with it then files are better option to investment.
I do not expect much gain in Bahria Orchard projects for only 6 months investment. Simple reason for that is the cost of newly bought plot increases around Rs.80,000/= or so (for small plots) from the market rate after paying transfer fees, dealers commission, buyer's time and energy.
In short it is risky if investment is only for 6 months.
In case you can wait for 2 years or so then it is fine. In this situation you can even sell the plot after six months if reasonable profit is gain. Otherwise you could keep on waiting for more gain till 2 years.
Thanks.
salam dear Hussain Kaisrani
Deletei once again want some advice from u for one of my close friend....he is intending to invest some money in CITI HOUSING in sialkot......so he askked me to get ur advice.......so wat u have to say in this regard.....
Welcome Back!
DeleteIf your friend belongs to Sialkot or want to shift there and construct his home in CITI Housing Sialkot then it is good to invest. I understand that it will give reasonable return to him if things keep on moving as per routine.
Otherwise, if it is only an investment, then he should consider some project in Lahore. Lahore has great potential to grow due to many factors (National level as well as International level).
thanks alot..........citi housing being a project of bahria is fully developed for possesion in sialkot .....so he wants to invest money for 6-9 months than he will resale it.....wat is ur review about this......an update i received from one of dealer that the land of DHA CITY is to be purchased from KHOKARS but at this moment they are not willing to sell their land at low price that is 11 lac per acre......
DeleteNo, my dear Umer Mateen, CITI Housing is NOT (I repeat NOT) a project of Bahria Town. Same is the case of CITI housing Gujranwala project.
DeleteIt is not an appropriate forum to discuss the details of CITI Housing and Bahria Town (management) mutual relations.
Secondly, Investing only for 6-9 months is a gambling kind of thing even if it have been a Bahria Town project. I can not recommend this. It may give him good return but would not be a wise decision. New investors should avoid short term investments (it is rather shortest time investment if some one is thinking to invest for less than a year).
I am fully aware of almost all the higher management and marketing staff of CITI housing. Their marketing strategy is just amazing. They have involved the dealers instead of involving potential buyers. This is a Pharmaceutical marketing model. You must be knowing the Pharma industry involves Doctors for selling their products instead of end users - the patients.
And THANK you very much for sharing your information about DHA EME Phase 2 (DHA CITY) working on acquiring land for the project.
Thanks Hussain. Ur blogs r really informative
ReplyDeleteObliged for your kind remarks.
DeleteI would be gratefull if comments regarding feedback are also recorded under section:
http://kaisrani.blogspot.com/p/guest-books-your-comments.html
Thanks.
Dear Hussain... There are plots which are open from 2 sides i.e., front and back side. "Such plots are better than a general plot or at par to a corner plot" Awaiting your kind feedback
ReplyDeleteKashif Khawaja
Dear Kashif Khawaja Sahib,
DeleteI am not fully satisfied to reply your question due to lack of my knowledge in this regard.
I may be able to reply if I know
A). The actual situation (physically or at least on map) of both plots.
B). At least the name of Housing project if it is a well known developers
Theoretically speaking, If the plot is a bigger in size (at least 10 Marla) and the Housing Project permits to have proper gates on both open sides then construction on this plot may have option of two separate units. In this situation this is a better plot. Otherwise not.
Thanks Hussain... You made a very valid point that a 2 side open plot is a better option only if it's at least a 10 Marla plot and the housing project permits to have proper gates on both open sides.
DeleteKashif Khawaja
You are welcome Khawaja Sahib.
DeleteI am happy to know that you found my point useful. Good Luck.
Dear Hussain. What's your take on the future of the real estate market of Pakistan? During the last 25 years the real estate market of Pakistan witnessed at least 3 major slumps due to which people suffers huge losses. Do you foresee any such slump in near future?
DeleteKashif Khawaja
Dear Kashif,
DeleteIt is always very difficult to predict anything about future.
When we share our views about future then one major condition should be in consideration that "if affecting factors remain almost the same".
After studying market trends and its related factors, I am convinced that present increase in prices of real estate is are not fake and would keeping on increasing gradually.
If we compare the devaluation of Rupee (or compare with dollar rate) the present rates are almost same as these were in last BOOM period (before March 2005). As per my understanding it was only adjustment and now the actual increase in rates has started.
{{This does not applies on FILE tradings. I feel sorry to see that our brothers are gambling without doing any research. They do not have funds to pay installments for single file but have bought 3 or 4 files. These kind of investors may suffer a lot. I am worried about them}}
Dear Hussain. Wish u a very Happy Eid Mubarak
DeleteKashif Khawaja
Dear Khawaja Sahib,
DeleteMany thanks for remembering me on Eid. Eid Mubarak brother!
How is New Lahore City society for investment purpose???
ReplyDeleteThanks
Eid Mubarak
Eid Mubarak!
DeleteNew Lahore City is LONGGGGGGG term investment. It will take at least 10 more years to show some shape.
I have 10 Marla plot in Overseas Block A # 365 can u please let me know what is its current market value?//
ReplyDeleteSorry that I am not in touch with market. Please put your query on following link for getting appropriate estimate:
Deletehttp://lahorerealestate.com/ads/
Dear hussain how is lake city for investment . They are giving 1 kanal plot in golf course for 11 milllion on 3 year installment . Is it worthed thanks
ReplyDeleteDear hussain can u guide me abt lake city . They are giving 1 kanal plot in golf course in 1 crore 10 lac rupees on 3 yr installment. Is it a good investment ? Thanks
ReplyDeleteSalam sir can you confirm Transfer fee for Bharia Orchard (5 Marla Plot 2015)
ReplyDeleteCan someone competent and knowledgeable please explain if NON Construction charges apply on 10 marla possession plots in Central District Bahria Orchard, Raiwind Road, Lahore. I spoke to two property dealers (one of them sitting in Bahria Orchard) and they say they dont apply and only Rs.750 per month service charges apply there so far. Is this true ? Kindly reply asap.
ReplyDeleteDear Mr. Hussain,
ReplyDeletei am always follow your blog, i have a 10 marla plot in GVR in northern zone, i have paid full installments, i am realy worried about LRR. could you please update me about this project status and effect of this LRR.
thanks,
Nasir
I am sorry that the status of GVR is same. LRR will be affecting the project thoroughly.
Delete