Sayeein, how is enclave better than phase 8 for living today? phase 8 has more population, more schools/parks/hospitals and other essential amenities in vicinity. Please explain from only living point of view. Not investment.
Ahmed,
For now yes. But in coming two years you will witness a massive increase in population in Bahria Enclave islamabad.
Btw there are already people living in Bahria Enclave islamabad.
Think about it. You will be in islamabad and getting all the bahria facilities. Plus a nice view of hills.
Phase 8 us wakt utha thaa jab baqi societies nahi thein. Now people compare more options.
I agree with Sayeein on enclave’s potential except that I am truly worried about its NOC. Malik Riaz is rather going down politically and a come back seems very difficult as he is too exposed and publicized now. He is not going to live for ever either. He managed very little in zone-5 with army’s joint ventures and paid heavily for it. Zardari and Altaf Hussain are still supporting him in Sindh but this is the last episode of old school politics. I don’t believe any politician can afford supporting him even if he/she wants to, in this current era of wikileaks, panama leaks, dubai leaks, and leaks after leaks. He has rather earned a bad name in the public’s eye. I am not optimistic about enclave getting its NOC unless he gives half of it to DHA so as army gets him the NOC
Anybody can buy 10-Marla possession plot in Phase-8 around 36-37 Lacs & start construction straight away for living. Can he buy 10-Marla possession plot in Enclave within same budget? If not, then what is the purpose of comparing Phase-8 with Enclave? Comparing apples with oranges...
If somebody wants to compare Phase-8 with any society then at least keep the price bracket same +/-10% and then see if other socities are offering same facilities what Bahria Phase-8 is offering.
As far as location is concerned, yes it matters but it's not the alone point on the basis of which we evaluate property. During 2013 boom when property prices were skyrockering, Phase-8 location was the same but investors were buying like crazy. So, keep talking about location again & again is just useless. If ring road starts tomorrow, Phase-8 would be the biggest beneficiary.
Actual reasons behind the prices decline are already described by Mr. Musafar (behavior of MR).
My point is that Phase-8 prices are dirt cheap at this moment & cant fall further. It's good option for those low income people who wants their own house in good community can avail this opportunity.
Very interesting points by Sayeein and Irfan. The fall in prices has been a blessing in disguise for phase 8. Last 18 months have particularly seen a tremendous jump in construction activity in phase 8 area. If things continue at present pace this place will become a new city in its own right within 2-3 years. If you just look at this new developing area stretching from DHA-I all the way to DHA phase 2 including bahria, on google earth, it is bigger in size than Islamabad's entire Zone-1 !
Yes the distance factor will always remain and that will be a turn-off for people who have to commute daily to Zone-I. However, in due course of time it will surely become a self sustained hub of activities. Its not surprising that most of the major brands are rushing in to establish their outlets in the area. In fact a few have established more than one outlet. We have not seen this trend either in Zone-II or Zone-IV so far. Businessmen are not naïve, if they are investing so heavily in an area, they are doing so based on its future potential.
There are people of pindi from tench bata, raja bazar, jhanda cheechi , saddar who are actually shifting themselves to phase 8, enclave is for people of isb and phase 8 suits more for the people of pindi .. Phase 8 is only 14km away from PC hotel mall road.
other then that rawalpindi ring road is definately on for phase 8 and DHA 3,its just a matter of time when shabaz sharif announces it to keep his hold in pindi
First of all we compare prices around areas.
1:Adiala Road price per marla around 3 lakh to 6 lakh depend on location.
2:Gulshan Abad 2.5 to 5 lakh.
3:Gulraiz Housing 3 lakh to 8 lakh depend on location.
4:Chakri road 2.5 to 5 lakh.
5:Tanch Bata 4 to 10 lakh.
6:Lalazar 4 to 15 lakh.
Quality of these areas.
No security,No water or less water,bad infrastructure,Tooti Hui gali ior sarkain,kura kachra,Bijli,Gas issue,chori chakari.
Please compare the Bahria prices with above housing societies....
Bahria phase7,8 developed possession area,overseas enclave and Safari valley are best place for living purpose with no issue.
Good security where you can parking your bike,car or Land Cruiser front of your door,Your wife or daughter can sit in park and walk even in mid night,The crime rate in Bahria 7,8 is 0%.
Play ground where your kids can play freely.
Many Parks,Zoo,Cinema,Banks,School,Hospital,many mini markets in all blocks,Butcher shop,Atta Chakki,Super market Green valley and many more,all most all brands.
If you are overseas then no need to worry because your family in safe zone.
Enjoy your life without any headache.70% overseas families are living in Bahria.
No more dealer game up to developed and possession area and 90% genuine people.
Regards
I forget to add more three points.
No Load shedding
No water and Gas issue
Many Masjids in phase7,8 and Safari valley.
Regards
I agree with Nadeem bhai, realistic, practical and good analysis
@nadeem sb , what you think about d h a valley ,is good for long term investment?while there are going development work thanks
Phase 8 is an excellent place to live for those whose work area is Pindi, DHA business bay and other markets of Phase 8 are unlike any other commercial areas of Pakistan, just visit in the evening and see for yourself,
Enclave will take atleast 5-7 yrs to reach the level of ph-8,Enclave is very beautiful but overpriced, and yet again Malik Riaz couldn't manage a proper entry, it has already become a Raja Bazar when you entre from Rawaldam road, it is only going to get worse, the entry that is
YC, if one sees things in isolation and in the perspective of CDA's incompetence then yes maybe you are right about the main Kuri road access to Enclave that it will become another Raja Bazar. But if you look at the master plan of Zone 4, you would be amazed to see what high profile projects it houses. For instance, opposite to Zong headoffice, the area is reserved for Software Technology Park, and deal is underway with big multinational software companies (Microsoft, Oracle, Google) to construct their offices. Two public sector universities, one Hamdard Uni and a whole new Kuri Model town is on the cards. With this profile and prospects, I wouldn't worry too much about the access road.
But yet, looking at the performance of CDA, that could not remove the illegal settlement from the middle of F-11 which is now growing like disease, what can you expect for Zone 4.
A brother asked me the following question:
"Bhai i want to know ur opinion about Phase 8 P block 1 kanal plots..i want to live there after 4 5 years..how u see its future in next 5 years as prices now-a-days are almost 4.5 million for 1 kanal..reply must"
Dekhein I will give you an advice what I think is right for me.
First of all P block is adjacent to DHA Serene City(previously known as Garden City). Serene city is much better location wise.
Your time frame of 4-5 years is a long time. You would want to buy a place which is not good only for living but will give you returns in future. Thus, don't buy in phase 8. Buy where you think facilities will be good in 4-5 years. Even in this case if you happen to be wrong you can sell that with good profit and come back in Bahria later. For investment Pindi Bahria is at the bottom of my list.
Mein apney paisey pindi Bahria mein na lagaon.
Bahria Phase 8 Block P is best for investment
Are you suggesting that Ph-8 or other societies wont give returns on amounts invested today?
and your second suggestion that
"Thus, don't buy in phase 8. Buy where you think facilities will be good in 4-5 years"
are you saying that facilitates in ph-8 are not good? or that they will be better in enclave?
YC,
I will explain my thinking in detail iA. Plz give me sometime. And btw I will share my genuine thoughts and its upto the iindividual to follow or not.
Mera sirf mashwara hey..aagey paisey aapkey apney.
Maina bohut socha ha aur is nateeja pa pohncha hon keh sayeen is right. Investment ka liya is waqt Garden/Serene city and Bahrain Enclave are best options par living ka liya phase 8. Personally i like phase 8 par dil sa nae agar damagh sa socho to sayeen sahe keh ra ha.
Bahria is still the leader 0f giving the state of the art standard of living. No other society is even near its living standards. It has maintained these standards for over 2 decades. Increase or decrease depends on Malik Riaz how he behaves with market sentiments. But thinking that he has left the big chunk of land in Ph8 is false statement.
HE'LL BE BACK
I think Enclave is slightly overpriced and i hope i am wrong but it might also follow phase 8 pattern and see significant price drop after dealers get rid of their files.
What is the current status of extension where they transferred DHA Valley investors who chose to switch?