Assalam o alaikum wrwb,
Mera masla taqreebann khaleej main rehne walay tamamm pakistanion ka masla hai. Aap log apnay qeemti mashwaron se nawazain to ho sakta hai bauhat soon ka faida ho jaye. Jazakallah. Post kafi lamba aur shayad kafi boring bhi ho magar agar aap log zehmat kar sakain to bari nawazish hogi.
Jo log itna lamba sawal parhnay main interested nahin hain unn k liye sawal ka aik chota version ye hai:
Chota sawal:
1 carore rupees ko kaise invest kiya jaye k rental income aur capital gains optimize jain.
Lambaaaa sawal:
Aaj se 10-15 saal pehle tak khaleej main maujood pakistani ziada tar apni families pakistan main rakhtay the. Isi wajah se kam se kam unn k ghar ban jatay the aur jab wo 20-30 saal baad wapis aatay to sir chupanay ka thikana hota tha.
Ab ziada tar pakistani apni families ko bhi gulf main hi rakhtay hain jinn ki wajah se unn k ikhrajat kai guna barh jatay hain, savings na honay k barabar reh jati hain aur woh apna koi asset bhi pakistan main nahin bana patay. Ye wo muqam hai jiss pe aaj main aur mere kayi dost kharay hain. Main imagine karta hoon k aaj se 15 saal baad (ya shayad uss se bhi pehle) jab mujhay pakistan wapis bheja jaye ga to shayad mere paas 1-2 carore rupees hoon jinn se main hardly apna ghar aur koi guzaray like car khareed paon ga. Income khatam ho chuki hogi iss liye ghar chalanay k liye burhapay main naukri karni paray gi ya koi nakam business kar k rahi sahi savings se bhi hath dhho loonga :)
So meray sawalat aap tamam zaheen aur financially smart logon se ye hai:
Objective/maqsad: mere lifestyle k hisab se mujhay 70-80 hazar pkr mahana ki zaroorat paray gi (aaj k paison aur mehngai k hisab se). Main kis tarah 70-80 hazar mahana rental income kama sakta hoon?
1. Agar aaj main apni retirment ki planning karoon, to mujhe kis qisam ki investments karni chahiyen?
2. Kia jab thoray paise jama hoon to door daraz ilaqon main (btk, top city, sky garden) aik aadh plot le lia jaye? Iss ka faida to ye hai k paise invest bhi jaldi jaldi ho jatay hain aur investment diversified bhi rehti hai. Nuqsan ye nazar aata hai k aise plots ki kamyabi ya nakami 50-50 hoti hai aur kabhi kabhi 15-20 saal baad bhi handover nahin huay hotay khaas kar hamaray sheher karachi main. Secondly, 20 saal tak aap koi return nahin milta balkay ulta ajeeb ajeeb charges laga k aap se paise wusool hotay rehtay hain. Main waise bhi iss k haqq main nahin hoon k plots khareed khareed k jama kiye jain kioon k iss se sirf malik riaz jaise logon ko faida hota hai , plots ki qeemtain artifically ooper jati hain (kiion k koi wahan reh nahin raha hota, sab plot khareed kar apna se bara bewaqoof buyer dhoondnay main lagay hotay hain) aur jiss becharay ko waqai ghar banana hota hai usay khwamakhwa plot bauhat mehnga parta hai.
3. Kia thoray ziada paise jama kar k (ya qarz le k) aabad ilaqay main residential ya commercial property li jaye jiss se pehle din se rent aana shroo hojaye aur aglay 15 saal main qeemat main bhi acha izafa ho jaye.
Aagar abad ilaqay main property lena behtar hai to mere zehn main ye options aatay hain:
I. Residential plot le k uss pe 2-3 manzila ghar ki tameer iss tarah ki jaye k 2-3 saal main makan complete ho jaye. Jab tak aap pakistan aain tab tak tamam manzilain rent out karain aur uss k baad aik manzil apnay liye rakh lain. Iss main paise qiston main dene ki aasani rahay gi k jab aap k paas paise aain aap mazeed construction kara lain.
Ii. 2-3 sastay flats le kar kiraye pe de diye jain. Iss main ziada kirayedaron se deal karna paray ga magar investments bhi diversified rahain gi jiss se risk kuch hadd tak cover rahay ga.
Iii. Commmercial space le k kiraye pe di jaye. Iss main downside ye hai k commercial space kaafi mehngi hoti hai so uss k baad apnay liye ghar banana aasann nahin hoga.
Agar aap ne yahan tak sawal parh lia hai to bauhat shukriya. Allah aap ko iss ki jaza de. Agar aap ooper diye option k ilawa kisi aur option ko behtar samajhtay hain to usay bhi share karain. Jazakallah o khairann.
Dear Amir
I am not an expert but my humble opinion.
Buy a 10 marla (with possession) in a good brand.
Build double storey 2 units (ground separate, first separate).
Rent out both units.
Then buy another plot (10 marla/1 kanal) for own house
Construct when return
U can live in one of own units while constructing.
Amir,
Most Pakistanis working in GCC are in your situation. The money you earn there is twice as hard to get as in Pak. My advice would be to be 200% careful in investing in real estate, because it can make you sail or completely sink. As Hasan has suggested, you should only put your money which is proven brand and has good management so that your plot is not taken over by Qabza group by the time you return (happened to someone I know).
Hasan's suggestion is solid, other good options are to invest in shops in some good projects and buy a residential plot in an area that will be populated in 10-15 years. Shops can be rented out in 2-3 years and you may choose to run your own business in one of the shops upon return. Plot will be for your house.
Baqi ghabrain naheen, Allah Raziq hey. Wapis aa kar doosron ki rozi ka zarya banain, aap ka kaam khud bkhud ho jaye ga.
Isloo bhai kindly explain as per your knowledge which areas are vulnerable to such threats of qabza groups which someone esp. An overseas should avoid and how can a qabza group eventually take over illegally over someone’s property?
Also think investment in some good mutual funds offers by schedule banks(UBL,ALfalah) and NIT, you can earn good profit and least hectic. NIT give dividend and share price also rises with time.
Never put all eggs in a single basket i mean diversified investment.
Property is also good as suggest by two senior members. Gulberg, MULTI, DHA and Bheria Enclave-1 would be good and safe for investment. For good rental income PWD area and settled sectors of Islamabad are best give it to govt employees on hiring to avoid qabza and rent come to your bank account (else rent collector i.e friends or relatives will give nothing in term of rent).
Dear Amir,
Rizq min Allah i am also like you and mostly overseas have a same story so always go to safe side and invest in right place.
1:Safari valley 5Marla house for your personal use and one 7marla for rent.It's 100% safe and bright future.
2:15x20 commercial plot and plus construction in Safari valley cost=50 to 70lakh rent will be 40 to 50k inshAllah.
3:10Marla house in Bahria 1 to 6 16 to 20 Million one floor for rent and one floor for personal use,rent will be 30 to 40K uper floor.
5:Bahria phase7 to phase8 two shops 10M rent will be 65k to 70k and one house in safari valley 5Marla 8 to 9.5 million.
If you have have a time one to two years then invest in safe projects.
1:Bahria phase8 or safari valley.
2:Dha phase2 N or P block.
3:Gulberg F block or any good block.
4:B-17 B,C or E block.
Allah is the best planner and he knows what will be the best for us.
Regards
Since you are living with your family abroad and don't need a house right now in Pakistan, I would suggest you to go for option 2. Buy a small plot in reputable society whenever you accumulate 20-25 lac. Whenever you decide to come back you can sell one or all of these plots to build your home and/or start a small business.
As Nasir05 suggested, along with real estate investment you can also put money in low risk mutual funds or national saving scheme. You can get more info here on national saving scheme: http://savings.gov.pk/schemes.asp
I think the problem with mutual funds are that it carries a floating interest or profit and changes according to market conditions. National Savings has a fixed rate which makes it somewhat better than mutual funds because in mutual funds there maybe instances where one is not paid any profit at all. But 20-25 lacs is too low for mutual funds or National Savings because these does not even cover inflation. Atleast something above 50 lacs is better. Rates in national savings are even low, very low right now.
You are absolutely right Arshad bahi.National Savings is good especially for those who over 60 age.
Regards
Nadeem bhai do you have any idea about qabza group or illegal occupation of properties that Isloo bhai was talking about. If you can point out some areas where esp. Overseas should refrain from investing i think it will be helpful. As far as i understand he was talking about non-possession areas or places which are already occupied by villages like E-12 for instance.
Dear Arshad bahi,
Very short answer there is many and i will reply you soon in detail inshAllah.
Overseas just believe Dha and Bahria which are safe and some developed sectors of CDA.
Regards
Thanks looking forward to hear from you
JazakAllah Hassan, Isloo, Arshad, Nasir, Nadeem and NFA bhaion..
Aap logon k mashwaron ka be-hadd shukriya...National Savings etc to sood ki wajah se bikul hi no-go hain. Mutual funds bhi stock markets pe hi chaltay hain iss liye wo bhi no-go hi hain. Islamic mutual funds pe bhi zati tor pe mera dil nahin thukta, warna kafi ulema inn k haqq main hain.
Property se mutalliq sab k mashwaray mashaAllah behtareen hain. Kher-khwahi k jazbay se dia gaya har mashwara behtareen hi hota hai. JazakAllah.
Main inshaAllah zara inn ki qeemton pe research kar k aap logon ko phir zehmat deta hoon.
JazakAllah o khariann wa ahsan al jaza.
Habibi Amir
Kuch pesey bachown kee acchee education awr tarbieat par laga do to woh aap ko old age mein sambhal lein gey. Akher jin bachon kee khatar saaree umer aap bahar GALL rahey hein, un ko bhee to kuch aap key liye karna chahye.
Agar is mein tanaz nazar aaye to plz ignore it. I am also in the same boat yanee aik awr pardeseee.
Dear Amir, am also sailing same boat. 1000 times agree with Isloo brother, be very careful while investing in Pakistan as you can’t manage your property from GCC and believe me no relative support even.
I faced same problem when cheaters named Ahmed Nawaz and Zahid Nawaz (The famous fraudi’s) being qabza group targeted my residence. Although, I recovered property after 10 months by some means couldn’t able to recover PKR 150,000/- as they escaped prior to my arrival.
National saving is a good option, shops are good but do invest in reputed develop areas. Always buy plots with possession and avoid following dream plots.
Very useful informations , keep it up.
And for information one of them is a new member here so be carefull while dealing with them. They cheated a man in I-10/1 took stay on his property and stayed there for 12 years, many time got beaten by police. Then done same with another property owner in I-10/4 i was the 3rd one as per my check. Now looting others since May 2014.
They gave me a good lesson and i never rented my house after that even let it vaccant :-(
Faisal bhai which society or area you faced this problem. Kindly share
Dear Arshad, there are zillions of societies and projects with flashy advertisements and touts mafia who are busy looting innocent investors. Some unknown or weak societies would sell you a plot without acquiring land and then they can not take possession from villagers and qabza group. Yet some groups like Eden are known to have good past track record but completely sunk now. Thousands of local and overseas investors are stuck there with their investments blocked possibly forever. So it’s a mixed bag, be sure where you invest has good past record and good current financial and management standing. For example in Islamabad, CDA, Multi, Bahria 1-6, 7-8 and enclave -1 (possession only), DHA and JKHS all pass this criteria and therefore investing here is safe.
Thx Isloo bhai i now understand what you actually meant. How to know the financial and management standing of a society as there are no F/S or management reports on their websites i think not even CDA or DHA, though it is a public document and not even confidential.