Prism DHA Lahore Phase 9 Updates

Selling Properties Market Prices
#22

MBA sahib you are too good guy to just ignore this important question and not answer this in detail. This weekend I stopped every thing and I was actually working on all three CPEC detailed route drawing on google earth map for past many hours ( Our Govt should have done this long time ago but you have too many lazy people in Govt and they fully failed to explain all three actual routes and their impact on big cities on those routes. Multan is central hub on currently under development CPEC route .I want to show and explain two CPEC routes are highly important for Multan and in return DHA Multan very likely future healthy gains . Stoped it to answer this post in detail and will try to work on that on next weekend if I am still alive :)

In 3 years we will inshalAllah get A B C D P Q R ( Mostly DHA employees got plots allotted in R for ten years of service in DHA so that to see development first and rest A B C D P Q blocks mostly allotted to army officers and because next to livable developed DHA 5 DHA Town Askari 11 and Statelife 1 etc it does make sense to get those developed first.

5 Years we will InshaAllah get J K L M N

Rest somewhere in the middle.

MBS bhai DHA 9 is very leveled phase due to ban on digging in for 10 years and no major pockets left in it now because DHA delayed ballot for 3 years just trying to get all pockets before map released because after map released extremely difficult to get land cleared of small pockets here and there. When a villager sees road going through his land he start demanding 1 crore per kanal in form of commercial plot files etc for each kanal agri culture land instead of current 62 lacs for 1 kanal residential file against 4 kanal agri land to be handed over for one kanal. DHA cant buy 4 kanal land at 4 crore to allot one kanal plot on that pocket. So DHA waited waited and waited till max pockets cleared before it held DHA 9 ballot and map release. DHA Gujranwala and DHA Multan ballot delayed due to this sae reason. Even if ballot held early for DHA Multan or Gujranwala plot numbers map still may not be publicly released for months or years. DHA Lahore in past have done same in DHA 6 etc

Above detail was needed to explain why DHA7 development took so many years. Had major land pockets all over the DHA7 map on ballot day and till today DHA is haunted with nightmares to get that phase fully cleared of pockets. Still pockets in DHA7 Q V W Y Z today and lots of DHA7 X block Sanaghatpura is still under litigation for land pockets etc. So you can understand until court cleared its hard to get block completed and handed over. People have Buffalo's in their agri land all day so possible buyers when visit plots on ground get turned off and prices fail to rise due these pockets visibility on ground with accessible roads these days.

DHA8 development is very slow because majority land is very very very deep like 8 to 16 feet deep in most places. Just imagine to build a long lasting road on one Sq foot on this deep land DHA must fill each one sq feet area about 8 to 16 feet deep. Than compaction time needed on each step. Now multiply that to millions of feet filling needed of all roads network and that is taking time. Long long time. This is the main reason of delays in DHA8 development. Bad land and pockets clearance in DHA8 X block etc took this long time too. No funds shortage etc at all.

To be Continued later to explain how and why DHA 9 development will be completed faster than older phases and development work impact on Prism prices and on what blocks. Its 4 am in Chicago time to sleep for me today but before I go I will say in very short term A B C D P R may or may not slow down because seen too much rise as expected by me due to above reasons of good locations and early start of development work and handover. I wrote above and been writing since ballot day of Prism. Now overseas clients gone back to USA UK from annual holidays in Pakistan. In couple of months budget and taxes talk will start. ADue to this no sharp rise expected in my previously recommended blocks but they are still good long term hold or buy with care.

I request now buying should be done with extra care in more safer locations with less recent gains but still good located blocks that I think are under valued today like in H G E blocks and buy now large road corners and facing park or main back in K L M N blocks. J block area near Ashaina interchange good buy. Entire Prism is still a good buy for long term as low interest rates easy money will keep going into Lahore real estate market. Lahore is seeing largest ever mega projects in Pakistan on going worth many hundred billions. Projects like Orange train theme park near Ravi Lahore ring road and yes Lahore will start seeing from Feb 8th 2016 a multi billions worth largest development project in any DHA on Pakistan. Alternative route of Raiwind road Lahore also to help Lahore real estate market. And DHA is always leader in Lahore property market. Prism is leader within the DHA Lahore for this rise and likely to continue min two years.

Take a deep breath and think people who got paid Rs 20 billions for orange line land compassion are going to buy where. Only in Lahore they are not going to buy in Peshawar or Karachi and these unfortunate people will buy ready plots in hurry in DHA7 so all built phases of DHA and other developed schemes that are already seeing strong surge of buyers these days causing prices to rise in many lacs in many schemes in 2 to 3 weeks alone. Developed and undeveloped plots in Lahore will see good price surge in coming weeks months after budget and for min two more years InshaAllah.

To be continued later only when anf if free time available.

Choudry Mujahid Yasin ( CMY)

+16308024186 SMS Calls WhatsApp texts preferred

#23

CMY:- Let me predict your next question :) Why to buy undeveloped DHA 9 Prism A block at 125 plus 19.5 lacs development charges. Why not buy DHA 6 N or E block plots in DHA 6 developed ready to build plots in 145 lacs :)

Arshad:- Now since you posted my next question let me post the answer to the question. You will state that you should invest in block of prism as opposed to n block of dha 6 as it has more potential for growth in the future.

In view of the above, let me ask the next question:-

Paki-1: Instead of buying Prism plot in Block A at Rs 125+19.5=144.5 lakhs (and wait for 3-5 years for development and then another 1-2 years for possession), why not buy average location plot in developed Block T of Phase 8 at Rs 145-150 lakhs?

Location wise any location in Block T of Phase 8 is much better than any location in Block A of Phase 9.

#24

Yeh to woh wali story ho gae lion and milkman , dha is br khd time frame de rha or koi man ne ko tyar nhe .

#25

Now if A block is available at 125 lacs with 20 lacs of development charges then it is costing you 145. Now if after 7 years it obtains possession and suppose the price doubles to 290 lacs then it would still only have achieved a return of about 10% per annum which is not a great return in a country like Pakistan, as any investment should give you at least that return. This is a low return in the best case scenario. According to Mr CMY the most expensive plot, in the most expensive block in Phase 6 (his favourite phase where he chose to build his dream house) even many years of possession and housebuilding is worth 240 lacs today.

On another website someone mentioned that it took DHA 4 years to develop DHA Town which is a small area with level ground and without any villages and any litigation

I hope that DHA can quickly develop the area as without it the area is overpriced and if it is developed quickly then that is already factored in the price. I want people to buy any file based on hard rational rather than any hard sell appealing to peoples emotions. Most of us have been in real estate long enough now to be older and wiser.

The time to buy Prism would have been when it was selling for 14 lacs a file, however Mr CMY was too busy in America and not promoting it as as he is now.

I hope Mr CMY is right in his assessment.

#26

"The time to buy Prism would have been when it was selling for 14 lacs a file, however Mr CMY was too busy in America and not promoting it as as he is now."

Money in bank get interest can never ever match gains in property market only one should buy sell property. Again hard to understand on one hand you dislike property investing and same time buying property and keep talking about it daily :)

Arshad bhai it was me only that posted 1000s of times requests online to buy DHA9 at 14 lacs because agriculture land was costing more at that time but files holders were no where to be found. People hated word FILE after 10000s lost money Bahria town pindi 9 etc. 1000s bought DHA9 files from 14 to 22 lacs just on my personal requests from my office or from other dealers.

Ask any person holding DHA9 today that purchased it at 14 to 22 lacs range and he will tell you right away he bought DHA9 eather from Lahore Real Estate or due to getting detailed information on reasons why it would be a good buy and great investment after seeing that info on LRE.

If DHA wants with so much heavy machinery and money available in Pakistan now it can get Prism easily knocked off it in 3 years even with normal pace development contract. But they are going for fast track written on contract because land is ready :). DHA town land is still being purchased even today :) All we can do is wait and see. People like you were saying development will never start before DHA7 or DHA8 completed. Look for work to start tomorrow :)

I dont know why my being in America is bothering you again and again :) Every one knows for me my kids education is more important . I cant live a day without my kids and cant deny them best education in USA because they are US citizen. People pay millions in Pakistan to come and study here. Also my health problem dont allow me to go back. Every joint and muscle in my body is in severe pain due to over reactive never pain signals .

http://www.webmd.com/fibromyalgia/guide/fibromyalgia-diagnosis-and-misdiagnosis

I also have pinched spinal cord at L4 and L5. I hope you will forget America thing now and talk about property only.

#27

Dear Mr CMY if you chose to live in America that is your personal choice and you are entitled to live there it is not for me to tell you to live in Lahore.

The reason I bought it up is that first of all your activity on your website declined and as a results its usefulness diminished and it started to decline. Secondly besides you I have noticed a couple of other agents that I knew disappeared to UAE after the boom time in Pakistan property was over, 1 of them known to you. As an expatriate I felt disappointed that people that encouraged us to invest in Pakistan were the first to abandon it when the market turned negative, whereas we were still loyal to the country and investing in it with a plan to move there one day, whereas they shifted their assets and activities abroad as soon as the boom years were over and encouraged us to do the same.

If thousands bought a file in DHA phase 9 due to your personal recommendations then I think that you have the power to be a market maker, you can make any phase successful or a failure, you can raise or lower the prices of files at your will. I think that you should keep them well informed and tell them when to exit as well, as most will at some stage as they bought files for investment. Perhaps you can tell us here how much price appreciation you see in the next few years and when should investors exit DHA Prism. Also if price in Prism rises then would not price in DHA 7 and 8 also not rise?

Personally I don't think there is much more juice left in DHA Prism left and the people that listened to you (if true) and purchased at 14 lacs extracted most of the gains. Now it is a matter of more or less keeping pace with the market. However my recollection perhaps untrue, is that you had reduced your advises considerably by the time the files were 14 lacs.

I take it from your comment that DHA town will consist of more than the existing A to D blocks and land for additional blocks is being acquired yet for DHA Prism land is already acquired although from the brief look the map its seems that DHA Town is next to DHA Prism so it is difficult to understand why some land is acquired and some is still to be acquired for the same general area. I assume that DHA Town sector A to D land was acquired before development started and is it true that it took 4 years to complete the development?

I hope you don't take my comments personally however I am offering an alternative view which you may not like but which is useful to the wider public. As disagreements and democracy are the beauty of this website.

#28

Arshad sahib you have no idea about LRE web trafic or decline. We gave most trafic we ever had this year. Today I have 2542 pending messages on my phone in only last 24 hours to be checked and answered. 78 new posts are waiting in last 15 hours to be moderated and put online but I am too busy due to weekend to post them.

I will now leave space for others to discuss things in here now instead of keep talking about my personal stuff or LRE. I enjoyed having good point by point debate with you. Reduction of my posts on LRE is my own choice too. Wanted to have healthy debates on neutral places.

#29

Https://www.facebook.com/119021218141413/photos/a.447792205264311.100028.119021218141413/1064351766941682/?type=3&theater

#30

Dear Arshad

i am not in knowledge if you have any problem with Ch MUjahid but iam following this page and his comments since 2010. Believe me he always advices on buying Ph 9 File i tried to grab at 22 but remained short of fund. Finally purchased at 27 in sep 12 and today it is more than double.

please dont try to spread wrong information. Regards

#31

Dear Mr CMY

I asked you some questions related to DHA 7, 8, Prism and Town.

a) If Prism rises would prices in DHA 7 and 8 not also rise proportionately.

b) Did DHA Town own all the land in sector A to D before start of development work? Is DHA Town to be expanded? Did it take 4 years to develop sector A to D despite owning the land?

c) Why would DHA own land for Prism and not for DHA Town when land is generally in the same area? What are your expectations of price increase in Prism over the next few years? At what price should investors exit Prism?

@Bajwa I have nothing against Mr CMY. I do not believe in spreading disinformation as I am neither an agent nor a market maker. I am just sharing my knowledge, experience and thoughts.

#32

Very valuable input by CMY sb and Arshad sb.

I agree that government spending in any city would boost the real estate in the respective city, in this case, Lahore is of course been adorned and heavily invested in by the current government. So in general real estate across lahore will prosper.

Points taken on land issues in phase 7 and landfill in phase 8. But Arshad sb has very valid points regarding DHA Town, coz it was to be done on highest preference, reason being the allocations were for Shuhada, even then it took about 3-4 years to get to possession for a few blocks… so how come a gigantic phase like prism will be delivered in the same time frame. Nevertheless on an optimistic, in fact idealistic side, it can be done for a few blocks, if fast track development Actually kicks in.

CMY has been an advocate for prism since long, far as I could remember, but many people didn't understand its potential well including me. The recent ballot and price hike has proved CMY's recommendations were right. Whether he was able to promote something more or less at a given time cannot be an obligation to him, especially when it’s a free advice.

We must confess that the kind of information and analysis he has been providing us with was unprecedented in Pakistan real estate. I am sure many of us learnt a lot about real estate from him and had he not been there, people wouldn’t be putting an analysis the way they are doing it now. Now everyone’s become an expert on property, quoting directly/indirectly many of the points first raised by CMY so he very duly deserves the applause. But in this case, the points raised by Arshad sb on comparing DHA Town are very valid and not been heard from CMY, at least not in my knowledge.

From this point onwards, I think we all agree, including CMY that price gains will not be as significant as they have been in last few years, though there will be consistent gains across DHA. The extent of gains in each phase may vary naturally at different times due to major progress in anyone of them like major developments in knowledge village or hospital in phase 7, possession in phase 8 or due to the speed of earth work in phase 9.

All investments will have their pros and cons. No one investment is perfect. They are good or bad depending upon the timing of you putting in the stakes.

People have both lost and earned millions in prism only because of the difference in their timing of investment.

Will an investment be a nightmare or a lottery; it’s up to your ability of reading market and making a timely decision.

#33

I just want to add a note, its good to be rational but not suspicious.

If someone shares information, we must be thankful not start doubting his intentions that he will become a billionaire by posting on zameen.com

The problem with our attitude is we are too quick to put tags on people.

If one cannot tolerate a difference of opinion, he must not get into an argument. Period.

P.S. This is not directed to anyone here, just an observation on attitude of people commenting on different threads including those on LRE website.

#34

I give credit to Mr CMY for being a pioneer in online estate agency in Pakistan. He will be long remembered, he has provided a great service for us overseas Pakistanis to participate in Pakistan real estate while being abroad.He is a likeable person.If anything I would like Mr CMY to give us more of his valuable time as without him things are not the same. I enjoy reading his comments.

The discussion in not about Mr CMY or Prism. Any asset acquired will increase in value over the longer term. The key issue in investment is return, which is determined by timing of purchase and sale and price paid for asset. People need to consider the pro and con of each investment and not get carried away by the hype. People need to be able to analyse the worth of something today and its price in the future to be a successful investor. Getting the same or less return than the market means the investor has failed to perform. If your assumptions are wrong then a good investment can turn out to be a bad investment.

Therefore assumptions always need to be constantly questioned.These are not arguments but a healthy debate. People in Pakistan always think they are right and everybody else is wrong and get into arguments but as far as I am concerned it is a debate and nothing personal.It is possible that I am wrong to be cautious after my experience in my only file in lahore which has underperformed all my other investments but usually the truth will be somewhere between optimism and pessism.

#35

Any updates about development start? Which blocks getting developed first.

#36

MBS and Arshad some points cant be made in public to explain this in detail.We have to work with DHA office on daily bases for transfers etc. So I have few limitation what can be disclosed in public. Will only share enough info that will give you basic idea.

Very little land was taken in DHA town before its development was announced/started in hurry on Gen Kiyani pressure. Perhaps 10% land or less was in DHA possession for DHA Town at time of development and hand over in 2 years time before Gen Kiyani retirement. To get land in hurry a juicy deal was offered to have 4 files issued for 5 marla plot size for four kanal agri land instead of only one kanal plot file for 4 kanal agri land. 4 five marla files were sold twice more than one one kanal file at that time.

Yes either DHA7 MUST RISE or DHA9 PRISM plus IVY GREEN PRICES WILL FALL IN FUTURE TO KEEP PROPER BALANCE.I have already strongly recommended buying DHA7 recently about 4 weeks ago in my posts as its now too under priced comparing to DHA6 7 8 and especially to Ivy Green and Prism

To prove 100% my pont DHA have only 10% land before DHA town development was announced I am letting you know about few weeks a mini ballot was held AFTER DHA TOWN possession was announced all files having under 1000 numbers were allotted developed ready to build plots in blocks A to D. Plots recently allotted were in many 100s because file numbers in DHA town were like 890/1 890/2 890/3 etc

Your friend

Choudry Mujahid Yasin ( CMY )

+16308024186 Cell Calls SMS but WhatsApp texts are proffered

#37

WHAT MAKES CMY DIFFERENT FROM OTHERS IS TRUST IN DHA , WHICH CAN BE BASED ON SOURCES OF CMY OR PR . IF CMY TRUST ON DHA THAT THEY WILL DEVELOP IN 3 YEARS AS MENTIONING , IF DHA EVEN DEVELOP IT IN 8 YEARS , CMY WILL STILL BE WINNER , ONE BLOCK OF PRISM 9 WITH 8 MERLA COMMERCIAL OR A 5 MARLA BLOCK WITH 50 FT ROAD OR THEME PARK WILL BE HEAVIER ON ANY PREVIOUS PHASES AND BLOCKS , SUPPOSE IN FUTURE PHASE 6 KANAL INCREASED TO 4 CRORE TILL DHA 9 DEVELOP IN 3-8 YEARS , WHAT WILL BE PRICE OF KANAL IN PRISM THN 5 CRORE? SUPPOSE 4 CRORE , DEFINITELY NO ONE BUY PHASE 6 THAN EITHER PHASE 6 WILL STRANGLED OR LOOSE PRICE ,IF PHASE 6 CANT COMPETE THAN BAD LOCATED PHASE 7 CAN ? SO THIS IS Y POTENTIAL FUTURE IN PRISM ,SO THIS Y IT NAMED PRISM NOT PHASE 9 ONLY.

NOW THE POINT ARSHAD RAISE AND MBS INDICATED

BUT I DISAGREE ON FEW POINTS FROM ABOVE U CAN CLEARLY SEE WHEN TO EXIT PRISM ANSWER IS NEVER ,OR UNTIL POSSESSION .FRIENDS YOU CAN PREDICT ONLY , NO ONE TELLS U FUTURE CLEARLY , MAY BE A EARTHQUAKE OR WAR CHANGE WHOLE PIC BUT NOW SCENARIO INDICATING PRISM WILL GLOW OTHERS PHASES WONT COMPETE IT .DHA TOWN DELAYED DUE TO MANY INTERNAL DELAYS IN ARMY, PHASE 7,8 WAS BAD LESSONS . NEW MISTAKES BY DHA MAY DELAY FROM 3 TO 5 OR 8 BUT AS FIRST DAY OF DEVELOPMENT MADE PHASE 7 PRAISERS CRAZY ,WITH EVERY WEEK AND MONTH PASS B5 ,PHASE 9 WILL TURN INTO PRISM ,NOW FORGET DEALERS CAN PLAY MUCH IN PRICES NOW AS IN FILES THE DID , PRISM JET TAKING LAUNCH .

#38

Congratulations Prism DHA Lahore Phase 9 development starting ceremony held in P block today. Pictures uploaded here

Many kilometers of boundary wall is already completed and rest to be finished very soon to make DHA Lahore Prism a walled gated community even before major development work is started :)

https://www.facebook.com/pages/Lahore-Real-Estate/119021218141413

#39

Under water zoo , theme park ,drive in cinema ,food street , street wifi, in short mini america :slight_smile:

#40

LAHORE - An inaugural ceremony was held in Defence Housing Authority, (DHA) Lahore’s largest phase Prism -9, in connection with developmental works.

Administrator DHA, Lahore, Brigadier Zafar Yaseen Babar was the chief guest on the occasion.

In his address, Babar said that the phase would be developed in four years, and would have all modern facilities.

The phase, spreading over 40, 000 kanals, could be accessed from 8 different directions.

A city mall, having latest facilities, a modern university as well as a modern hospital would also be built in it.

Spacious parks of the phase seem to enhance its beauty, while mosques, churches, cafes, golf courses, water theme parks, business centres, a drive-in- cinema, polo clubs, race courses, convention centres, electronic parking system, emergency service and a police station are all such specialties of the phase that will directly or indirectly benefit millions of its residents as well as businessmen

On the occasion, Chief Engineer Colonel ( r ) Shah Jahan, while giving details of Prism 9, said that there would be 25, 600 residential while 1, 900 commercial plots in it; the phase would spread over 16 acres; maximum length of roads in the phase would be 30 km, which would be 120 to 150 ft wide

Other roads in the Prism, consisting of 2 to 3 lanes, would be 60 to 80 ft wide, and these would be capable of bearing an increasing traffic load.

For public convenience, service lane would also be built along every road.

27 overhead water tanks, along with tube-wells, would be built in the Prism.

These would cater for the requirements of residents of this largest phase.

Round the clock.

Keeping in view peoples’ needs, 6 sewerage stations would also be built.

6 grid stations would be built for the power supply.

The system would be underground While LED lights would also be installed

Wells would be built in all parks for the water sanitation, while the water would also be preserved for irrigation purposes.

The most important thing about Prism 9 is that a boundary wall would be built around it for security purposes.

Http://nation.com.pk/business/09-Feb-2016/dha-starts-development-work-in-new-phase

#41

No doubt prices would increase of all phases but Prism is currently at the same price as Ivy Green and 80% of the price of fully developed DHA phase 7. As CMY stated Prism will have to fall or DHA phase 7 would have to rise. There is a lot of hype at the moment and many people will be wanting to offload their investments and shift to DHA City which has more potential. There could be a stagnation in Prism prices in the short term. It is not certain but a possibility.

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