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Monday, May 29, 2017 05:30 AM
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8)   
Lre News Update 
City & Country:
-
Friday, May 19, 2017 04:38 PM PST  Reply: >

DHA Bahawalpur





































Development update pictures of 9 km long 250 feet wide main Boulevard carpeting (Widest among any DHA project). Most likely Commercial plots and 2 kanal likely to be on this main Boulevard but not guaranteed they will be. Both two kanal and Commercial plots available in instalments.

DHA Bahawalpur Files Prices Update
DHA Bahawalpur Land Affidavit (1-Kanal) *29.25 Lacs *
DHA Bahawalpur Land Allocation (1-Kanal) *28.75 Lacs *

With current prices above a pure military project with advanced stages rapid outstanding standards development DHA Bahawalpur is deeply underpriced and almost no downside risk any more. Ballot not officially announced but likely with 3 to 12 months. Possession officially announced next December 2018. Call LRE Consultant for their availability and current accurate prices.


Mark my this post. In Sha Allah you will not see this low price in future. In Sha Allah.

At Lahore Real Estate any one of these consultants can be contacted directly to buy DHA Bahawalpur asap at this gifted prices.

Adil Saeed +923224009766
Saeed Rafique +923224333661
Umair Tahir +
Mian Fawad +923024489001
Asim Irfan +923224003475
Mian Waqas +
Jawad Ahmad +
Saleem Bodla +
Raja Sarmad +

Extremely happy to inform friends Lahore Real Estate is just granted Authorised dealers status in DHA Bahalwalpur this week. We are also DHA Lahore authorised dealers for 13 years with 100% spotless record.

Choudry Mujahid Yasin (CMY)
+ & +
WhatApp text calls prefered

Manan replied on Friday, May 19, 2017 09:42 PM PST 

Congrat to Lre team to become authorized dealer of Dha bahawalpur

Faiz® replied on Saturday, May 20, 2017 12:49 PM PST 

Dear
AOA , How much charges for transfer one kanal affadavit and allocation file for a filer except your charges
thanks

Lahore Real Estate replied on Saturday, May 20, 2017 02:20 PM PST 

Dear Sir,
Total Cost For Affidavit Is 62,000/-
Total Cost For Allocation Is 1,55,000/-
Regards,
Lahore Real Estate
7)   
Habib 
City & Country:
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Thursday, May 18, 2017 04:06 PM PST  Reply: >

Cost Of building 10 Merla house
This article is from May 2015 you may add 15% More charge is all items
B-category 10-marla residential units have become the top choice for the middle class. If you peruse in May 2015, you will notice that except for a few high-end localities, price ascents are always more prominent for 10-marla plots. This reflects that there is a greater demand for them.

This kind of demand is a consequence of the need for more private space, even in combined family setups. Moreover, a unit of this size can also accommodate the future needs of the growing families, as the floorplans can be adjusted accordingly later on.

Although there are exceptions, 10-marla homes are often of B-category construction quality. And here’s the good news: a well-planned home of this quality can easily pass off as a B+- or A-category abode.

So if you’re looking to build a 10-marla B-category house, this article will give you a detailed estimate of the money you need to construct it. If you want to cut costs even further, there is slight margin in the woodwork and flooring options if you pick cheaper material that falls in the C category.

Covered area

In housing societies that strictly follow construction bylaws, some area has to be left uncovered from the front, one side as well as the back. Out of the total 2,250 square feet (10 marlas), approximately 1,800 square feet of land can be used as covered area. Interestingly, unlike restrictions imposed on 5-marla houses, the covered area of a 10-marla unit can be same for both the ground floor and the first floor.

Therefore, the rates mentioned in this article are for a total covered area of 3,600 square feet. Please note that the information doesn’t include the cost of the plot, the amount required to get a house map made, the installation of electricity and gas metres, and price of electrical appliances such as tube lights and fans.

Labor costs

Contractors make sure that they stay with a project until it is completed. This applies to laborers, too, as working for contractors offers more job security, which is why they charge reasonably. This kind of contract suits both parties, because having a set of workers attached to your project to the end can help you communicate your vision.

Labor costs depend on the construction period. Prolonging work in hopes of making more money is a common practice among laborers. The builder, however, usually wants to hand the project over by the promised time as his professional reputation is at stake.

Contractors often set the wages of the laborers depending on their skills. In the case of B-category construction, the daily wage of each laborer falls between PKR 250 to PKR 300 per square foot. Depending on the availability of finances, a 10-marla house can be completed in 6 to 7 months.

Total cost: PKR 1,000,000

Bricks

Approximately 60,000 bricks are required to build a 10-marla house. The entire grey structure, from foundation and the rooftop to the boundary wall, can be constructed with this many bricks. Please note that this estimate doesn’t include the construction of mumty. The rate of 1,000 bricks, per their quality, ranges from PKR 6,000 to PKR 9,000.

For B-category homes, builders recommend bricks that cost about PKR 7,000 per 1,000 pieces as the cheaper ones don’t give the required structural strength.

Total cost: PKR 420,000

Gravels

Approximately 2,000 square feet of gravel (bajri) is required to build a double-story 10-marla house. At the moment, the price of gravel is PKR 65 per square foot (a PKR 10 decrease from last year’s rate of PKR 75 per square foot). The rate and quality of gravel is the same throughout the country.

To form the base of floors, another form of gravel, locally known as bajar, is used. Leftover bricks can be broken up into smaller pieces and be used as bajjar. For the kind of unit under study, 1,200 square feet of bajjar is needed. The current rate of bajjar is PKR 55 per square foot ( a PKR 15 increase from last year’s rate of PKR 40).

Total cost: PKR 130,000 (bajri) + PKR 66,000 (bajjar) = PKR 196,000

Cement

The current price of cement is PKR 510 per sack, a PKR 10 increase from last year. For a 10-marla house, you will need 1,400 sacks of cement.

Total cost: PKR 714,000

Sand

Sand is ideally measured in square feet, but contractors and builders calculate it by the number of trucks. For a 10-marla house, 7 trucks of sand are enough. The rate of sand hasn’t change recently. It still stands at PKR 10,000 per truck.

Total cost: PKR 70,000

Rebar

The market rate of rebar (sarya) is PKR 70,000 per ton, which has significantly decreased from PKR 85,000 in one year. It is highly recommended not to use cheap rebar for the construction of any structure. For the kind of house we are discussing, around 6 tons of rebar will be required.

Total cost: PKR 420,000

Wiring

Wiring is done after the grey structure is completed. Depending on how the contractor works, electricians can work either independently or on contract. In residential buildings, two types of wires are used: 3/29 gauge and 7/29 gauge. The 3/29 gauge wire is for low-consumption appliances and the 7/29 one is for high-consumption appliances.

For the wiring of a 10-marla house, you need 20 coils of both 3/29 gauge and 7/29 gauge wires. The per coil market rate of the 7/29 gauge wire is PKR 4,300, and that of 3/29 gauge wire is PKR 2,700. The electrician’s service charges and the total cost of the wire constitute the total wiring expense.

Please note that UPS wiring needs another five coils. Just like rebar, you should not compromise on the wire quality to save costs.

Total cost: PKR 200,000

Flooring

The flooring of a B-category house is mostly done in marble, preferably booti-seena. Theper square foot rate of this is PKR 60. Although marble is relatively cheaper, the cutting, grinding and polishing makes marble flooring an expensive deal. The cost of flooring for the entire house includes bathrooms (3 attached, 1 powder room) in which China-made tiles are used instead of marble.

Total cost: PKR 950,000

Woodwork

Woodwork comes after the flooring. Wood is required for wardrobes, kitchen cabinets, doors and decorative racks in the living room and the drawing room. Rates vary from vendor to vendor and, in order to save costs, you can use prefabricated material instead of wood.

Often, folks looking to save costs skip wardrobes from the construction plan. I don’t recommend doing that because such houses have a lower sale price and are also difficult to rent out on the market rate.

Total cost: PKR 600,000

Windows and glass

Windows give the home the desired elevation and façade. Window frames, wire mesh, metal frames, grills and glass panes are all a part of window work.

Total cost: PKR 200,000

Sanitary fittings

Commodes, wash basins, showers, taps, showers, kitchen sinks and sewerage pipes are some of the essential sanitary fittings of a house. In a B-category 10-marla unit, people use local brands. Although these may be less attractive to look at, they aren’t any less durable if chosen wisely.

Total cost: PKR 600,000

Assorted fittings

Assorted fittings include locks, doorknobs, switchboards and cabinet handles.

Total cost: PKR 150,000

Finishing

The paint job is done after sanitary and assorted fittings are installed. It is more expensive to get a newly built house painted as several base coats are required to give the walls a neat look. The paint job doesn’t just include the cost of paint but also the labour.

Total cost: PKR 600,000

Grand total: 6,120,000 +15% 2 ys inflation

And there you go! This is all you need to know about the cost of building a B-category 10-marla house. At the moment, the average sale price of a 10-marla residential plot in Pakistan is PKR 6,500,000. Adding the construction cost to this, a B-category 10-marla should set you back by 12,620,000.

In the market, however, such houses have a price tag of PKR 16,000,000 or more, so getting your own home constructed can save you at least PKR 4,380,000. We think it’s worth the hassle!

.

Asim replied on Thursday, May 18, 2017 04:48 PM PST 

Thanks for detail and useful information.
In case of A category, how much amount should be added to this total cost?

Habib replied on Thursday, May 18, 2017 04:57 PM PST 

B Category are usually very good, Dont be impressed by "B" A category is Like Hotels and Model Houses and have no Higher end, More expensive Interior tiles wood and Fixtures , Branded Kitchens Branded Bath room Fixtures all can add 15 lac to 20 lac in total cost, But need lots of experience to get material and skilled labor as this work is usually not done frequently hence only good architect can help to accomplish it who may charge 6 lac extra,

Muhammad Asif® replied on Thursday, May 18, 2017 05:24 PM PST 

Thank you Habib sb for the info.
What is the difference between A & B category for only grey structure.

Umar replied on Thursday, May 18, 2017 07:05 PM PST 

Thank you brother for your efforts.

Please can you tell us for 5 Marla & 20 Marla as well, so it will be much beneficial for others.

Umar920 replied on Thursday, May 18, 2017 07:06 PM PST 

Thank you brother for your efforts.

Please can you tell us for 5 Marla & 20 Marla as well, so it will be much beneficial for others.

Tariq replied on Thursday, May 18, 2017 11:15 PM PST 

Thank you so much Mr. Habib for such a useful post. Can you please give a total amount required to build a Single-Story 1-Kanal B-Category house? (without breakdown)

MH replied on Friday, May 19, 2017 01:53 AM PST 

Thanks Habib Sahib, for excellant information.

+ replied on Friday, May 19, 2017 12:54 PM PST 

Thanks Habib sb, you always put life in this forum..

Kamal Baig® replied on Friday, May 19, 2017 12:56 PM PST 

great info.... Habib sb.

Manan replied on Friday, May 19, 2017 02:25 PM PST 

As a rule of thumb 2000rs per square feet approximately will be the cost of construction.
If you use cheaper wood tiles etc then 1800rs will be cost for one square foot

Khurram11® replied on Friday, May 19, 2017 03:04 PM PST 

Great in-depth analysis. Just a minor observation to share, average sale price of a 10 marla plot in Karachi is no where close to 6.5 million - it may average around 26.5 million. And the house prices in Karachi are also around similar levels. So there is little benefit in buying a plot and build.

The stark difference between Karachi and Lahore is that in Karachi a vacant plot is a rare commodity that is rarely found in any schemes located within Karachi. Hence it is a precious commodity and the demand is close to the demand of a built up but a bit old house - new houses are also rare. Whereas in Lahore there are just thousands and thousands of empty plots across hundred of newly established societies and that's why it makes more sense to build a house and then sell to clients want to own a new house for living.

Rehan replied on Saturday, May 20, 2017 05:58 PM PST 

Dear Sir, You forgot to mention steel price ;) As we all know a house can not build without steel. So please add steel price in it. I wonder why no one noticed this mistake???

Saleem Khan replied on Sunday, May 21, 2017 10:39 AM PST 

Great article

Rehan replied on Monday, May 22, 2017 03:16 PM PST 

Dear Habib, Good research for people who want to build a house. But I am wondering why you forgot to mention steel cost? I think you should add another 6 to 8 lac in your house building cost. thanks.

Steel Supplier ;) replied on Tuesday, May 23, 2017 01:16 AM PST 

Nice analysis but you forgot to mention cost of steel i.e. 6 to 8 lac. I think you can not make a house without steel :D ;)
6)   
humza 
City & Country:
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Saturday, May 13, 2017 03:54 AM PST  Reply: >

lake city
lake city buying time or not

manan replied on Saturday, May 13, 2017 11:39 AM PST 

my question is same. Lake city prices are at rock bottom. when gain is expacted

Sohail replied on Saturday, May 13, 2017 06:49 PM PST 

I am also carrying one 10 Marla plot in M2A. As per my understanding, real gain will come somewhere near start of next year 2018.
Ring road will be inaugurated in Aug 2017 and when traffic will start rolling from Lake city interchange then people will start seeing the housing construction in lake city and this will be the moment of escalate in prices.
Atleast 30-40 % will jump near Jan 2018. Traffic from all other societies like Valencia, bahria towns, defense road and raiwind road societies will converge on Adda Plot.
Rest Allah knows better.
5)   
manan 
City & Country:
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Sunday, April 2, 2017 01:52 PM PST  Reply: >

Dear all
please evaluate investment options, which one is better
LDA City 5marla residential or
green palm 4 marla commercial
my investment time is 3-4 years
4)   
manan 
City & Country:
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Friday, March 31, 2017 08:15 PM PST  Reply: >

AOA Gurus
I have two questions:
1. price of DHA Phase 10 is increased by 75 thosands, why??
2. price of dha bahawalpur is going down? why
3)   
Rana_Australia® 
City & Country:
-
Thursday, March 23, 2017 03:00 AM PST  Reply: >

DHA Multan
Hi ,
I have 3 files of DHA Multan . Expected price is 47 multiply 3 equaling 141 . If I purchase a good location plot of same price in Prism . What could be the price after three years . For Example good plot in Prism vs 3 DHA Multan Files . My assumption is

75 each =225 and plot could also be around same value . Please suggest and comment on my assumption

Awais1® replied on Thursday, March 23, 2017 03:20 AM PST 

In my humble opinion it would be much easier to get out from Prism then Multan because Prism will remain the hottest item till the time Ph ten gets into shape. Secondly Lahore will always remain on top of Multan even in the long run.

M Zahid® replied on Thursday, March 23, 2017 11:38 AM PST 

Rana,
Dha Multan is selling instalment files at 68 then add 20 lac approx of development charges. So that mean 88 lac will cost to investor. after 3 years if it gain modestly (50 percent) then price should around 135. So this investment should be at 400 lac roughly and Prism will not reach there in three years. what Awais said prism is good to exit the market if needed. You can exit the market where ever you are by paying by slight underselling than the current market rate.
This is very rational expectation and it can go higher than this.

Khurram11® replied on Thursday, March 23, 2017 12:18 PM PST 

Agree with M Zahid... Prism can never reach 4 crores in 3 years and even 300 lacs is difficult because that would mean all other societies in Lahore are around that level. Thats not going to happen as investors will always have so many choices (Bahria, dha phase 6,7,8,5m block, rahbar) lake city, lda,state life, sngpl etc. Another important factor in Lahore is ring road which is being constructed in southern part... This road would mean that the hundreds of societies located in Southern Lahore will have quick access to other areas so one society (prism) cannot solely have the location benefit. I expect Prism to average around 200 lacs in 3 years due to all this oversupply issue.

On the other hand DHA Multan 1 kanal would at least be 1 crore in 3 years time... So 3 crores easily you can expect.

Choice is obvious i guess.

AR replied on Thursday, March 23, 2017 03:30 PM PST 

DHA Multan ...definitely
and don't forget the attraction of installments.

MBS® replied on Thursday, March 23, 2017 03:54 PM PST 

It's apparent, current prices of prism are fairly inflated. In my view, the factors of LRR and infra development are already factored in these prices.

In next few months, with budget release and FBR closing in for taxes, i see more correction than increase in prices of property. However, towards the end of the yr, prior to elections, market will conventionally boost with speculations.

For a comparative analysis of two investment choices; I'd say price increase of a dha multan file from 50 lac to 100 lac is more likely, where the benchmark is 15 million in the neighborhood and that too of inferior developments, than for prism's 150 lac file to 300, where 300 is practically the current threshold price of top properties in lahore.

So dha mux has the potential to double up, prism might not be able to make that stretch from current standing.

Also, in 3-5 years time, dynamics of real estate will significantly change with more and more options for investors in multiple cities as DHA and Bahria are aggressively tapping out the smaller cities. And specifically in lahore the south western areas will become more stronger parts of the equation with upcoming ease of access.

advise replied on Thursday, March 23, 2017 03:55 PM PST 

dha multan after 3 years will be like this 68 + 18 dev charges + 10 lac own + 10 gain = 106 . it can go upto 120 but not less than 100 by any chance. so round it to 100 . dha phase 1 ext. will be competing against dha phase 1 at that time in terms of absorbing investment.

prism will lets say be at 200 by then. but keep in mind dha 7 , 8 are competitor of prism . and after ring road southren part completion. lake city , bahria , bahria orchard and many other good societies on multan road and raiwind road will be part of competition.

so after 3 years your investment in dha mul will be @300 and in prism around @200.

my advise is to keep dha multan. it will give you more profit in future. you are looking at todays price of 46-47 . the difference between instalment and cash file is 20+ lacs as of today. this gap will be eliminated once instalment period of instalment files will be over. after 3 years value of cash files and instalment files will be equal.

Sawal replied on Thursday, March 23, 2017 06:41 PM PST 

When Payment of Development Charges for Cash Files of DHA Multan is expected to start?

Umair replied on Thursday, March 23, 2017 07:52 PM PST 

Please tell mme the least documents required for govt. Servant in dha multan file.
As per instruction book is difficult to arrange.please advice

manan replied on Friday, March 24, 2017 07:48 AM PST 

Dear friends
Invester will sell dha multan plot file to local residents may be after three years. Brothers can you comment on buying power of locals?. If they do not have enough then who will buy these plots? Comments are requested from all.

manan replied on Friday, March 24, 2017 07:49 AM PST 

Dear friends
Invester will sell dha multan plot file to local residents may be after three years. Brothers can you comment on buying power of locals?. If they do not have enough then who will buy these plots? Comments are requested from all.

Faheem replied on Friday, March 24, 2017 01:46 PM PST 

@Umair you can apply using Payslip of Govt Employee.

I applied with pay slip and received confirmation message as well.

Khurram11® replied on Friday, March 24, 2017 02:55 PM PST 

@manan: for buying power of locals check the rates in wapda town, buch villas etc surrounding dha multan, you'll get your answer. All those societies do not offer the high level facilities like golf course, cinema, underground electricity etc like DHA is committing. Despite that DHA Mutan is one of the cheaper options even for locals there.

HassanHC® replied on Friday, March 24, 2017 08:16 PM PST 

Check SMY last WHTASAPP post and PRISM pictures. As per him PRISM prices will be average 2.75 crore equivalent of DHA PHASE 8 today.
Prism will mimic PHASE 8 which wihout possession and deep land is avg 2.5 crore.

Rest every one uses there own logic and Rationale.

Keep in mind Multan 3 files will have 21 lacs each development charges

Kvyvktck replied on Monday, April 24, 2017 10:12 PM PST 

Vkygcykcyi
2)   
XYZ 
City & Country:
-
Friday, March 10, 2017 02:59 PM PST  Reply: >

This forum has become completely useless, except for evaluating prism 9 plots, nothing has left here. Should be closed immediately.

Asad-Ali replied on Friday, March 10, 2017 04:03 PM PST 

Agree - even for Prism 9 evalautions, mostly wrong evaluations (5-10% lesser than market prices)

CMY should close this forum (although it does not matters - experts already quit from this website)

manan replied on Friday, March 10, 2017 08:19 PM PST 

dear XYZ
if you consider this forum useless then you have an option to quit

JUJ replied on Sunday, March 12, 2017 10:18 PM PST 

Activity on this page is a reflection of the activity in the market. However, I am sure CMY sb will be very welcoming to new suggestions.
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