Overseas Pakistani needs advice

Buying Property General Advice
#1

Dear Experts,

I am a 36 year old married overseas Pakistani working in the Middle East. I plan to shift to Islamabad in a couple of years (2 years). By the way, I grew up in Islamabad so I love the Islamabad life style.

Considering my job type I will be working in some multinational company in Islamabad. So have budget for the following options considering my budget of 1.5+ Crore:

  1. Bahria Town Islamabad (Safari Villas III as it’s a gated community)
  2. DHA Islamabad II also gated
  3. Bahria Enclave Islamabad also gated
  4. F-15 or E-16 in Zone II (don't know if gated or not?)

My saving are in foreign currency i.e. dollars so as the dollar rate is very high these days I am thinking of making this purchase very soon. Please advise me regarding the pros and cons of the above mentioned options considering the following important preferences for me:

Maximum Security (gated), less commute to Islamabad for work, fully livable in 2 years from now, high quality living like Bahria Town or Islamabad Zone 1.

Thanks in advance.

#2

I would advise you to contact the property agents directly. They can guide you well and will give you a better advice for your investment.

Regards, Shehryar

#3

Shehryar,

I do plan to contact a property dealer and eventually I will have to but the thing is that some property dealers do also have vested interests too i.e. trying to sell a plot of relative/friend etc., so I would like to make the decision of choosing the area between Bahria/Safari Villa, DHA 2, Bahria Enclave, Zone II (f-15 or E-16) after getting to know all the pros & cons and then going a property dealer … as they say knowledge is POWER. :)

#4

Dear, I am also living in the Middle East. My advice is don’t trust this real estate mafia. Go to Pakistan yourself and see the location yourself on the ground.

#5

Dear Khalid

You have a good budget for buying a plot or home in that range but the thing is you have to decide for the sector which is very tough and confusing.

According to my knowledge if you want maximum security you must go for Bahria Tow as no other housing society can provide better security then them but if you would be working in central Islamabad then it will be hectic for you to travel daily on that route.

Bahria Enclave will take time to get established, right now there are no possessions in it so you have to wait for that, otherwise the location is very good.

F-15 this is a good option you can buy a plot there in range of 4.5 million and can built a beautiful home therein 10 million. I am talking about 40 x 80 size plot almost 13 marlas. Security is better in F15 than other sectors but security wise Bahria is on the top.

i would not recommend you E-16 as there are land issues in that area. Bahria Town and F-15 is better options. You have to choose one of them. If you want the nearest place then go for F-15 and if you want very high security then go for Bahria Town.

Future wise F-16 will raise it rates better then Bahria Town. Further God Knows Better.

#6

Remember one thing There are thousand of dealers in market and you will find every kind of person in market but that doesnt mean that all agents are same. I hope so you will find a good person to deal.

Regards Ibrahim

#7

Hi Khalid,

I am not sure about all the areas as I live in Lahore, however have family based in DHA 2 Islamabad and they are absolutely loving it there. Its scenic and not to forget its DHA, safe and secure and a huge peace of mind.

I believe prices in DHA 2 have risen in the past few months, however its still a premium investment option both in terms of long term ROI and value for money.

Regards, Myustafa Khan

#8

thanks Syed Ibrahim for your advise…

#9

AOA Khalid,

DHA,Bahria,G-13,G-15,F-15 are few available options. There are pro & cons in zone 2 and zone 5. If your office will be in blue area or near by locality than distance of Bahia and F-15 from Blue area is almost same. Bahria phase 7&8 is very beautiful and cheap but far away from blue area.

The 2nd thing is schools and other required facilities. In Bahria town and nearby areas have very good schools like Roots,City etc but there is no quality school in G-15,F-15. In my opinion offices can be few kilometers far from home but schools must be very nearer to homes.

DHA is few more kilometer away from Bahria but it is still good for living.Quality hospitals are also not available in F-15. One very important point is when ever people come on road for any type of strike they block Expressway and people even some time get late by 3-4 hours. In morning expressway vehicles are bumper to bumper.

So in my personal opinion zone 1 is still is the best option. But if budget is not allowed than you need to decide either you ready to face road block and other traffic issues or you ready to sacrifice quality education of your children.

If traffic,distance and schools are irrelevant than B-17 is also very good option in next couple of years time.Many professionals are doing wonderful developments there, rate is very attractive and road direct from B-17 to Faisal Mosque via D-12 is already approve (PC1).

#10

Hi Again,

Investment in real estate just for investment and purchasing or looking for a plot for construction a house are totally different things.

Currently, people talk in this forum mostly about F-15,G-15. F-15,F-16,G-15 and few more options may be good for investment but they are not for quality living. There are no schools,Hospitals quality markets etc. I think Mr. Khalid and all those who want to live a good life at least for next 5-10 years not move from main Islamabad or buy a home zone 1 like G-9,10,11 (depends on budget).

If someone wants plot only for investment than DHA 2 is also very good option. F-15 development never matches DHA's or Bahria Town's development. In F-15,G-15 security is one of the main concern. I think in next 5-10 years these sectors will be fully developed and we can then perhaps compare them with some other sectors but not right now.

These are my personal views and I am not an expert....

#11

I am from Islamabad working in Middle East. I had same question in front of me two years back. Then I decided to buy DHA villa in Phase I. Reason was quality of development, construction quality, security, nearby civic amenities like school (roots), hospital (Fauji Foundation) and main markets (Cosmos, Saddar). In case of DHA Phase I, all these conditions are met. However being typical Islamabad charater (Aabpara generation) I am not totally satisfied with my decision.

My advise to you would be to go for proper Islamabad (Zone I). Does not matter if you have to buy an old house in any of G sectors. The way Islamabad is growing, zone I of Islamabad would be like central London. When the speculative market starts again believe me this time it will not be in any body's reach. I am also planning to do so.

Good luck!

#12

Dear Hamad,

Strange but nice comment and Kamran. I am impressed your analysis is very good but let me clear some figures roots Frobel are near from G-15 as compared to Bahria Town as they are on main Peshawar road.

Quiad-e-Azam hospital which is now better than Shifa hospital is just 3 km away from G-15 and F-15 and definitely I agree quality living is Bahria G-15 or F-15 even any of CDA sector except E-7. There is a security plan in G-15 and that is better then CDA sectors but not like Bahria Town. This is a fact that G-9 G-10 these sectors are best option for any one if your budget allows you.

#13

Dear I am suggesting you the paradise city Nowshera and all types of plots are available including 5, 10, 20, 40 marlas.

Paradise City is the world most nice project and believe me you will be happy in the future, because nowadays the prices are normal but after 1 years you cant think of it to buy plot.

#14

Dear Khalid,

You are requested to visit the locations by your own as per your requirements and don't trust on any dealer. Let me tell you one secret all dealers try to cheat people by requesting 100,000 above the real price of the plot other than his commission. Good dealer is defined as who keep at least minimum 50k. :-) (Sorry to dealers).

They'll ask you not to contact any other dealer as it may inflate the market price, totally bullshit. I suggest you to contact as many dealers as you can to get maximum less price but with different names as they contacted each other also, hehe. :-)

Following are some analysis, I think it may help you making decision.

G-14, E-12, I-15 = Forget about the development

G-15 = Good society but there are many butts involved. Main flaw of the sector is its not properly gated. Main electricity transmission line passing in between the residential area.

F-15 = Good for investment but only the area acquired by the society. you can check while your visit. they are making roads on suggested area

F-16 = Long long term investment (Although i also invested in 2005)

G-16 = No management, no proper society and even Phada with village people.

F-17 = Good to live in next 2 years as its proper gated one, under ground electricity and Gas.

B-17 = Far far away (although I also invested)

E-17/16 = Visit by your own and check.

PECHS = Visit and check by your own, don't want to say anything

Bahria Enclave = Good but let it come down, I guess it may drop up to 40% and the buy it

it also depends upon you requirement like Hospitals, schools, security i made following analysis

G-9/G-8 = go for 7 marla house Bahria phase III = 10 Marla house PWD = 14 marla plot

Feel free to contact me for any opinion

Regards

Muhammad Faisal 00966562235710

#15

Dear Hamad

Agree with you it's very difficult to move away from main Islamabad for someone who has lived in Islamabad (proper ) for a long time.

#16

Living in 2 to 3 years time, with more security its Bahria BUT it has issues like traffic and distance.

Living in Zone 1 Islamabad, no gated community but G-13, G-11 you can construct your own home. But no gated community.

#17

I believe living in Islamabad zone 1 in such a law and order situation is no lesser than a risk. The choice is your you need your families safety a peaceful living or a property which can return you many folds when you sale it. The choice is yours. I am currently living in a newly developing sector of Islamabad but believe me its all pain. You are never stress free in office. Always a fear of unknown. I am no planning to move to DHA Phase - II as family is more important then a mere multi million rupees that a person can earn anytime. :slight_smile: Choice is your family or money.

#18

Is the security situation that bad in CDA sectors? And whats so special about Bahria’s security?

#19

Especially in G Sector of Islamabad its worse. A middle class person can only afford a house that too with a lot of difficulty in these sectors only. There was a day light robbery at gun point. Police was given all the evidence CCTV footage etc. but what was the result none. :frowning: Will be moving in the next couple of weeks to DHA - II

#20

Yes there are issues in CDA sectors not only in CDA sectors but in whole Pakistan but not like that I am living in CDA sectors from last 28 years thanks to Almighty Allah that I have never faced anything.

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