since January, B17 prices have received a monthly jump of 5 to 6 lacs. and this trend is continuing. this trend will keep on going till the completion of MA. but first resistance line for 5 marla seems to be 10 mn. Not before this.
Access & Location always matters in real estate. I-15 has connectivity with GT road only.
DHA 2 has GT Road + Expressway.
Whereas B-17 has:
- GT road on one side,
- Motorway on otherside, that is an alternate to GT road.
- Margallah Avenue on third side.
- CEPEC rout is not attached but just near to it.
- Kashmir Highway is far away but still accessble as alternate rout incase of any blockage on MA.
So Just wait and see brother. We all know roads improve the location, & Multiple Road are crossing this area.
We dont talk about RRR Loop 2. as its not getting materialized at the moment.
It has amaizing loction in simple words.
3 Likes
How about Faisal Hills? Do you think it will appreciate too in coming days? Where do you see 5 Marla plot for Faisal Hills A, B, C block?
We’ll all these perks are already being enjoyed by G15 but still people do not count it as mainstream Islamabad. There is a huge difference between prices of G13/14 and G15.
After completion of MA approach of B17 will still not be comparable with that of G15, and dealers are equating it’s price with D12.
So I somewhat agree with the topic that B17 is overhyped.
1 Like
What is happening is the “satta”, being played by the ultra rich realestate investors…they bought (old game) lots & lots & lots of plot from all over the famous societies and jacked up prices above the roof…end users put all their hard earned sums only in property as prize bonds being discouraged plus less profit in the banks…
Now big boys have already racked their money piles & soon they would exit, leaving the end users in Chaos as prices will take a dip…
The buying has been done in all famous places, B-17 ( other projects of Ch Majid), DHAs, I-series & other dream societies which were jacked up on RRR/MA.
Heavy buying mostly happened in B-17, DHA-5/3/6 plus in some 10 no of societies, such as Nouva etc.
on the name of extended RRR which has become history now.
University town also got heavy buying but lesser investment in TC/MC/Bahria phase-8 ( except phase-8 extension which also is under heavy buying).
Gulberg Residentia & Green remaind passive to some extent.
Last month plot prices remaind flat in most of the places except in B-17 & rest of the family of Ch Majid projects. FH remained passive.
DHA valley also attracted neumerous buyers but DHA valley ballottt & possession blocks plus I-series may get less dip… I-series may not get at all on “I live in Islamabad fantasy”.
Next 6 months are dangerous for the ones who still want to invest in " over the roof" prices plots.
Better wait for another month before jumping in and closely watch the trends and then do buying…
Big boys will sure sell now as heavy profits have been done …just matter of months before big investers will start exiting…
dear mk jadoon sab
i compare B-17 with J&KCHS. it can not be compared with D12. anyway B17 standard of development is far batter thn J&KCHS. and yes 4 marla there is above 1 crore. and just wait for B17 five marla.
abdul qayyum bhai.
you are very seasoned expert in real estate investment. but im amaized why you dont consider the all other demand creating factors that have jacked up the prices. value addition by MA, value addiyion by Currency devaluation, and value addition by continuous demand by easy loans from the govt are also the truth. further more reduction in restrictions from real estate are also the factors. But you are forgetting all of them and saying its all satta from eliet class of investors.
No doubt eliet class also invest, but last month stability in prices is a sign that mrket has achieved the equalibrium means it will not go down from these levels. now after currency devaluation has average out further rise in prices will solely depend on progress of projects like MA & RRR. and they will creat a shift in equalibrium upward with more value addition.
And beleive me riase in prices with value additon is never a satta. infact its a strong rise. B17 rates at 10 mn will be the achievement of equalibrium with value addition. Lets see the case.
its my personal view, anyne can differ.
So you are advising not to invest in any place until few months?
-
Market will see a bit positivity post Eid for a minimum of 30 +/- days.
-
Yes, a project like B-17 deserves a better access (long due) and escalation.
-
In the short term 6 +/- months, I see B-17 doing good, if I have a chance, I will put my bucks on Faisal Margalla City.
-
One of the understatements often made is putting all of CDA under one generic statement/category. It can be done for many private projects where difference between developed Sectors/Phases can be minimal and not too diberse (BT Phase 1 - 6, or DH adjacent phases). CDA E, F sectors are a totally different games compared to G and the lowest end I. So a generic classification in CDA is meaningless.
-
CDA infrastructure (in particular G, I) series remain very inferior (let me say pathetic) compare to even small scale private projects. However, such sectors were mostly sold decades ago and after that most of the money that CDA makes is on transfers and auction of commercial. Not like projects like BT & DH that can send you a letter all of a sudden asking for extra millions because they couldn’t develop on time and buyer pay the price for that.
-
Other factors that give CDA an edge:
-
No filling of land so mostly construction is more solid.
-
CDA by-laws for construction are easy and cheap to construct.
-
In case of water shortage water boring is allowed that’s a big plus, if you ask me.
-
Except for tail end of I-series most of developed CDA sectors are far more greener than most of private projects.
There are other factors like Sarkari Jagaa, CDA ka thappa that I don’t find attractive but somehow that sells.
Humayyun sb
Your point of view has a lot of sense but historically it has been happening like my 2 cents…
In earlier two booms were translated almost exactly per the current market forces…
a: Now amnesty, earlier there were legal TTs…to invest, show wrong picture on papers, take profit , do TT & bring back home all legally.
b: Inflation…this factor is almost all time valid if we exclude Zie & Musharaf era…
Zardari era inflation did hit 18%…
Nawaz era, little less but kept increasing .
d: Yes, MA & RRR are solid new comers but does that much hike, 80 Lacs profit demand in DHA-5, just after booking could live on any actual or hypothetical factor in future?..I think No…
I remember in DHA valley, last boom, prices were trippled on no reason…only & only & only elite class bought some 4,000 files not only in valley but other places as well & left innocent investors in termoil when suddenly exited…DHA valley was pure veerana but a 4 Marla commercial touched 70 Lacs the then times…
Remember Makhdoom Amin Fahim & Zardaris " Jinnah City", sir???
Elite class bought in grass scale, sold immediately & people lost their life savings…
I would say buying a 5 Marla in B-17 far located veerana blocks…much better buy same size in DHA-3 in block G…
B-17 is a “man” dependent whereas DHA-3 has an organisation behind…
I really think MA is a game changer but if one is thinking that B-17 will keep rising, it could but how far & how much?
Will far located veerana blocks would sustain on such cost even after MA?..I rest my case…
Anyways my little understanding…
Allah Knows The Best…
Fact Check:
- Inflation didn’t always rise, most recent example:
2014 to 2018 most recent examples. At one point dropped from (8.62 to 2.86) in just 2 yrs 2014 - 2016.
Mush got inflation @ 5.75 (1999) and left at 12.0 (2008)
*Source: Pakistan Bureau of Statistics
- B-17 as a cooperative Housing in not Man dependent it has an entire elected body and audit by Dy. commissioner level. The most number of arrests and irregulrities uncovered in PAK real estate are from Cooperative Housing Projects.
I would Trust a Man who delivers far more than those who use organization name to loot people (most recent DHA valley homes).
dear Abdul qayyum bhai
DHA valley & such all societies were the great examples of mismanagement. and we all know gamblers love such societies to trade on rumors.
secondly B-17 or MPCHS is not a one man show. but a cooperative housing society with a very good quality & efficient management full of skills.
DHA is established by Defence Housing authority Ordinance back in 1980s so it has all legal protection even if its management is effecient like DHA multan or its mnagement is inefficient like DHA 9 karachi.
on the other hand Cooperative housing societies are also introduce by Cooperative housing societies Ordinance far before DHAs, and they all have also legal protection and their mangement style is same as of a self governing body. these two models are thought to be the safest ones with legal protections. and these are different from Bahria or faisal hills etc that are one man show.
CHSs management can also be ineffecient as PECHs or ICHs are the examples. but here in this case we have MPCHS that hve proven a good management.
when MA news came MPchS 5 marla witnessed a regular rise of 5 to 6 lacs per month. and the trend shows this will continue till december untill MA gets completed. it has already toch 7 mn level. keeping same momentum it should must toch 10 mn level till december. and it will must.
there are limited number of 5 marla plots in MPCHS. around 50 plots in C block. 250 to 300 plots in F block. and also few non developed ones in G block. Majoity of the holders are holding them till MA completes. and very few plots are trading that are in dealers hands. you will notice they are not above 50 plots that are changing the hand only. This shortage will break at 10 mn level on completion of MA. not before that.
all undeveloped sectors on same MA rout are rising. but how can a completely developed MPCHS except G block will stop for being overhyed ?
the fact is currency should devalue according to inflation. but in pakistan we forcefully maintin it for years. so all of sudden economy gets overheated and currency devalue like a free fall. and the damage is always higher than that could be occured in grdualdevaluation. after this free fall the rates of all commodities & the assets require an adjustment. if govt lift over the restrictions, give amnesty , and start providing easy loans and bring great projects like MA& RRR. then ths natural that rates will shoot up higher than expectation.
this is the fact our middle class & upper middle class real estate investors are not understanding due to a fear of loss or uncertainity. anyways the market will correct the rates accordingly even middle class investors sell out of fear of bubble or keep on holding. but this fact is for sure that B17 will become an eliet society of zone 2 and will get out of middle class range permanently.
the fact is that we are trader type of investors collectively. 10 lac rate increase ho jay to dar k maray hath paon phool jatay hen investor k kahen bubble burst na ho jay. Lolz.
In pakistan stock exchange we have repeatedly experiene that once we analyse a stock to outperform we suggest to our clients giving a target. but lose heart investors can not control their nerves & every day ask to sell and book the profit. so we finally sell on their will on very little gains. and after few time they start crying with sadness that why they sold on very early stages. same i am noticing in real estate investment avenue.
lack of patience & weak nerves are the enemy of an investor.
Yes Imtiaz sb
B-17 is a co-op & hopefully its matters would go in right direction but think of " Jinnah Garden"… a co-op, too, but A complete mess?
Atomic energy society Rawat …total fraudsters in every elections.
Then comes ’ Sawan Garden", then comes EOBI Old Age Scheme …list goes…
Yes, Humayyun Bro, I hope B-17 could reach the level as per your learned opinion. In Shaa Allah.
But it cannot be overuled that our realestate & stock markets are elite class driven…be it an amnesty or bulk buying, money piles always land in mafia’s pockets & we have been seeing this for decades.
Faisal hills made end buyer to rack crores of profit & I am sure it was engineered. Now no crores of profit as mafia exiting…
naveed brother.
faisal hills is an investor game at the moment. no end users yet. where as B17 has endusers plus investors.
one who can not invest in B17 due to higher rates, shift his investment towards FH.
secondly taxila resident can shift to islamabad but islamabad resident will never shift to taxila.
thirdly FH is a private project.
and forthly CH majeed imposed late payment surcharge on all investors in a very awkward manner.
I am not a fan of FH. but yes people invest in it and earn.
1 Like
true abdul qayyum bhai. In Sha Allah.
True. My great grandfather was offered plots in F-6 (or F-7) sectors on very cheap rates but he refused saying it was a jungle. I wish he had bought a few plots then. Same is the case with B-17, until a few months back people used to say it is very far and it is in Taxila etc but now the tide is changing.
asif bhai
i agree with you. my father was also posted in Islamabad during early 70s. CDA was trying every chance to sell the huge plots like 4 &8 kanal in F6 on very cheaper rates. if one cannot buy due to budget CDA was offering easy installments. even if some one was not able to afford the installments, CDA was helping him to get the loans so that CDA could sell few plots. during that tenure new islamabad sectors were of big size plots so that the whole sectr could be sold sooner.
But now CDA is offering 4 marla plotsas well bcoz a demand is always there. During that era, comissioner rawalpindi had to be the comissioner islamabad as well & SP level officer was heading the police dept in both cities.
people were prefering to buy plots in pindi instead of islamabad by saying isb is only a jungle.
same happened in b17 case. they sold it by saying near paf tarnol & awt. and people were avoiding it and prefer to live in taxila where all facilities were avilable. at that time b17 gave 5 lacs rupees per roof if some one starts house construction. and 10 lacs for double story. now a days people have forget taxila and awt and B17 has become the king of zone 2. time and things change so quickly.
2 Likes