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Continued from post 83132),

(101930)
   Shah
Thursday, June 2, 2016 04:37 AM 
Reply: >
Thank you HassanHC, MIT and Hammaid sb for your agreement and kind words.

Darwaish sb, SFGCS sb and Junaid sb
Thank you for your willingness to continue a healthy debate free from emotional biases.

For a commercial hub to thrive there are two basic conditions:

1. Location in the proximity/middle of larger than average residential plots with a posh area feel to it (it used to be 4 kanal in the times of Gulberg and Model Town back in 70/80's and now the definition of larger than average is 2 kanal residential like in Y and Z block of DHA Phase 3). This ingredient gives the commercial location that posh feel which I discussed in my last post 83132 below.

2. Large number of commercial or the "Critical Mass" below which the commercial activity will not be significant enough to be noteworthy (example is Commercial activity in Model town where condition 1 mentioned above is met but the scale of commercial is below a critical mass and hence it halted and remained just a local grocery/meat shop commercial instead of a big commercial hub like Liberty Market or MM Alam Road)

If you look at overall Lahore commercial landscape for high street shopping or posh eatries you will find that all such high street shopping areas or posh eatries are located in areas where gnerally above conditions are met. This primarily includes Liberty and MM Alam Road (a larger number of 4 kanal residential surrounding it and commercial plots (including the residential that have been converted into commercial now) and Y Block.

Ichra, Shalmi and other such commercial hubs are the ones where there is a large amount of commercial plots (hence condition 2 is met) but since condition 1 is not met in these locations it did not develop as a high end commercial hub.

Phase 8 commercial broadway will eventually develop and thrive as it has a volume of commercial above this critical mass but since it is not surrounded by larger than average residential plots it might take a long time for it to be considered as the shopping/hanging out destination. Comparing it with Y Block at this stage is wrong in my opinion as these two are on two very different timelines. And Y Block has the undeniable edge of condition 1 (larger than average posh residential).

In Phase 6E Block and Phase 7 these two conditions are met. So not today, but when this gets populated eventually, these will have their own place in the "places to hang out" and "places to consider for high street shopping" for Lahoris!

Baki WaAllah ul Ilm
:)
User_9325® replied on Thursday, June 2, 2016 05:40 AM 

wonderful analysis.... thank you so much for sparing time to write in such detail
Haider replied on Thursday, June 2, 2016 05:52 AM 

nice analysis
KK® replied on Thursday, June 2, 2016 06:03 AM 

I beg to disagree with the concept of merely large houses make a commercial area successful...as it is missing some important factors like the timing when these commercial areas were developed and central locations which is applicable to both yblock and liberty both centrally located (huge population around) and have more than one easy access points. If you have all amenities at comfortable distance and approach, new commercial area even around with limited access will not succeed. Also the commercial areas mentioned didnt become success overnight it takes large amount of time even decades to succeed....as natural need of amenities for a large population arised which made businesses there cost effective. Therefore it is directly proportional to population at comfortable distance and easy approach and not to large houses
M Zahid® replied on Thursday, June 2, 2016 06:03 AM 

Shah g,
Very logical and unbiased analysis.
Shah replied on Thursday, June 2, 2016 06:54 AM 

KK Bro you point is right that regardless of any other conditions, commercial cannot thrive without a large area of population around it. Now plz open the map on DHA web site and see the total area of Phase 7. There is enough residential to kick start the motor of commercial activity.

And I don't have a fetish with larger house :) But it is only logical that larger houses generally host higher disposable income families. And higher disposable income is good news for any kind of high end commercial.

A small example: Lightening is a basic neccestiy. A normal person needs a bulb or rather an energy saver to light up his house which he/she shops from the nearest grocery or electrical store for around 100 Rs. People with higher disposable income (and generally residing in larger houses) would tend to meet the same need by buying expensive chandliers or even Philips Hue which cost 50,000 Rs for a single light. I fail to imagine why would someone living in a 5 marla house in a budget society like Rahbar would buy a 50,000 Rs single light for his house. So if a high end brand (in lightening industry) like Philipps or their local dealer needs to setup their shop where do you think they would setup? In DHA Rahbar surrounded by 5 marla and 10 marla houses or Phase 7 Commercial surrounded by 2 Kanal houses? Same is true for all other high end brands. Money attracts money and the resultant process is called high end commercial activity ;)

I rest my case
:)
Kriz® replied on Friday, June 3, 2016 04:24 AM 

Dear Shah Sahab,
With due respect, why this Large House Assumption remains invalid for H Block Commercial which is surrounded by significantly larger number of Two Kanal houses in L, M, N and D Block.
Same goes for Q Block Commercial which has significantly higher number of 2 kanal and the immediate neighbouring R Block is completely Two Kanal Block. Both of these commercials have never attained the popularity and fame of Y Block.
I do agree with you partially, when you talk about income and purchasing power, yet i believe there are other factors (mostly random and unpredictable) that could change the game plan entirely. By the way i am like you extremely bullish on Phase 7, particularly on CCA 4 especially after the introduction of new cuttings of 8 marla and 4 marla commercials on main road coming from Burki, therefore take this point as a trigger to stimulate healthy debate and awareness.
Regards
Shah replied on Friday, June 3, 2016 07:39 AM 

Dear Kriz
The whole point is that larger house community eventually develops into a more posh locality. 2 Kanal surrounded by H Block commercial have mostly been sub-divided into smaller 1 kanal plots.

Y and Z have the largest number of these "posh"houses that make the whole community an expensive and posh locality. Hence the Y Block commercial prices.

Q and K Block commercial is otherwise below that "critical mass" to kick start the high end commercial activity. And like I mentioned in my earlier posts, its two man factors to make a commercial successful: 1. Large number of commercial to achieve a "critical mass" 2. Large number of above average residential plots surrounding it

Thanx
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