Lahore Real Estate Forum

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(357)
Monday, April 1, 2019 09:52 PM PST 
DHA Lahore Phase 9 Block Wise Rates Update From Lahore Real Estate Apr

DHA Lahore Phase 9 Block Wise Rates Update From Lahore Real Estate April, 2019


2➖Kanal

D Block: 325 to 425

1➖Kanal

A-Block: 105 to 150 Lacs
B-Block: 90 To 130 Lacs
C-Block: 78 To 150 Lacs
D-Block: 78 to 150 Lacs
E-Block: 78 to 135 Lacs
F-Block: 80 to 135 Lacs
G-Block: 90 to 135 Lacs
H-Block: 78 to 135 Lacs
K-Block: 80 to 125 Lacs
L-Block: 78 to 135 Lacs
M-Block: 80 to 130 Lacs
N-Block: 78 to 125 Lacs
P-Block: 78 to 150 Lacs
Q-Block: 85 to 145 Lacs
R-Block: 82 to 115 Lacs

10➖Marla
C-Block: 70 To 85 Lacs
F-Block: 65 To 82 Lacs
J-Block: 60 To 70 Lacs
K-Block: 62 To 78 Lacs
L-Block: 57 To 78 Lacs
R-Block: 70 to 82Lacs

5➖Marla
J-Block: 36 to 50 Lacs
K-Block: 37 to 55 Lacs
L Block : 36 to 42 Lacs
R-Block: 38 to 55 Lacs

Adnan Hussain
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Lahore Real Estate

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FRH replied on Monday, April 1, 2019 11:24 PM PST 

Prices are same or lower after paying full development charges. In terms of $, About 40-50% money is lost within couple of years. What's happening with property? Let's have open discussion please.

Ahmad replied on Tuesday, April 2, 2019 02:06 AM PST 

Dear FRH,

There is no money lost within the last couple of years. May I ask you a question? Would you like to sell your property at the price listed above?

FRH replied on Tuesday, April 2, 2019 11:59 AM PST 

Actually I'm an overseas. Purchased plot by cashing out $'s @ about 100-105. Now $ is @ about 144-145 so based on this, money is lost as the plot prices are almost the same and plus paid development charges as well.

thinker replied on Tuesday, April 2, 2019 01:19 PM PST 

Dear FRH
There are a number of reasons cited for the property decline like taxes, FBR etc, but the real reason is different. We must understand the difference between the VALUE of an asset and its PRICE. The value of an asset is how much income it can generate and price is what market sentiments determine. Right now in Pakistan the price of property is much more than its value. For e.g a house in islamabad costs 7 crores, thats its price but it can generate rental income of just 1.5 laks per month that is its value. Similarly shops cost around 1.5 to 2 crores on ground floor in major shopping areas, but they cannot generate so much income as to be feasible for anyone to buy them and start a business. Therefore unless the value of property matches with its price, it will remain stagnant. So how long will it take to match the two. Currently the price is 2X the value of the underlying asset, so considering around 10% increase in income of Pakistanis per year it would take 7 years. Best case 5 years. So dont expect any appreciation before that.

Suggestion replied on Tuesday, April 2, 2019 01:41 PM PST 

If you are genuine buyer, then it is good time
If you are investor than go for some other type of investment e.g., dollar or gold for some time till property again got better

thinker replied on Tuesday, April 2, 2019 02:10 PM PST 

How is it a good time if you are a genuine buyer ????? If the price is not going to increase and just stay the same lets say for one year, then why I should not buy after one year, and let my money grow at 12% in national savings or dollar or what ever. For me it would be 12% cheaper next year..

alpha replied on Tuesday, April 2, 2019 02:21 PM PST 

FRH sb. Chill. It just the economic ebb and flow. Pakistanis are going to reproduce at exponential rate - so in the long run you are good. Besides stop cribbing about changing your dollars - you are free to invest in US stocks like Lyft and take an instant hit of 10%

Curious replied on Tuesday, April 2, 2019 04:12 PM PST 

@thinker: good point mate!

Advice for you replied on Tuesday, April 2, 2019 09:40 PM PST 

FRH, No body knows in 2015 dollar will be Rs.142. So, if you no need money just wait for right time. Prices will be increase sooner or later.

KSA Banker® replied on Tuesday, April 2, 2019 11:46 PM PST 

I find the analysis and views presented by "thinker" and "FRH" as very accurate and spot on. I can attest to that with my personal experience. During the 15 months period between Jan 2017 and Mar 2018, i invested a total of around 580,000 dollars in Prism. The prices of the plots since then have remain almost unchanged or have slightly declined in Pak rupees terms. However, due to depreciation of the Pak rupee against the dollar (from around 105 rupees to 140 rupees against one dollar), my investment in dollar terms is currently around 30% down compared to the cost. Even being a long term investor, I am afraid it will take quite a number of years for me to recover my original investment.

I also fully agree with the point regarding mismatch between properties prices and intrinsic values. At the prevailing properties prices and rents, the yield for a common investor on both residential and commercial properties is way too low compared to the risks of investing in the Pakistani real estate market. It will take a combination of significant increase in rents and decline in properties prices to achieve an economically viable equilibrium where investors would find it attractive to invest in real estate assets in Pakistan. Such an adjustment, as pointed out above, may take years if it really happens.

Best Regards

Asif replied on Wednesday, April 3, 2019 02:02 AM PST 

Very valid points wrt Rupee devaluation and intrinsic values. What is the way out from here for new investor? I can not see any reasonable return in Pakistan property for coming years. But what are the other avenues,

USA Doc replied on Wednesday, April 3, 2019 03:34 AM PST 

I agree with KSA banker....I also invested back in 2017 and 2018 in US dollars two kanal plots each in prism
I am currently at a loss looking at US dollar rate but I know I will hold those long and for sure they will go up in value in 3-5 years as it’s still under development phase
If u look at 2 Kanal plots phase 3/5/6/8 they are trading 6 crore to 10 crore
So eventually it will be ok
In short term yes there is loss
But long term in good location under developed areas you will still gain

Truth replied on Wednesday, April 3, 2019 11:48 AM PST 

w w w. dawn. com/news/1473566/another-amnesty-scheme-for-non-filers-planned

Property inflation coming soon

Thinker replied on Wednesday, April 3, 2019 06:52 PM PST 

Thanks KSA Banker...
The problem for overseas investors going forward is that dollar will not be stable for any period of time unlike in the past where it was at 104 for almost 4 years. Government is going for free float which means that each year it will be 10% more (based on the fact that inflation in Pakistan has touched 9.4% this month and would increase further, so the rupee will lose value by 10-12% per year against the dollar). It will gradually fall to 145 by May and then continue its fall and will hit 155 by december.
Although Asad umar has announced that non filers will be allowed to purchase property from July after the budget, however he has mentioned two other things. 1. DC rates would be brought exactly upto market rates. 2. FBR will investigate all non filers who buy property. Therefore once rates are equal to DC rates it will be very difficult for non filers to justify their income to FBR. I dont see any increase in prices due to this reason, other than the real value of plots that I alluded to earlier. I think the sooner we all accept that the party is over, the better it would be. It had become a Ponzi scheme and was sure to fall, just like all bubbles.

Kamal Khan® replied on Thursday, April 4, 2019 12:48 AM PST 

Really interesting views -some are quite realistic and reflective of what the ground realities are. Would request CMY to share what views does he hold in the given situation.

pity replied on Thursday, April 4, 2019 02:31 AM PST 

US dollar is a huge bubble too. After signing up with IMF, it is bound to become slow and will not increase the way it did in past months. Maximum it ll reach probably around pkr 150. Free float might be another scheme to let usd dollar spread in market and then give a sudden shock of us dollar depreciation against pkr. Just like cars, buying property by non filers is freedom. Buying property would be still better than buying dollar or invest in stock market. Many non filers are the people who came/earned from abroad, doing jobs, businesses etc and have proper earning. For filing first time they do not have to prove everything, they need to declare everything. These people are not zardaris or shareefs or the elite who avoid tax. Asad um-a-r is developing schemes and then ditching the same schemes.

Kh Qasim replied on Thursday, April 4, 2019 05:22 PM PST 

I believe US dollar is bound to increase with prevailing above 10% inflation rate. It will definitely not coming down it will reach 150 and will increase further though at a steady pace. Regarding real estate, keep in mind the population is increasing fast, there are lot of people with money interested in owing properties in big cities so the demand is there and will be there. There is hardly any property on mortgage as compared to western countries where rising interest rate will burst the property bubble. Real cash, savings are poured into the real estate market. Trend is that people save and buy plots for the future generation. The insurance companies like state life and banks too have real estate in their holdings. Fundamentals don't change yes current trends are not positive but the situation will change when the dust will settle. In the short term the dollar will win but in the medium term it will be break even and in long term the real estate will win. Its very easy to say to sell property and buy dollars but in reality it is difficult to implement. The taxes, commission and sometime 5-10 lac extra you have to pay to cunning dealers will spoil everything.
For new investors, it is an ideal time year 2019 to look for property and get a good deal.

Saeed replied on Thursday, April 4, 2019 06:04 PM PST 

Agree with Kh Qasim on everything. But regarding US dollar i have doubt.
Property like gold is ever green investment. Now is the best buying time.

Ahmed replied on Thursday, April 4, 2019 06:36 PM PST 

Just to say this is a brilliant discussion. We haven't had a discussion like this for some time. Would be great to see and hear more views.

Just my contribution - yes, rupee weakness will hit overseas investors. But that also makes now a good time to buy if you have spare dollars?
And surely in rupee terms, plot prices will increase in the long term? What are your thoughts.

Salam and duas.

Kh Qasim replied on Thursday, April 4, 2019 10:48 PM PST 

Mr. CMY is long term player unlike many seasonal players here. He himself said those talking about property bubble were chewing bubble gum when he entered real estate market. The future for property is bright. DHA Prism and other phases are prime investments and good location plot will be above 300 lac + in 4-5 years time. Actually there are fewer safe investments like DHA. In dollar terms, it will above break-even I am not sure depending upon lot of factors. Though, many of my predictions went wrong. I predicted good location prism plots like A 463,A 222,C 445,C 301,D 598,D 251 valued at 87+13(development charges) on Mar 16 to be 133 on Mar 19.
Post No. 1163 (dated 13 Mar 2016)
My estimation for Prism good location (clean) plot worth 81 lac now adding 19 lac development charges total cost 100 lacs will be priced as follows:
Mar 2017: 113
Mar 2018: 122
Mar 2019: 133
Mar 2020: 147
Mar 2021: 164
Mar 2022: 185
Mar 2023: 210
Mar 2024: 245
Mar 2025: 300
Still believe, year , decent plot in DHA prism will be 300+.

Numb replied on Thursday, April 4, 2019 10:56 PM PST 

Very good discussion , I think dollar will be stable after 150 and it will go up to 156 in a year time, But after 2020 it will strike back,

However ,Property will be the winner in Long term investment , DHA Multan & Prism will be good options.

Ahmed replied on Friday, April 5, 2019 06:40 PM PST 

Good points - what is the advice for investing only a small amount, like 50 lacs in order to get a good return in Lahore in this current market?

Numb replied on Saturday, April 6, 2019 01:40 AM PST 

Ahmed, Prism & DHA Multan will gain 70 to 80% in 2 years time ( My 20 cent). Rest Allah knows we can just expect on the basis of last years investment & gain.
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Tuesday, January 9, 2018 02:56 AM PST 

Property prices are continuously falling in Lahore Bahria town 10 marla plots are available for 40-50 lacs. Prices were nearly double of this value about 2 years before.
Overseas Pakistanis were investing in property and specially in DHA because it was safe and sound investment giving them good returns.
It is time now to switch to other modes of investment rather than property.

PAK Overseas in KSA replied on Tuesday, January 9, 2018 02:59 AM PST 

Yes, totally agreed

Amir replied on Tuesday, January 9, 2018 03:15 AM PST 

Phase 9 kanal for 70 lac😒.please share options

Realistic replied on Tuesday, January 9, 2018 04:06 AM PST 

Dear Irfan Sb

Can u quote any plot bahria town 10marla in 40--50 lack.
I need this.
Thanks for ur advise.

Friend replied on Tuesday, January 9, 2018 09:44 AM PST 

Orchard 4 at Bahria Town Lahore is around 40 K to 50 K now for 10 Marlas and also on installments. Those are now on ground possession plots.

Friend Of Jaranwala replied on Tuesday, January 9, 2018 09:46 AM PST 

Also we should not forget State Life 2 where 1 Kanal is still under 30K. I understand that it is file but one should not forgot that State Life 2 is one of the most prime location (DHA all around) and also right at the ring road.

2018 is the year of 2018, whatever mess is going on over there for a decade now, 2018 would be full stop to those and it would sky rocket over the night!

!!!! MARK MY WORDS !!!!

dxb replied on Tuesday, January 9, 2018 12:16 PM PST 

it is excellent opportunity for people living in Pakistan to purchase since prices are lower ..... many new entrants will purchase homes/ plots/ commercial .... these will be genuine buyers thus moving the communities forward

Habib replied on Tuesday, January 9, 2018 12:36 PM PST 

short term investors should look for other options . And Long term investors wait more as prices still did not hit the lowest.

Junaid Khan replied on Tuesday, January 9, 2018 01:48 PM PST 

Property prices are falling and will keep on falling at the same rate in coming year or so. In Pakistan real estate prices jumps with pouring in of black money and investments by speculative foreign groups. Now with USA pulling back its support to Pakistan and US aid which used to remain within few circles and international scenario changing property prices will remain in check for quite long period until something extra ordinary happens. Moreover there are abundance of plots and real estate options. A decade back there used to be only few societies other than DHA and Bahria having good development standards but now there are plenty of options for common persons. So guys its a changing time for Pakistan and new avenues for investments to be explored and worked out. Not good for real estate investors but overall a good omen for the nation as real estate is a dead investment without generating means of living for common man.

Saleem Khan replied on Tuesday, January 9, 2018 06:49 PM PST 

40-50 K for 10 marla at Orchard sounds like a good buy. How are the prices for 10 marla possession plot in proper Bahria these days?

Faheem Ansari replied on Wednesday, January 10, 2018 12:03 AM PST 

Where in bahria town 10 marla between 40 to 50??
And bahria orchard phase 1 any good located in 40s.
Who cares bahria orchard phase 4......

Irfan UAE® replied on Wednesday, January 10, 2018 12:27 AM PST 

PLz refer to LRE website plots for sale. Bahria Sector E, plot No 427 Talha Block for sale at 52. Also sector E Iqbal block 300 for sale at 41 lacs
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Wednesday, May 31, 2017 02:15 AM PST 
Investment opportunities in Dha lahore

Dear all,
I hope Ramadan is going well and may allah grant us this month with blessings

As I see currently there are only 3 undervalued investment opportunities in DHA lahore if you are DHA investor & did not want to invest outside DHA

1.DHA PHASE 8 Z block IVY green (possession in less then 2 years as per DHA)
2.DHA phase 9 prism (Possession in 3 years as per DHA and looking at development pace)
3. DHA phase 7 possession area which is undervalued on ground plots but location is slightly weak


Your valuable comments and true nautral suggestions are required as what growth % per year expected in the above mentioned options...Growth should be more then 20% per year other wise one could have other investment opportunities then real Estate that can give 18 to 20% return/annum

Your valuable comments required

Overseas Pakistani replied on Wednesday, May 31, 2017 03:36 AM PST 

Dear LRE,

Can you plz provide the non construction penalty in dha rahbar phase 2?

Regards.

Habib replied on Wednesday, May 31, 2017 02:07 PM PST 

You buy any of these places the value is likely to be doubled in 5 years Inshallah [not in 6 months]
If you are aiming on making home phase 7 is good, as you can construct any time there if only holding then prism.

analysis replied on Wednesday, May 31, 2017 09:42 PM PST 

one thing more which i just skipped and that is the inaugration of lahore ring road southeren loop on 14 august this year will also boost the prices of prism.this will sureyl have a very positive impact over this society.

Overseas Pakistani replied on Wednesday, May 31, 2017 10:56 PM PST 

So Far, 9 prism is leading investment as per most reviews....why not IVY green or Phase 7?

Saleem replied on Wednesday, May 31, 2017 11:42 PM PST 

Prism would be very good investment but if you are thinking it will be developed in three years that is almost impossible looking at dha record.i think it will take about more 5 years to be developed looking at its size and dha past record.please dont mind i am not prism hater as i am having 2 comm and 2 residential plots there

Friend replied on Thursday, June 1, 2017 12:51 AM PST 

Why people are becoming very "SENSITIVE" when one say anything against PRISM. It is not an area in Paradise. I believe lots of investments by investors and dealers that why one -ve thing against PRISM :) all starting to fire at the poster :) LOL

analysis replied on Thursday, June 1, 2017 01:00 AM PST 

i strongly believe that at certain point it will cross the threshhold of top location plot of phase 7 and will be at par with top location of phase 8.mainly due to its centralised location.location makes prism at the top of all phases.it is the best investment for short as well as long term,,,this is what i could make out after so much deliberations and running around.moreover,i m in constant watch of prices for last two months,it is on the increase.this is true analysis which i have presented to u all.based exclusively on my personal experiece.

analysis replied on Thursday, June 1, 2017 01:01 AM PST 

i strongly believe that at certain point it will cross the threshhold of top location plot of phase 7 and will be at par with top location of phase 8.mainly due to its centralised location.location makes prism at the top of all phases.it is the best investment for short as well as long term,,,this is what i could make out after so much deliberations and running around.moreover,i m in constant watch of prices for last two months,it is on the increase.this is true analysis which i have presented to u all.based exclusively on my personal experiece.
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Saturday, May 27, 2017 12:24 AM PST 

Dear CMY LRE Team

Views on budget

Observer replied on Saturday, May 27, 2017 12:51 AM PST 

Govt did not even touch real estate sector this year. They got afraid from last year mess

Server replied on Saturday, May 27, 2017 01:23 AM PST 

@ Jameel Sb where do you think market is going to stand now.

Friend replied on Saturday, May 27, 2017 01:28 AM PST 

It is common sense; market would fall further since no change in tax is announced so anyone can predict that property market trend would continue to be downward as even before the budget.

I would not use the word "CRASH" for the property but looking at for past 12 months history, property would slide further (aprox 20 to 30 % may be).

Allah is the best to know

Jameel Mughal® replied on Saturday, May 27, 2017 02:19 AM PST 

I was expecting same that govt will not touch it again, but mind you this slowness is not only due to Tax issue but cyclic nature and to consolidate gains in 2011 to 2015 period which was about 400% gain in most reputed areas. I have been watching gradual addition of Taxes from 2007 to 2015 it never created slump. In 2007 I transferred a plot in 27000 Tr charges, Now same plot can be transferred in 700000 charges.
Wait few years and a new rally will start. In between depending upon your pocket fish the property at bargain prices, Though people are asking old prices but sale is at about 10% lesser than peak prices. To me property is Lahore is at right price not underpriced nor inflated.

DHA Multan Allocation file and DHA phase 10 file prices are indicators of overall mood and that is slow.

waqas replied on Saturday, May 27, 2017 04:12 AM PST 

list your poperties on www.aarz.pk

For Lahore properties, do visit:

https://goo.gl/pCNQ8z

Asad Khan replied on Monday, May 29, 2017 03:08 AM PST 

It's been 3 days since budget got announced but so far CMY sir has not given his input??
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