Hello experts.
Which society is best for living in terms of
Basic amenities ( Utility Services , Education,Hospital,Shopping) , accessibility , rental value and demand.
Kindly share your experienced.
Dear Javed47,
Gulberg vs Enclave then Gulberg is better option because of good location and signal free access and many more advantages in future.
I am Bahria and Dha lover but at this point my vote is going to Gulberg.
Regards
Nadeem sb is right. To add:
One to One comparison at this point in time is not very explicit. However, following are few points for more objective assessment:
** Gulberg Residencia
Plus
- Gulberg Residencia (GR) has one of the best locations of all these projects like BT/DHA/BE etc. etc.
- GR for last 3+ years is one of the best appreciating projects and lots of fast paced house construction.
Negatives
- Its a cooperative society and very slow in land acquisition and development when you compare it to the likes of BTs. Some people could be waiting for almost half a decade for possession and plot may not had been on ground.
- From D-Markaz that is heart of GR, the blocks like V, T, L that are just 3 to 4 km, donot have any proper access with broken or no road at all and empty land to travel through.
Bottom line, in GR, only go for ones that have possession, safe, yet good growth but not ideally liveable in 3+ years at least.
** Bahria Enclave
- Location not as good as GR but improving
- Less Ideal then GR for investment
- Much more populated and much better lifestyle for now and years to come than GR.
- New blocks launched, MR putting in resources (Head-office, New Deals, Increased development pace) so it would see some appreciation but still less than GR.
- Enclave doesn't have NOC (actually cancelled after grant) from CDA and consequently no Gas by SNGPL, Gas cylinders provided by Bahria. Though issues with CDA are getting resolved so in near future it could get its NOC restored
Bottom line:
If One wants to have own house for personal living, there is a travel time but one of the best in ISB is BE. Some blocks like A, B are good for rentals.
Under developed blocks (land acquired and ongoing work) will have decent appreciation.
If immediate living is a preference, BE is better if 3+ yrs wait & better appreciation then GR is to go for
Ty Phoon - my knowledge on DH-2 is very limited so wouldn't be able to add anything objective. However, fact remains:
Location and consequently appreciation wise, momentum is with GR. BE is seeing a bit of resurgence with MR getting back, however, during litigation times many of BT/BE customers went to other projects. Access to BE has a glitch from Park Road to Park View City but not a headache like any GT Road bound disasters during peak hours. View and Environment of BE is way superior.
BE vs DH-2 mostly suits end buyers, my bet on comparatively better appreciation would be on BE then any of BTs or DHs. For living and future anticipation, other members like AQ sb can add more with his knowledgeable insights about DH-2.
@Imitaiz ty for your detail response.You always provide us unbiased opinion.Objective is to build house for personal living not investment.Considering the basic amenities in mind, do you think GR will be able to win the race after 3 years ?
I believe it will...
Reasons beyond location factor:
-- Good vibes in Market about GR
-- Fast paced house construction (though slow land acquisition and development)
-- Between Developed and Non-developed Blocks there lies 'Commercial Land' worth billions and that can only be unlocked when those blocks and access through them is developed.
-- The trick is to avoid long term non-possession-able, non-acquired plots.
Even if thats not the case, GR is seeing and will see better appreciation and is easy to sell-off. If even 3+ yrs not as ideally livable as anticipated, shouldn't be a big deal to sell-off on good and move on.
@Imtiaz, how about Gulberg Greens, I was interested in a farm house there but it’s 5+ crores for a 4 or 5 kanal good location plot. Do you think its worth it? How is resale going to be in 1+ year and if its a good place to settle/relocate to.
Developed Farm Houses in general, and the ones at GG in particular are more for maintaining a luxury lifestyle than investment. Investment only when the project gets initiated. Prior to GG Farms, CDA ones just around Margalla Town and Park Road were best and with high end buyers. GG has lower prices comparatively and much better infrastructure, BUT...
There is too much high rise commercials in GG that Farm houses that were sold with a tag of premium location have no OR Hugely compromised privacy as terraces of high rise Apartments give a direct view of the Farm House that's a personal life and privacy disaster!
GG Farms started with approx. 6 to 7 million (typical 5 Kanal) and now they stand at 40+ million at min. People who took risk did made money but now its getting saturated and not as ideal for investment. Its like a Cruiser in a Market where Mehrans and Corollas sell hot!!
Other notable ones are Naval Farms, Multi Orchards. prices only 1/3 to 1/5 as compared to GG but of course location and infrastructure not as ideal as GG.
Farm Houses at Chakri can skyrocket if RRR gets materialise. For now, there are lots available (under development on installments and very economical) but hardly anyone has the NOC! - here is the catch with more risk, best returns!
Gulberg vs BE or DHA2 (for living) is an unfair comparison.
No doubt Gulberg has good access from Islamabad highway, and it has got some good commercials too, but this does not bring it in the same league as BT/BE or DHA. Maybe, you can compare its quality of living with B-17 or the likes.
Gulberg Greens is a different story, but that is for those who have tonnes of disposable money and can afford a squad of full time house servants.