Wednesday, December 05, 2012

Wasiyyat, Wirasat - Urdu









وصیت کرنا‘ ترکہ‘ احکام وراثت


-1 وصیت کرنا تمام مسلمانوں پر فرض ہے۔ (فٹ نوٹ 1)2:180
-2 ماں باپ عزیز و اقارب کے لیے وصیت 2:180
-3 بیوہ کی ضروریات زندگی کے لیے وصیت2:240
-4 زبانی و تحریری وصیت میں گواہوں کی ضرورت‘ طریقہ کار۔ 5:106-108
-5 ترکہ میں مردوں اور عورتوں دونوں کے حصے اللہ نے مقرر کیے ہیں۔ 4:7
-6 ترکہ کی تقسیم سے پہلے وصیت کے مطابق جائیداد کی تقسیم اور قرض کی ادائیگی لاینفک ہے۔ 4:11-12
-7 متوفی کی وصیت پوری کرنے کے بعد جو بچ جائے اس کی تقسیم کے بارے میں احکام(فٹ نوٹ 2 ) 4:11-12
-8 مثلاً لڑکے‘ لڑکی‘ والدین‘ بھائیوں کو کس تناسب سے ملے۔ (فٹ نوٹ 3) 



-9 متوفی نے اگر کسی غیررشتہ دار کو کچھ دینے کی وصیت کی ہو تو اسے اخلاقاً پہلے دے کر باقی ماندہ مال کی تقسیم کرو۔ 4:33
-10 ان احکامات کی خلاف ورزی موجب عذاب ہے۔ 4:13-14
-11 کلالہ کی صورت میں ترکہ کی تقسیم کی تفصیل 4:177
-12 اگر کوئی شخص محسوس کرے کہ وصیت میں انصاف سے کام نہیں لیا گیا تو وہ وارثوں میں صلح کرا دے۔ 2:182
فٹ نوٹ 1
قرآن کریم میں کوئی حکم دینے کی ابتدا اگر لفظ کتب سے ہو تو وہ حکم ہر لحاظ سے مسلموں پر فرض قرار پاجاتا ہے۔ 
مثلاً کتب علیکم القتال 2:216 تم پر جنگ کرنا فرض کیا گیا۔
کتب علیکم الصیام2:181 تم پر روزے فرض کیے گئے۔
اسی طرح کتب علیکم الوصیتہ 2:180 تم پر وصیت کرنا فرض قرار دیا گیا۔
* معاشرتی و سماجی لحاظ سے بھی اس مسئلہ پر عمومی نگاہ ڈالیں۔ ہمارے مسلم معاشرہ میں وصیت کی عدم موجودگی پشت درپشت خاندانی عداوتوں‘ خون ریزیوں‘ عدالتوں میں مقدموں کی بھرمار کا باعث بنتی ہے۔
ترکہ کی تقسیم کے متعلق ہمارے مروجہ فقہی قوانین کے مقابلے میں مغربی ملکوں کے قوانین وراثت قرآن حکیم کے اصولوں کے زیادہ قریب ہے۔
فٹ نمبر2
یہ نقطہ نہایت اہم اور توجہ کا متقاضی ہے اسے اچھی طرح سمجھ لینا چاہیے۔ اگر وصیت (will) نہ زبانی کہی گئی نہ لکھی گئی یا وصیت تو کی گئی مگر پورے ترکہ اثاثہ کومحیط (Cover) نہیں کرتی تو صرف اس صورت میں قرآن کے احکام وراثت کے تحت اس ترکہ کی تقسیم ہوگی۔
مثلاً ایک شخص ایک مکان ایک موٹرکار اور ایک لاکھ روپیہ نقد بغیر وصیت چھوڑ کر فوت ہوجاتا ہے تو اس صورت میں قرآن کے احکام وراثت کا پورے ترکہ پر اطلاق ہوگا۔ اگر وہ شخص وصیت نامہ میں مکان بیوی کے نام موٹر کار بیٹی کو اور دس ہزار روپیہ کسی دوست‘ ملازم یا کسی رفاحی‘ خیراتی ادارے کو وصیت کر جاتا ہے بقایا نوے ہزار روپیہ کے بارے میں وصیت نہیں کی تو اس صورت میں صرف اور صرف 90 ہزار روپے قرآنی احکام وراثت کے تحت وارثوں (اس میں بیوی اور بیٹی شامل ہیں) میں تقسیم ہوں گے۔
نوٹ:مگرحکومت پاکستان کے قانون وراثت کی رُو سے ، جو اسلامی فقہ کی بنیاد پر مرتب ہوا تھا، عملاً ترکہ کی تقسیم جائیداد کے صرف 1/3 حصہ کی وصیت کی جاسکتی ہے۔ 80-90 سال پرانے قانون میں قرآنی احکامِ وراثت یا کم از کم یورپین ممالک کے قوانین کی حد تک ہی تبدیلی کر لی جائے تو بے شمار مشکلات کا ازلہ ہوجائے گا۔ بہتر یہی ہے کہ متوفی اپنی زندگی میں ہی بیشتر اثاثہ مستحق افراد میں تقسیم کردے۔
وصیت نامہ پر وکیل کی موجودگی میں دو گواہوں (جو دوست یا واقف کار بھی ہو سکتے ہیں) کے بھی دستخط ہوں ۔ گواہوں کا وصیت نامہ پڑھنا ضروری نہیں۔ اُن کی گواہی اور دستخطوں کا اصل بنیادی مقصد یہ تصدیق کرنا ہوتا ہے کہ متوفی نے اپنے ہوش وحواس قائم رکھتے ہوئے اور بغیر کسی دباؤ کے اپنی مرضی سے یہ دستخط کئے ہیں۔
فٹ نوٹ نمبر3 
لڑکے کو لڑکی سے دوگنا کیوں ملتا ہے اس کی چند ایک وجوہات ہیں۔ لڑکی والدین کے ترکے سے بھی حاصل کرتی ہے اور خاوند کی وفات پر بھی اسے ملتا ہے اور بیٹے کی موت پر بھی حصہ ملتا ہے اور اہم امر یہ ہے کہ قرآن کی تعلیم کے مطابق مرد کنبہ کی کفالت کا ذمہ دار ہوتا ہے۔ لڑکی پرچونکہ یہ ذمہ داری بھی نہیں ہوتی لہٰذا اسے لڑکے سے نصف حصہ ملتا ہے۔
فٹ نوٹ نمبر4 
وصیت کے لئے چند امور بطورِخاص مد نظر رکھیں۔ وصیت نامہ پر وقت گذرنے کے ساتھ گاہے بگاہے حالات کے مطابق نظر ثانی ضرورکریں۔ تبدیلی ایک علیحدہ کاغذپر مجاز وکیل کی موجودگی اور اس کے دستخط کے ساتھ اپنے دستخط کریں۔ اِسے Codicil اِضافی نوٹ کہتے ہیں۔
ایک رجسٹرڈ M.B.B.S. ڈاکٹر سے میڈیکل سر ٹیفکیٹ بھی احتیاطاً حاصل کر لیں کہ ’’آپ کی صحت کیسی ہے؟ کون کون سے عوارض ہیں ۔ اِس میںیہ وضاحت ضرور ہوآپ کو کسی قسم کی ذہنی بیماری نہیں ہے اور ہوش وحواس نارمل ہیں۔
وصیت نامہ سے متعلقہ کاغذات ودستاویزات مثلاًملکیت جائیداد‘ انشورنس پالیسیاں‘ موٹر کار‘ بنک اکاؤنٹ‘ پیدائش سر ٹیفکیٹ‘ نکاح نامہ وغیرہ ایک مضبوط سیل بکس میں رکھیں اور لواحقین کو علم ہونا چاہئے کہ یہ کہاں پررکھا گیاہے یعنی گھر یا بنک لاکر میں ہے۔ ہر کاغذ کی فوٹو کاپی بھی بنوا لیں۔ بہتر ہوگا کہ اِن سب کی مجسٹریٹ سے تصدیق بھی کروالیں۔

How to Make a Will (Waseet)?

Wednesday, December 5, 2012 12:43 AM PST  Reply: Write answer to this advertisement HERE on this page under this  message.

How to Make a Will (Waseet)?
Dear Brothers,
Salaam
What is the procedure to right/make a will to secure your Wife & kids if some thing goes wrong with any person.
Please share the legal process (if involved).
Jazak Allah Khair

waqar replied on Wednesday, December 5, 2012 11:29 AM PST

As a Muslim you are not supposed to make a will. Islamic law will be followed to distribute your assets among legal deceased ppl.

IA, KSA replied on Wednesday, December 5, 2012 12:47 PM PST

Anyone can make "WILL" for 1/3 of his property just to benefit those who are not legal inheritors or to give in charity but he is not allowed
and it will not even valid if he intend to make "WILL" for his whole
property. If even he do like this , the 2/3 will automatically goes
to legal inheritors as per Quran Law.

Hussain Kaisrani replied on Wednesday, December 5, 2012 01:52 PM PST

As per Quranic injunctions, Wasiyyat is FARZ (obligation) just like Saum, Salat. Arabic words KOTEBA and HAQQUN are used about it in Ayat number 180, Surah Albaqarah.
"It has been enjoined upon you that when you approach to death and you are leaving behind your personal property, make a testament according to law for your parents and others close to you. This has been enjoined upon Muttaqeen as a duty from Allah" 2:180.

The distribution of left-over property shall take place after the provision of the WILL have been fulfilled (4:11).

Khan Sahib! if you are seeking assistance in registering, writing or making WILL in Pakistan, please provide your email so that I can send you one of my article (in Urdu) to understand the process and requirement.

Hussain Kaisrani replied on Wednesday, December 5, 2012 02:05 PM PST

There are only 9 Quranic Ayaat related to Wasiyyat. Anyone can understand the Quranic Guidance within few minutes after reading any three different translations.
2:180-182,
2:240,
4:11-12,
5:106-108

IA, KSA replied on Wednesday, December 5, 2012 04:57 PM PST

Thank you indeed Mr.Kaisrani for elaborated response but I would like to add here that your quoted verse 180-182 is before law of inheritance
after declaration of legal inheritors one can only prepare "WILL" for those who are out of legal inheritors.For example one can make will to give some of your property in Charity or relative who is not legal inheritor but maximum one can do "WILL" for 1/3 only , other he can not
touch and it will be distributed as per law of inheritance. The guidance can be taken from prophet sayings depicted in Bukhari Sahrif.

LAW replied on Wednesday, December 5, 2012 06:38 PM PST

For moment, keep aside Islami Sharia and think if some one not follow Islamic laws and simply would like to make a will as a Pakistani citizen. What will be the procedure?

IA, KSA replied on Wednesday, December 5, 2012 06:59 PM PST

You can contact at kaisrani@gmail.com to get procedure for "Will" but
if you are a Pakistani Citizen and want to prepare "Will" for property
in Pakistan , then same procedure will be adopted , you can prepare "Will" for 1/3 only otherwise legal inheritors can knock court and the "Will" will be nullified by court as they follow Islamic Sharia. If even
one has thankless son and do not want him to give share of your property and for this purpose he prepares "Will" but this thankless son can go court and will get his share as per law of inheritance.

Hussain Kaisrani replied on Wednesday, December 5, 2012 07:04 PM PST

@IA, KSA,
Thanks for your input and guidance about the matter. As this is NOT a proper forum to discuss these issues so it is enough whatever is said by you, me and other fellows.

@LAW
I appreciate your comments. We have a habit to divert the discussion into a religious debate and the actual query or issue goes behind the scene. I have tried to understand and explain my views about practical steps to write and register Wassiyyat in one of my article printed in Urdu. I don't think that this is a proper forum to present these matters on this forum. If interested, you may email me so that I can send it for your reading. (THE ARTICLE IS BEING REPRODUCED HERE).
Thanks.
kaisrani@gmail.com

Hussain Kaisrani replied on Wednesday, December 5, 2012 07:22 PM PST

I think that IA, KSA is right. I can provide the procedural information but "a thankless son can go court and will get his share as per law of inheritance."
Thank you for summarizing the fact.

Khan-1 replied on Wednesday, December 5, 2012 10:12 PM PST

Interesting! I thought you could do whatever you wanted with assets you earned in your life time. The laws of inheritance will apply to what you do not earn but inherit. If before death someone donates all of his assets(which he/she made herself) to any one will Islam limit that option?


Courtesy: Lahore Real Estate

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Tuesday, December 04, 2012

Whether to construct a home on my plot or to buy Safari Villa, Bahria Town Lahore


Sunday, December 2, 2012 03:14 PM PST  Reply: Write answer to this advertisement HERE on this page under this  message.

Dear CMY
I have one plot at Umar Block (BT-LHE) corner, aprox 200 Sq yard (8M), # 634.
I really appreciate your advice on the below:
1) If I construct a two story house for small family (A quality) how much it will cost me with material and what will be best covered area.
2) What the current sale prices of my plot is in case of sold the same and buys one ready 8 / 10 Marla safari villa in good location and corner plot.

Awais replied on Monday, December 3, 2012 03:25 PM PST

Dear Hussain Kaisrani Sahib
appreciated for your kind advise on above post. thanks

Hussain Kaisrani replied on Monday, December 3, 2012 09:56 PM PST

Dear Awais,
Thanks for remembering me.
When you or some other friend specifically addresses CMY Sahib (USTAD WADDA) then people like me do not find it appropriate to reply the post.

1. The covered area would certainly depend upon your budget and family requirements. In my humble opinion, the covered area should be as per standard construction in the area. It will also help to sell or rent out your home easily (if or whenever it is needed). In this situation the covered area should be around 3,300 sq.ft. It also includes the mumpty and a small room on second floor which has been recently permitted by Bahria Town Lahore.

2. As I am not directly involve in sale purchase matters so I can only provide you an idea of the sale price of your plot. Please DO NOT depend on it. Your plot should be sold around Rs.25 Lac.

If you are in the position to construct your home by your own then it would be far better and economical than buying a Safari Villa. But living in Safari Villas is far better than any other block of Bahria Town.

Good Luck.


Courtesy: LRE

Sunday, December 02, 2012

Does Size Matter in DHA 9? (i.e. Plot Size)

Comparatively which size is a better buy for 5 years investment in DHA Lahore Phase 9?

Currently:

5 Marla DHA 9 file is at 11.80 Lakh
10 Marla DHA 9 file is at 19.30 Lakh
1 Kanal DHA 9 file is at 31.25 Lakh

In DHA and other housing scheme generally there is a multiplication factor (for price) of 1.4 to 1.6 for a double sized plot with an average MF of 1.5:

i.e. generally

Price of Average 10 Marla plot = 1.5 X Price of Average 5 Marla plot.

Price of Average 1 Kanal plot = 1.5 X Price of Average 10 Marla plot.

Based on anticipated price of 5 Marla @ 40 Lakh (excluding development charges) and the MF (multiplication factor) of 1.5, after 5 years prices of average plots in DHA Lahore Phase 9 will be:

5 Marla at 40 Lakh
10 Marla at 60 Lakh
1 Kanal at 90 Lakh

40
40 X 1.5 = 60
60 X 1.5 = 90

Please note there are EXCEPTIONS based on skew in supply relative to plot size and demand of end users for particular sizes. Example: price of 2 Kanal > 2 X Price of 1 Kanal in DHA 6 and 7 due to very little supply of 2 Kanal plots and relatively high demand from home makers with deep pockets.

And currently this general rule does not apply to 5 and 10 Marla plots in DHA 9 where price of average 10 Marla plot is almost double of the price of average 5 Marla plot. But based on the anticipated supply (a large number of 10 Marla and one kanal plots be sold to public on installments) and demand of small to large sized plots it is safe to assume that after balloting this general rule of 1.4 to 1.6 MF will hold likewise in DHA 9. Keep in mind however that despite MF of 2 in DHA 9 plots, the MF for the files is 1.62 to 1.63 at this time (11.80, 19.30 & 31.25).

31.25 / 19.30 = 1.62
19.30 / 11.80 = 1.63

As mentioned above, it all depends on supply of smaller sized plots compared with the supply of larger sized plots, and demand from the potential home makers. Small sized plots (5 and 10 Marla) in large numbers are relatively a new phenomenon in DHA 9.

So, assuming average price of 5 Marla at 40 Lakh (excluding development charges) after 5 years, the anticipated prices (in Lakhs) and Price Appreciation will likely be as follows:

Plot SizeCurrent PriceMF 1.41.51.61.7
5 Marla11.8040404040
10 Marla19.3056606468
1 Kanal31.257890102116
Price AppreciationMF 1.41.51.61.7
5 Marla339%339%339%339%
10 Marla290%311%332%352%
1 Kanal251%288%328%370%


BOTTOM LINE: If the MF goes above 1.62 the larger size wins and if MF goes below 1.62 smaller size wins (very likely to be around 1.4 or 1.5) especially 1 Kanal Price will very likely be equal to 1.4 X 1.4 X 5 Marla Price, since there will be so many one kanal files compared with smaller sizes. The uncertainty about 10 Marla price will remain till announcement or lack thereof of more 10 Marla plots.

(Sorry for being too hypothetical about baseline price. No one among us knows the future, but there is some essential tadka of currently verifiable facts applied to possible future scenario of that baseline price)

Adnan replied on Thursday, November 29, 2012 02:43 PM PST

Dear Observer, I appreciate the statistical analysis, however, this multiplication factor depends upon many non statistical factors including location of the plot as the most primary factor. Most of the plots in phase 9 will be on 40 foot roads, also today 5 marla sounds better as there are plots on the ground and development work is being done, plus people will less cash (which is most of the population) are looking to buy them. Tomorrow, big budget guys will jump in, specially expatriates, and they would affect the price of 1 kanal more than the smaller plots. Which means that there are more chances of 1.7 than 1.5 for one kanal plots. Also, the above table takes into account existing prices, we have to remember that 5 marla is already at a high due to development work and confirmed plot status, whereas 1 kanal is currently at a lower level than it should be. Therefore, if you consider the pricing structure in say 6 months from today, the difference in price of each size will be much different, which will change the ROI factor.

Observer replied on Thursday, November 29, 2012 05:08 PM PST

One:

Since we are considering average prices in each size category, the location of individual plots (exceptionally good or bad plots) does not matter for the sake of price comparison.

Two:

I think 1.7, i.e.

{
Price of Average 1 Kanal Plot = Price of Average 5 Marla Plot X 1.7 X 1.7
}

is extremely unlikely in DHA 9 looking at the number of 1 Kanal to 5 Marla files and potential long run end user buyers. An MF above 1.7 is almost impossible for "5 Marla Price X MF X MF = One Kanal Price" formula. However, in case of DHA 9, 5 Marla to 10 Marla MF may go to 1.7 or more, if many more 10 Marla plot are not offered. That larger 5 Marla to 10 Marla MF will however reduce the 10 Marla to 1 Kanal MF. Ultimately, keeping the relationship between 5 Marla and One Kanal at consistent levels regardless of number of 10 Marla plots.

Three:

As a side note, looking at the table above, it seems relatively easier to assume 5 years Price appreciation in the tune of 300% in case of DHA 9 files, compared with assuming likewise price appreciation in say DHA 5 or 6 or 8.

If you are buying or holding one or more plots in DHA 5 or 6 or 8 priced around one Crore or more, do you really feel it is more likely to give you Price Appreciation of 300% in N number of years or is DHA 9 is more likely to appreciate to that level from current price levels.

In other words if you are buying or holding a plot in DHA 1 to 8 priced at One Crore do you think it is more likely to go to 3 Crore in next 5 years or it is more likely for DHA 9 file to go to 3 times as much from the current very low price levels. A good investment with lower budget and having good potential is much more likely to go triple in price compared with a large budget already mature item, in the same amount of time.

Moral of the Story:
If you are in it for investment purpose only (not an end user who has to make home soon on that ideal plot in that ideal phase), it is smart and prudent to liquidate some of those high priced MATURE investments and switch those funds (without further delay) to relatively low priced investments having much more potential of return on investment.

In Real Estate TIMING is always much more important than LOCATION LOCATION LOCATION. A smart investor should Make good investment at right time, Let it mature, and Switch when it is mature (MLS). You may also choose to switch when it is not mature yet, but has already given you good return too fast, because the world is always full of even better investment opportunities to choose from.

Habib replied on Thursday, November 29, 2012 05:28 PM PST

In general for an average Housing Society the Above analysis is Good small Plots are expensive than Bigger/merla, however still in Phase 5, 5 merla can be Found less than 40, wehre as good Kanal plot is 120+
DHA is sign of Grandiorisity, I my self have no concept in living in Suburban areas Like DHA if you dont have 3 cars one Driver and One Full time servents in home. Living in 5 Merla House in DHa does not suit that Concept at all, If You visit 5 merla and 10 Merla Houses in DHA 1 they look so Poor as Compared to Bigger Houses of same age and Phases.
That is the reason 2 kanal plots and Houses are Much more expensive in DHA if You go by Multiplication Factors like This This
But if You go to mid Calss areas Your analysis is 100% Correct.
The Bottom line is For Midde or Low Middle class it is not good to live in posh Localities, You can use DHA Brand but life is difficult in Budget and Commuting cost.

Observer replied on Thursday, November 29, 2012 06:20 PM PST

1. I have clearly mentioned above that there are some EXCEPTIONS even in DHA, especially for 2 Kanal plots which are few compared with demand from the home makers with deep pockets. There are other exception in other sizes too (in different DHA phases), but in general this rule also applies to DHA. And BTW the exception also apply just like DHA to all other housing schemes too. Neither this Rule, nor the Exceptions are unique to DHA only. So you will likely get lost in this Rich/Poor, Superior/Inferior theory while trying to create some special DHA factor here.

There are variables other than plot size (especially # of plots, i.e. demand and supply for potential buyers) which equally affect DHA as well as other societies. In fact I believe the desire to live in DHA for the middle class in much stronger than any imaginative inferiority complex, otherwise why would they buy a 10 Marla under development plot in DHA 9 for 45 Lakh when they can easily buy a 1 Kanal under development plot in DHA 7 for 45 to 50 Lakh. It only means that there is definitely very strong desire to live in DHA from the middle class community AND DHA 9 definitely has much better location and potential than DHA 7.

2. Even with the exception, your comparison is totally unfair, where instead of comparing average plot at similar location, you are comparing worst plots in one size category to best plots in the other size category. This is not fair and does not hold logic for the sake of accurate comparison.

3. I also mentioned above that 5 and 10 Marla in relatively large numbers and with even better treatment than one Kanal, at least so far, is a new phenomenon in DHA. This is not the case in most previous phases. Still you can verify the ratio or MF in most cases with few exceptions.

4. You need to visit again the localities of small size plots (5 and 10 Marla) in Phase 5 and Phase 3, verify the actual going rates and the sentiments of their residents towards proudly living in and being part of DHA. You will rarely find any inferiority complex, unless you have one in yourself. It is you who matter, not the size or your house. You feel inferior ONLY if you think others are superior. DHA has nothing to do with that.

5. Here are some examples for you:

In DHA 1 to 4 reasonable and comparable plot prices are (for 5, 10, 20 Marla): 48, 75 and 110. That is MF of 1.6 and 1.47

In DHA 5 reasonable and comparable plot prices are (for 5, 10, 20 Marla): 43, 68 and 110. That is MF of 1.58 and 1.62

In DHA 6 reasonable and comparable plot prices are (for 10, 20 Marla): 58 and 85. That is MF of only 1.47

In DHA 7 reasonable and comparable plot prices are (for 10, 20 Marla): 30 and 50 in same incomplete blocks. That is MF of 1.67 which is gradually going down with time, and will likely touch 1.50 level at possession time

In DHA 8 Parkview reasonable and comparable plot prices are (for 10, 20 Marla): 55 and 80 (see prices in C and C Extension). That is MF of only 1.45

In DHA 8 Air Avenue reasonable and comparable plot prices are (for 10, 20 Marla): 49 and 70. That is MF of only 1.43

In general the real MF (of comparable plots with variation in size only) goes down with time, approaching below 1.5 at maturity, with few EXCEPTIONS here and there.

BTW, I am very happy if MF in DHA 9 goes above 1.7 and always remains above 1.7, but I find it next to impossible. Something around 1.5 is more likely to happen.

Observer replied on Thursday, November 29, 2012 10:18 PM PST

RE: Development Charges

All comparisons are uniform as far as development charges are concerned. Where the development charges are not known all sizes/instruments are compared excluding development charges. Even if we include some hypothetical development charges those are a small part of the overall value and generally vary not too differently from the MF of plot price.

For example, in DHA 7 new cuttings, the development charges for one Kanal are 15 Lakh and development charges for 10 Marla are 9 Lakh. 15/9 = 1.67 similar to MF discussed above. It is reasonably fair to compare prices excluding or including development charges provided prices on both side of comparison are treated the same way. Current prices and anticipated prices of DHA 9 are all excluding development charges which is clearly mentioned. The MF will practically remain the same if development charges are also included on both current and anticipated prices. Any difference in calculations with variable but reasonable amounts of development charges will statistically negligible.

The purpose of this whole exercise is to highlight the significance of this Multiplication Factor (MF) between the prices of differently sized plots. It can be reasonably concluded that while keeping a keen eye on the current and future scenarios of Supply and Demand, when the MF is seen hovering around higher sides (e.g. 1.7), buying the smaller sizes will generally yield more return on investment compared with buying larger sizes. Likewise, when MF is too low (around 1.4) it will generally prove better to buy larger sizes and ignore the smaller sizes.

SIM replied on Thursday, November 29, 2012 10:47 PM PST

Brother Observer, I am really impressed with your statistical analysis. But the point is, does it really matter at the end. The prices will be determined at last by the ruthless, Demand and supply Rule. Where poor will not be able to compete with rich. The way we are printing Currency, we can expect any price in future.
I understand that availability of habitable land is increasing in Lahore but so is the population. Be it DHA or any other Society , we can not determine or predict the future price of Land.
I know that your comparison is only between different plot sizes, but things can change any moment by the number of buyers or sellers. Thanks for sharing a wonderful analysis.

Observer replied on Thursday, November 29, 2012 11:04 PM PST

Dear SIM,

Along with considering very important factors like Supply and Demand, there can be benefits of using the kind of analysis mentioned above. Demand and supply is very important BUT it changes the price only. Demand and supply does not and cannot change the worth. A smart investor has to research and be aware of the approximate or exact worth.

I would say at the very least there is no harm in using such techniques and analysis to find out the better investment options. Some times temporary developments can create inefficient markets for short periods of time, screaming to be taken into consideration.

For example, recently about 2.5 months ago, due to (temporary) large supply DHA 9 5 Marla file went down to as low as 9.15 Lakh with a very liquid market, whereas 10 Marla file was at 17.40 and 1 Kanal file was around 28, i.e. both remained stable. This represented an extreme MF of 1.9 (5 to 10 Marla) and 1.6 (10 Marla to 1 Kanal). Now based on much more reasonable MF of 1.6, the price of one Kanal should have been 24 Lakh and 10 Marla should have been 14.75 Lakh for 5 Marla to go as low as 9.15 Lakhs, and hence that disparity is now cleared with 5 Marla gaining nearly 30%. That is a huge gain in just 75 days. Due to this MF disparity other sizes in same phase gained around 10% only in the same time. Any disparity in these prices of different sized plots within same phase and scheme can be similarly used to your benefit as an investor, especially when someone is thinking about buying, there is no harm in considering such factors to narrow down the relatively better options.

This is just one tool. A smart and educated investor ought to have many such tools in his/her Zambeel to give him/her the edge over the herd.

BTW: you said "Brother Observer", which is correct, but how did you know it could not be a "Sister Observer"? I did not mention my gender anywhere, did I? See, I found some cognitive bias right there (smile). Just like that ordinary buyers and sellers have many cognitive biases which create disparities and gaps between PRICE and WORTH.

Demand and Supply determines the direction of the market. It moves the market. But the result of Demand and Supply is not always an efficient market. Usually it is the opposite, in real estate.

EOM

nadeem replied on Saturday, December 1, 2012 12:50 AM PST

anticipating or forecasting in this case is very difficult due to the following factors or market indicators

1. inflation rate and depreciation of currency
2. availability of buyers and sellers
3. cost of construction
4. interest rate
5. goodwill of product
6. low or high risk factor

Humza replied on Saturday, December 1, 2012 09:00 AM PST

I love this type of discussion and analysis. Well done and highly appreciated everybody efforts and knowledgeable thoughs.
Courtesy: LRE

Friday, November 30, 2012

My Parents - My Best Friends, A Speech Contest in Bahria Town School, Lahore


It was very tough competition but finally Muzamil Hasnain Qaisrani succeeded to score SECOND position in the speech contest (My parents - My best friends) throughout Bahria Town School.
==============================================
Respected Principal, teachers and my dear friends!
Assalam o Alaikum,

It gives me a great pleasure to express my thoughts and feelings about my parents – my best friends.

First of all I want to thank my parents for everything that they have done for me. It is because of them that I have been able to live the life I dream of. My parents are the most special persons to me.

They are my best friends as they tell me the stories. They bring gifts for me. My parents are always ready to give me anything which improves my learning. My father reads out a story book for me every night. We watch a movie on every weekend. My parents attend each and every PTM in my school.

My parents always encouraged me to share everything with them. I did the same. This is how we became friends. Now I share everything with them and they help me to solve my problems. This is so satisfying.

My mother is a teacher at heart. She takes care of my studies, dress, food and my friends. She arranges my birthday as a very special ceremony and gives me a gift of my choice.

My parents took me on a trip to the UK and Europe last year. They provided me an opportunity to study in the Ray Lodge School, London.

My father comes to take me from school every Monday. He feels happy to meet my friends and class fellows. This is an expression of his love and friendship for me.

I think that my parents are a great blessing of God. Let me take this opportunity to tell my parents that I can climb the highest mountain, dive into the deepest sea, and walk across the wildest desert by the confidence of your love for me.

Dear Mom and Dad, you are wonderful and my best friend. I love you very much.

Thank you.

(Muzamil Hasnain, Class 5 - Orange, Bahria Town Lahore)

Thursday, November 29, 2012

Is there any fraud chances in Bahria Town?

Hi - I'm an overseas Pakistani. I purchased a plot in Bahria Town Lahore, Sectore E, Johar Block, after paying all installments in Bahria Town Lahore office last month.

Now after one month - when i called they informed only 1 installment with down payment is clear. Although I've all documents with me but yet want to know the following.

is there any fraud chances in Bahria Town?

Transformation to other person is only done after paying all the installments - is this correct?

as I'm out of county what steps should i take?


  

Hussain Kaisrani replied on Thursday, November 29, 2012 12:18 PM PST

Dear Ali Raza Sahib,
It is may be due the reason that IT department has not updated the status of your plot. If you have all the documents (specially payment receipts) with you, then there is nothing to worry about. You or some one on your behalf can get the record corrected by visiting Bahria Town office. You will be asked to provide the documentary proof of payments.
Please get the final account statement when the issue is resolved. If they have imposed any fine or surcharge due to non payment, get it waived off as it is Bahria Town's official fault. If you will not get it corrected now then you may face problems when selling or getting the possession of your plot.
No one can give any guarantee about Bahria Town or any other organization. Generally this kind of frauds are not found in Bahria Town so don't be upset in this regard.
Yes, Transfer of plot is only done when all previous dues are clear - Meaning all the due installments are paid.
As you are out of country, some one on your behalf can clear every thing so remain satisfied. It is not a big issue at all.

Hussain Kaisrani

naseem replied on Thursday, November 29, 2012 01:10 PM PST

dear ALI RAZA, mr. hussain kaisrani is right.if you have all receipts (original) then no need of worry.

ZNS replied on Thursday, November 29, 2012 06:01 PM PST

No need to worry, take all the receipts to Bahria office and they will update the records and give you most recent statement showing no penalty. It happened to me also.

Ali Raza replied on Thursday, November 29, 2012 06:11 PM PST

Thanks guys, makes sense.

shak uk replied on Thursday, November 29, 2012 08:18 PM PST

I never had any issues with BT in past...U will be ok ...just talk to them and get the records updated :)
Courtesy: LRE

Tuesday, November 13, 2012

Bahria Town Lahore: Property Renting Out Policy

The management of Bahria Town Lahore has taken more steps to further improve the security. CCTV cameras are installed in Safari Villas streets. Now they came up with of plan of scrutinizing the residents.







Monday, October 15, 2012

Bahria Town Lahore Construction Bylaws

Jameel

Hi,
I need some Help from the forum Members who recently Constructed house in Bahria Town Lahore.
I am thinking of Buying a grey Structure House in Bahria, My Question is if I leave it like this For Long time what will be implications.[ In form of any penalty etc from Bahria office]
It is necessary to Get Completion certificate From Bahria? Do they Give Compensation certificate to grey structure?
Is It possible to defer connection Like Water Gas Elect etc for Long period.

ZNS replied on Monday, October 15, 2012 05:21 AM PST

Jameel Bhai, best thing is to call Bahria directly and ask them all these questions. Hussain Kaisrani or Kashif Chohan may be able to answer also on this forum. Policies change so best thing is to call Bahria Care

Hussain Kaisrani replied on Monday, October 15, 2012 10:22 AM PST

Dear Jameel Sahib,
I was waiting that some one who have recently constructed a house in Bahria Town Lahore will reply but this did not happen yet.
As per construction rules and regulations you need to complete your house in a specified period and get a completion certificate. After this period your map is not valid any more. This is the main penalty. But practically it does not happen.

Yes it is necessary to get completion certificate.

I am not aware of any compensation certificate. If you mean completion certification then the answer is no.

Utility Connections:

  • Electricity: The construction is not possible to start without electricity connection. It is already there when you buy a grey structure house in Bahria Town Lahore.
  • Water: Bahria Town provides water connection after completion certificate. The water expenses are included in monthly charges.
  • Gas: Bahria Town has no concern whether you get a gas connection or not. Generally Gas company will not bother to disturb you for connection for years even if demand notice amount is paid. But it is recommended that an application for gas connection should be submitted as soon as possible.

The Practicality of the issue:
It is normal if you keep grey structure (without residence) for three years (I do not have an up to date information so please confirm it with Bahria Town Lahore office before making any final decision). In case some residence will be kept in this house then there will be following problems/penalties:
  1. Electricity unit rate will remain commercial (it is kind of penalty).
  2. No water connection will be provided (Again use of electricity on higher rates)
  3. Bahria Town may start charging its monthly service charges Rs.1,500/= to Rs.3,000/= depending upon the size of plot.
  4. No connection for sanitation will be provided.

In case there is a genuine reason (short of funds etc etc) then one can apply to Bahria Town for granting some extra time to complete the house. In this situation all the connection will be provided on normal basis but monthly charges will be applied.

Hope it will help you to make a better decision. GOOD LUCK.

Bahria Town School System


AOA.
i want to take information from brothers living in bahria town .
we overseas came from abroad and are worried about the schooling of our kids in pakistan .what is the standard of bahria school????
how you people will grade bahria school with compare to lahore grammer and roots...
my kids in grade 4 and grade 1 ..what will be fee structure in bahria ????
thanks

amin replied on Wednesday, May 9, 2012 08:22 PM PST

pakistan may schooling system bohat he acha ha dnt worry abt it atleast bachay ko apne moral values ka pata hota ha magger plz bachay ko kisi gov k school may admit karwaiee so dat us ko pata chalay k faqeeree may nam kasay pada kartay han

Faizan replied on Wednesday, May 9, 2012 08:56 PM PST

Amin sahab you tell mr sm.ch in which government school your kids are studying so he may visit that school and meet your children who are there making name in faqeeri.
Mr. cm.ch standard vise bahria school is quite good. It is quite better than roots. It's at level of Lahore Grammer, Beaconhouse etc. I am not aware about fee structure currently there in Bahria town school

AMIN replied on Wednesday, May 9, 2012 11:37 PM PST

bezconhouse lgs may kya hota ha we all know jitnay fazool or illmannered bachay idher hotay han kahee pay nahi hotay ,jis k monthly fee 10000 ho ge us ko kya pata k baaap cn say paper bal kar pasay kamata ha , goverment school k bachay na masib halat k bawajood appnay maa baap k ahsas kartay han un ko pata hota ha k hamara baaap kasay pasa kamata ha ,double standard ko chorna ho ga dohra nazam taleem kabee b nahi chal sakta agger o / A LEVEL KAR K BACHAY UET PUNJAB UNIVERSITY KEMC JE JATAY HAN TU Y THEY HAVE TO PASS THROUGH O AND A LEVEL ,UET PU AND KEMC FJ SAB SARKAREE INSTITUTE HAN ,AND I KNNOW AS A TEACHER BOHAT SAY SARKAREE SCHOOL K BACHAY IN INSTITUTE SAY PARH KAR PAKISTAN K NAME ROSHAN KARTAY HAN

Saeed, Dubai replied on Thursday, May 10, 2012 10:44 AM PST

Mr Amin,

We did study in government schools but your perception about beaconhouse, city, roots kinda school is not correct. If sarkari schools were producing good citizens and teaching good moral values then the nation would not have become morally corrupt today. Our attitudes and moral corruptions in society speak of the failure of the government and its education system, especially schooling.

Mr. SM Chaudhry: my suggestion is put our kids into Bahria school as it will save hassle of commuting and kids will feel relaxed as well.

Hussain Kaisrani replied on Thursday, May 10, 2012 02:11 PM PST

Dear SM. ch.

Though you have not mentioned in which Bahria Town you are interested in. Bahria Town Rawalpindi/Islamabad's education system is one of the best in Pakistan. No need to worry about your kid's education if you are planning to live over there.

I assume that you are asking about Bahria Town Lahore School.

I agree with Faizan Sahib that Bahria Town Lahore School is generally a good school.

I have no idea in which country your kids are studying nowadays. From my experience of UK (and Europe) schools where my kids attended year 1 and 4, I can surely say that Bahria Town Lahore School is FAR MORE better than the state schools of the UK. Grammar School in the UK could be compared with Bahria Town Lahore.

If you will not be satisfied with the standard and quality of education in Bahria Town Lahore School then you can send your kids to other famous grammar schools where some students commute from Bahria Town Lahore.

The fee structure for primary school is around Rs.6,000/= per month which is almost 1/3 than grammar schools in Lahore. This fees also includes stationary as well as pick and drop facility from your door step.

This topic is also discussed on following link, if interested you may go through it as well.

http://kaisrani.blogspot.com/2011/12/school-and-life-in-bahria-town-lahore.html

amin replied on Thursday, May 10, 2012 02:30 PM PST

saeed bro sarkari school jo b ha jasay b han appna kam kar rahay han ,achay boray insan her jaga hotay han , u know hota kya ha jab koie ameer admee apnay bachay ko city school ya beconhouse may dalta ha tu jo scallbus wo parta ha wo amm sarkaree school ka bacha nahi parhta logg jo k already depress han wo samajtay han k beconhouse jasay school bohat achay han aur wahan par education bohat he zaberdast ha iss tarhan un k zahan may beconhouse aur city school jasay schools k ack standard set ho jata ha ,ageeer wo gareeb admee kabee apna bacha udher admit karwanay chala b jaiee tu us ko admission nahi milta agger koiee safaaad posh kabe apnay bachoon ko wahan admit kara b day tu saree tankho udher laga daata ha kya faieda dohray mayar taleeem ka
Courtesy: www.lahorerealestate.com/ads

Query About Residential plot in Lahore

WAQAR
I would be highly grateful, if someone advise me, I want to buy plot in good housing scheme. I am a salaried employee can invest 25,000/- per month.
I need 5,7 or 10 Marla plot in housing scheme.
Thanks

Hussain Kaisrani replied on Monday, June 4, 2012 01:00 PM PST
Dear WAQAR,
It is good that you are thinking to have a plot for your family in some good housing scheme of Lahore. As per your monthly savings, you can only go for some scheme which introduces plots on installments. For any reliable housing project in Lahore you needed AT LEAST following amounts:
Advance or Down payment: Rs.400,000/=
Monthly amount for installment: RS.70,000/=
As per your present situation it seems very difficult but it is not impossible. Please keep dreaming and trying your best to save more funds. I assure you brother that you will find some solution.
I have passed through same process and by the grace of Allah I was able to have my dream home in Bahria Town.
GOOD LUCK.

Khan replied on Monday, June 4, 2012 04:05 PM PST
Mr.Hussain. I regularly read your posts. You are such a rare species and blessed with so much of positive mind that I wish and pray Allah that if there were just a few thousand like you in us, we would be a different nation. May Allah bless you and keep spreading optimism.

Hussain Kaisrani replied on Monday, June 4, 2012 04:19 PM PST
@Khan
I am really impressed by you as you have great sense of appreciation. Very much obliged for your wishes and prayers. I wish the same for you.

Overseas replied on Tuesday, June 5, 2012 07:13 AM PST
Mr.Hussain,
I have 35 lacs and want to invest for short term 1-2 year can you suggest some good options.
thanks,

Headliner replied on Tuesday, June 5, 2012 11:01 AM PST
Go for Dream Garden Located on Main Defence Road opposite Comsat u can get a plot on installment in your budget.

Hussain Kaisrani replied on Tuesday, June 5, 2012 12:18 PM PST
@Overseas,
In real estate investment short term means (three years) because when one buys a plot the cost goes significantly up on the same day from the market rate. Reason is that a buyer spends lot of time and money to finalize the deal. This extra spending (commission, tax and transfer fee etc) are generally not covered within a year. If you can afford to wait till three years then any ON GROUND (physically existing) and good location plot in Bahria Town will give you a reasonable profit. Thanks.

Saturday, October 13, 2012

Lahore Property Rates Update From Lahore Real Estate Oct 13, 2012


[Maps Available @ http://www.LahorePakistan.Net] 

DHA Lahore Phase 6 Allocation Files Available.... 10M = 34.50, 1K = 56 (Very Rarely Traded)
DHA Lahore Phase 7 Allocation Files Available.... 10M = 21, 1K = 36.50 
DHA Lahore Phase 8 Z Block Allocation Files Available ... 5M = 15, 10M = 23.50 & 1K = 40
DHA Lahore Phase 9 Files Available ... 5M = 10.60, 10M = 18.80
DHA Lahore Phase 9 Allocation Files 1K = Buyers at 30.00 & Seller at 30.25 
DHA Islamabad Phase 2 Extension Files Available.... 1K = 7.75

Bahria Town Lahore Sector A Residential Plots Available ... 10M = 25 To 30, 1K = 45 To 55, 2K= 80 To 120
Bahria Town Lahore Sector B Residential Plots Available ... 5M =14 To 19, 10M = 32 To 40, 1K = 55 To 75
Bahria Town Lahore Sector C Residential Plots Available ... 10M = 17 To 33, 1K = 38 To 65, 2K = 90 To 110
Bahria Town Lahore Sector D Residential Plots Available ... 5M = 13.50 To 16
Bahria Town Lahore Overseas Enclave A+B Residential Plots Available. 10M = 24 to 35, 1K = 45 To 65
Bahria Orchard Lahore Orchard Residential Plots Available.... 5M= 6 To 6.50 10M= 13 To 16
Bahria Nasheman Lahore Residential Plots Available.... 5M =11 To 13, 8M= 13 To 17

DHA Lahore Phase 1-2-3-4 Residential Plots Available (Ready for Construction)... 5M = 38 To 55, 10M = 68 to 80, 1K = 75 To 165, 2K = 200 to 375
DHA Lahore Phase 5 Residential Plots Available (Ready for Construction) ... 5M = 35 To 42, 10M = 60 to 78, 1K = 95 To 160, 2K = 200 To 375 
DHA Lahore Phase 5 Extension Residential Plots... (No Development Yet) 1K = 53 to 65
DHA Lahore Phase 6 Residential Plots Available (Ready for Construction) ... 5M = 30 To 32, 10M = 42 to 65, 1K = 65 To 115, 2K = 175 To 260
DHA Lahore Phase 7 Residential Plots Available (Be Ready For Construction Soon).... 10M = 26 To 38, 1K = 40 To 75, 2K = 110 To 125
DHA Lahore Phase 8 Residential Plots Available (Development Started)... 5M = 21.50 To 23, 8M= 31 To 33, 10M = 37 to 42, 1K = 55 To 95
DHA Lahore Phase 9 (A, B, C and D Blocks) Residential Plots Available (Under Development,50% Complete)....5M = 19.50 To 25, 8M = 28 to 32, 10M = 40 to 45 ,
DHA Parkview Lahore Residential Plots Available (Ready For Construction)... . 10M = 50 To 55, 1K = 65 to 95, 2K = 120 To 175 
DHA City Lahore Residential Plots Available.... 5M = 8.35 To 9.75, 10M = 16.79 to 19, 1K = 35 To 37.5 
DHA Rahbar Lahore Residential Plots Available.... 5M = 10 To 15, 10M = 20 To 26, 1K = 40 To 50
Central Park Lahore Residential Plots Available (Ready For Construction)... 10M = 6 to 15, 1K = 13 To 25,
Fazaia Lahore Residential Plots Available.... 10M = 14 To 18, 1K = 25 To 35 
NFC Phase 2 Lahore Residential Plots Available (Under Development).... 5M = 4 To 6.50, 10M = 7 to 12, 1K = 12.50 To 19 
Park View Villas Multan Road Residential Plots Available (Ready for Construction) 5M = 14 To 18, 10M = 22 to 30 
Lake City Lahore Residential Plots Available…… 5M= 9 To 14, 10M=18 To 23, 1K= 25 To 35 
State Life Lahore Phase 1 Residential Plots Available (Ready for Construction).... 5M = 20 To 24, 10M =21 to 33, 1K = 32 To 60 
State Life Lahore Phase 2 Residential Plots Available (No Development)... 5M = 4.50 To 5.50, 10M = 6.50 to 7.50, 1K = 9.50 To 17
Valencia Town Lahore Residential Plots Available (Ready for Construction) ... 10M = 32 To 38, 1K = 48 To 65, 2K = 85 To 125
Wapda Town Lahore Residential Plots Available (Ready For Construction) ... 5M = 30 To 38, 10M = 40 To 65, 1K = 60 To 90, 2K = 85 To 125

Bahria Town Lahore Ready Commercial Plots Available... 5M= 75 To 85, 8M= 95 To 125
DHA Lahore Phase 1 to 8 Commercial Plots Available... 2M= 30 To 70, 4M= 115 To 430, 8M= 200 To 1000

Bahria Town Awami Villa Lahore Available... 8 To 9
Bahria Town Lahore Villas & Houses Available..... 5M =35 To 37, 8M = 55 To 62, 10 M= 80 To 95
DHA Lahore Phase 1 to 6 Houses Available...... 5M =55 to 90, 10M =100 To 150, 1K= 160 To 350, 2K = 400 To 700

Rates You Can Trust Are Provided By:
Lahore Real Estate Pvt Ltd is Registered/Authorized Dealer (DHA Lahore, DHA City Lahore, State Life Lahore, Divine Developers, Bahria Town, Urban Developers, Park View Villas Multan Road and Many Others). We are dealers of property dealers and serve large and small clients with same honesty and hard work. Please Note Lahore Real Estate has Only One Office at 98-Y Commercial, DHA Phase 3 Lahore In front Of DHA Head Office and Don’t Have Any Affiliations or Branch Offices.LahoreRealEstate.Com is the most visited Lahore property website for last 8 year in a row (2004 to 2011).Beware Of Fraudsters And Copycats Estates Trying To Use Our Name or Look Alike Web Sites And Email Addresses Etc. If they are cheating our hard work shamelessly be sure they will not hesitate to cheat you too. 

042-35692420 Upto 23 0r 042-111-111-040 during Office Hours Only 10 Am To 7 Pm Mon To Sat

Rates by:
Adil Saeed
Lahore Real Estate
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