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Saleeem 
City & Country:
Lahore
Friday, June 30, 2017 10:47 AM PST  Reply: >

Analysis
Dear all wise and experienced members of this forum.from past few months i wanted to lost this discussion on this forum but couldnot find time.my question is that its been two years phase 9 has been balloted and they were saying to give possesion in three years which means that only one year is left but the ground reality is that they have not been successful in developing even 25% of any of the the block in two years how it is possible they will handover entire phase in one year.lets have a flash back for you people phase 7 was not handed over in even 6 years so is the case with phase 8 which is still going through the same phase of development. Keeping in view that there size were smaller than phase 9. Furthermore dont forget about phase 5 m block which is still not been handed over considering it is just 1 block even after 5 years.so think about it.i think phase 9 cant be handed over in next four years keeping dha past record.so prices are bound to come down as you can find 4 marla comm in oval complex as you can in phase 6 cca where you can build and rent out right away.do you think if oval comp inner circle has rate of 5 cr and will increase with every day that means it will cross the phase 5 and phase 6 comm.so is the case you can also see the rates are almost same even the development charges are being added in it.please dont start bashing on me as i have 2 comm plot in inner circle and one kanal plot very near to theme park on 120 feet road and seconad one kanal plot on 150 feet road. I think we should be honest to our earnings and sayings.god bless all

anticipation@ replied on Friday, June 30, 2017 07:09 PM PST 

Yes, prices will not increase. Happy! So please stay away then!

Ali replied on Friday, June 30, 2017 10:30 PM PST 

Dear anticipation, very rude.
We may disagree but certainly respect one another.
No offence meant please.

Ehtesham replied on Saturday, July 1, 2017 03:55 AM PST 

Frustration of current slow market is obvious from the comment of anticipation. People like him do not have holding power and then crack when market correction occurs!

ShahzadQamar® replied on Saturday, July 1, 2017 04:56 AM PST 

Dear Saleem if u can retrieve my past posts I have said it many times that prism will not give posession before 2022 so its very clear that still 5 years to go or even more. regarding your question on gains residencial will gain slow double tripple times are gone now for prism. commercial is a mess because over priced in prism considering not even a single plot will start giving rent before 2025 so a good investor will never keep his money stuck for so long. regarding your concern on rates of residential to come down....its impossible....at these rates residential will not be down even 10% ever in future.

Saleem replied on Saturday, July 1, 2017 12:29 PM PST 

Dear shahzad qamar and anticipation if you remember in 2011 there was possesion in phase 6 you was able to find a good plot in b and h block in 80 lacs range including devlopment charges.so it all depends upon how long tbey take to develop it which dont looks like it will take atleast 4 to 5 years.if you are right if it increase 10 lacs per year so after 5 years it will be like 200 lacs for top location.i dont think so.looking at past trends for phaze 5 ,6 and phase 8 which have top locations as compared to phase 7.coming to commercial it is totally un justified as we all know that it will be not ready for possesion for next five years.so no rent till then and secondly commercial prices increases only when the residential units increases drastically.look at phase 6 you can fond 8 marla in 8 to 9 crore andrent out for 4 to 5 lacs now.and you can get atleat 3 crore rent in five years and furthermore there is still lot room there as there is no kfc, mango,mcdonalds, jalal sons,gourmet resturant, bundu khan,enem,hardees, shezan resurant and bunreds of small brands of clothing and househols things to come oved there.its been 7 years and still its commercial is like 35% fill.so how do you think in next five years people will leave phase 6 where it would be lime housefull people will ignore its commercial and wait for phase 9 to buils there plaza.commercial always gain and give good rent when its densly populated so that people could do their business and could have number of customers.still people are waiting gor phase 6 to get more populated so that they can have more and more brands to bring there and so is the customers

ShahzadQamar® replied on Saturday, July 1, 2017 02:01 PM PST 

Saleem i did not get your point in second post. regarding commercial i have said the same thing that it is over priced in prism and will take long time to give returns. regarding commercial i am 100% positive that excellent location plots will be above 250 in next 5 years.2011 rates of 6 can not be used as reference as 2010 to 2012 was a worldwide downtrend in realestate these were not normal years

Saleem replied on Saturday, July 1, 2017 08:12 PM PST 

Shahzad qmar sb i am trying to say that phase 9 comm is overpriced.it will take atleast five years for prism to be given possesion.we all know that commerial becomes successful when there is alot of houses there who can come and shop there.look phase 6 have got 400+ houses but still no jalal sons, enem store,mango, potpuri,hardees,kfc,mcdonalds,bread and beyond,gloria jeans, gourmet resturant,bundu khan shezan hotel and hundred of clothing and interior furnishers shop.even its been like 6 years of its possesion.look at phase 4 dd market it came housefull now after so many years as it is now densly populated so more and more customers for their things.so is the xx market. All i am saying is that there should be alot of buyers near the market that would make the commercial successful.otherwise no one would be constructing plaza where there is limited customers nor will they pay you good rents.

Saleem replied on Saturday, July 1, 2017 08:25 PM PST 

Secondly if they are giving you possesion after five years.you build a plaza over there who would be your customer as it also take residential to get constructed i think even max of the people start to construct their houses it normally takes a year or so to construct a house.so it will take more 2 years so that people get shifted in their houses and come for shopping.but this is exceptional case like how much time phase 5 took to get 300 plus houses or phase 6.these are huge phases lets have a example of 9 town which is much smaller than these phases which have got possesion from past 2 years how many houses are there constructing not more than 20 even after 2 years and the largest size of the plot is 10 marla means less construction cost.and we should also not forget it also has superior location as prism has.so normally it take 3 to 4 years a phase to get max houses if there is max construction activity.but we all know that even it is residential 50% are investors who will not construct the house over there.so we should see all these factors.

Saleem replied on Saturday, July 1, 2017 08:25 PM PST 

Secondly if they are giving you possesion after five years.you build a plaza over there who would be your customer as it also take residential to get constructed i think even max of the people start to construct their houses it normally takes a year or so to construct a house.so it will take more 2 years so that people get shifted in their houses and come for shopping.but this is exceptional case like how much time phase 5 took to get 300 plus houses or phase 6.these are huge phases lets have a example of 9 town which is much smaller than these phases which have got possesion from past 2 years how many houses are there constructing not more than 20 even after 2 years and the largest size of the plot is 10 marla means less construction cost.and we should also not forget it also has superior location as prism has.so normally it take 3 to 4 years a phase to get max houses if there is max construction activity.but we all know that even it is residential 50% are investors who will not construct the house over there.so we should see all these factors.

ShahzadQamar® replied on Saturday, July 1, 2017 11:08 PM PST 

yess there is no juice in prism commercial and possibly commercial prices will fall. also one thing to note that still huge number of commercials in prism are not yet ballotted perhaps for future army allocation or installment option launch

ShahzadQamar® replied on Saturday, July 1, 2017 11:08 PM PST 

yess there is no juice in prism commercial and possibly commercial prices will fall. also one thing to note that still huge number of commercials in prism are not yet ballotted perhaps for future army allocation or installment option launch
1)   
Nabeel® 
City & Country:
-
Wednesday, June 28, 2017 03:24 PM PST  Reply: >

DHA Multan...Lovely Investment
Have spoken with another local resident of Multan today.

He has said there is a lot of pent up demand for quality housing in Multan. On average 12 lacks per marla prices in Wapda Phase 1. So 2 Crore plus for 1 Kanal.

Army captains have to wait over 2 years to get plot allocated in Cantt.

It will be the go-to area for most of the Southern belt army officers. Already many army officers allocated land in DHA Bhawalpur have asked to transfer their allocations to DHA Multan.

Multan is also one of the few major NODES on CPEC route in Punjab so future a lot of development expected.

Nabeel® replied on Wednesday, June 28, 2017 04:30 PM PST 

Map of CPEC with Multan designated as a NODE city

https://upload.wikimedia.org/wikipedia/commons/b/bc/Road_network_CPEC.jpg


What is a Node?
"Development nodes are geographic points where economic or social resources/activities are (or will be) concentrated.."

"https://www.nearnorthconnect.org/wp-content/uploads/2012/09/Nodes-Fact-Sheet.pdf

Nabeel® replied on Wednesday, June 28, 2017 04:39 PM PST 

Please Note: DHAB is also good investment especially with ballot expected, most probably ballot for DHAB will be held in less than 9 months. However, the returns will taper off/plateau, after a while and investment needs to be moved elsewhere later.

Multan will continue to give (in worst case) 10 lakhs return on average every year for much longer, better annual returns if progress is better.

On investment of under 50 lakh, very good cash cow. Nothing in Lahore at this price at this entry point which gives net 20% annual returns. And not required to switch investment after 1 or 2 years.

manan replied on Wednesday, June 28, 2017 10:36 PM PST 

AA Nabeel sb
Intresting analysis of DHA multan. kindly propose your proposals for dha multan. regards

ShahzadQamar® replied on Wednesday, June 28, 2017 11:19 PM PST 

Nabeel bro there are 9000 files for army those are already part of 6000 acre so there is nothing new here except an oversupply in market in coming times.

DHAB Question replied on Thursday, June 29, 2017 02:03 PM PST 

Nabeel brother please explain and shed some more light on this "However, the returns will taper off/plateau, after a while and investment needs to be moved elsewhere later."

Also tell me if someone wants to buy an installment residential file of 10 marla, what entry and exit point you recommend?

And the slow or fast gain will be associated with what exact events?

Thanks.
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