Lahore Real Estate Forum: Property News & Community Talk : Discussion Property News & Community Talk

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Sunday, June 20, 2021 02:14 PM

FEW FACTS:
Phase 9 Prism Vs Phase 7

Dha Lahore phase 7 is the Phase of Dha Lahore which is balloted before Phase 8 and always suppressed due to its Location. Few facts should be taken into account while going for buying decision or rather than better to say Decision of your future as well as for your future generations.

1. Phase 7 is developed while phase 9 is still in developing phase but prices of plots are much stronger than phase 7.

2. Phase 7 is possessioned while phase 9 is still waiting for possession. In shaa ALLAH soon possession is available as according to CMY sb. In August 2021. Even than Prism holds a stronger position over phase 7.

3. Phase 7 location is now well know to many investors & potential buyers. It is surrounded by phase 6 from one side and barki road and BRB canal from other side. While comparing it phase 9 Prism which is surrounded by 9 town , phase 6, phase 5 M block, state life housing society & Ring Road. Major cause of its fabulous success in Future could be that it is connected to Lahore city as well from ferozepur road and Aashiyana housing side.

A real time dilemma:

Now a kid can also understand its importance but some dealers in market misguiding the holders of Prism to sell their good locations and buy in phase 7.
Let’s Consider this option for a moment a good location Prism is easily sell by 225 to 250 today. By selling this plot you buy in same budget in Y block phase 7 may be lucky if you get good location in this block yes compromised locations are always welcome you to buy in this budget in any block of phase 7. I exactly dont know the transfer charges these days but one thing for sure. You will pay hefty transfer fees, charges, & commissions for both buying and selling for this purpose by the day end you are losing your best by paying a lot.
1. Now assume where we stand after 3 to 5 years of taking this decision?
2. Is this a wise move to buy in phase 7 now in lower blocks or compromised locations after selling phase 9 Prism good location?
My both Questions goes to all members on this respected forum.

alpha replied on Sunday, June 20, 2021 04:16 PM

Phase 9 has an advantage of faster access to city on average by a maximum of 5 minutes of Phase 7.
CMY sb and LRE brigade love Phase 9.
Upper blocks of Phase 7 might be better than Phase 9 but that's a personal choice and Phase 9 lovers will balk - Phase 7's quality of land is better - no hudaira drain full of (*&(*

Arhum Arhum replied on Sunday, June 20, 2021 05:48 PM

Phase 9 prism has far better location than phase 7 I believe. It is on par with phase 6 as its access is great - you can go through ferozepur road, phase 5 extension (once that road opens up), bedian road/phase 6 and ring road. Ferozepur road access is key as it's the best route to quickly get to model town or main gulberg; on par with phase 6 routes and much faster than phase 7 routes. Then comes town planning for which phase 9 prism is again much better as there is a lot of attraction with golf course, oval complex (which is highly innovative), theme park, commercial zone 2 with a massive 120 kanal park (again innovative) etc.

However, phase 7 is possession area so builders are rushing in to build houses in phase 7 and once amnesty extension is confirmed within coming week or so, phase 7 will be the biggest beneficiary of it and will certainly see a price gain/jump. But you can't compare phase 7 to phase 9 prism apple to apple. I think certain blocks of phase 7 are very good and essentially part of phase 6 like sector P (which is on main boulevard), sector R and upper portion of sector Z1. Other upper blocks like lower portion of Z1, W, S and V (once village is cleared) are excellent too location wise and planning wise.

For phase 9 prism, I believe sector Q, P, D, good portion of E and sector B (although long-term) are best because there are lots of attraction here. I prefer sector E and D most because they have central locations and both of them have a huge attraction (D has golf course, E has zone 2 commercial with huge park) and also touch oval complex. I am not a fan of the lower blocks like N, K, L because of village, hudaira drain and factories problem. Also not a fan of block A (too expensive, too much litigation and no commercial attraction), and not a fan of H,F,G because HF,G, are already so expensive and there is little commercial attraction there. The only reason F,G,H are insanely expensive is they are close to ring road access which isn't that important when it takes you only 2 minutes more from blocks P,D,E to get to ring road.

Overall, I think some pockets of phase 7 have potential for growth like lower portion of Z1, W and V as they are elite upper blocks and they got late possession so number of houses there is low. Also, lower portion of Z1 and W will benefit when mcdonalds and park are construction in upper section of sector Y. If you want to invest in phase 7, stay away from lower blocks. Benefit of investing in phase 7 is that even if market crashes, prices will not come down very much due to high construction activity. On the other hand, I think phase 9 prism is overall a better choice for investment for next year or so. A,P, Q, R sectors of prism have already made massive gains so further gains will be limited but I'm hearing news that sector C and D will also get possession along with A,P,Q,R as dbs, transformers, electricity wire installation and poles work is going on. So sectors C and D in that sense are slightly undervalued and have greater potential for growth. Otherwise, sectors E, F,G,H are also good for investment as their development work will start later and when it does, they will also make huge gains.

alpha replied on Sunday, June 20, 2021 06:05 PM

Ferozepur Road is not a pleasant drive if one has to travel to the city. Also, please use Google maps to figure out time required to go to Kalma chowk from the best location in prism and average location in Phase 7. Prism has an advantage of not more than 3 minutes. Phase 7 golf course is 212 acres in size, where as prism golf course is 330 kanals in size. There is a hudaira drain in the south in prism, a noise and air pollution collidor of ring road in west and north. Bedian road is very narrow and congested most of the times. There are numerous villages in prism, its next to tier 2 societies with pollution producing factories...

I would not carelessly throw terms "far better"

alpha replied on Sunday, June 20, 2021 06:17 PM

Sorry, I missed the top of prism - it is in the flight path ( funnel zone ) of the runways on Lahore airport - so there is an added air and noise pollution in the sky

Arhum Arhum replied on Sunday, June 20, 2021 06:17 PM

Phase 9 prism will and is far better than phase 7 location and planning wise. As I said, it is on par with phase 6 when it comes to location due to various accesses. Ferozepur road is not a bad drive at all, traffic is always moving there and it is mostly signal free. You also seem to negate the phase 5 access of phase 9 prism, because when it does open up phase 9 prism will have further quick access to main city centre aka gulberg which will be superior to phase 6 and 7 routes. Also phase 9 prism will have two ring road access, one from sector H,G side with main gate and also phase 5 ring road access. Phase 7 currently has no direct ring road accesses other than the one on nawaz sharif chowk which is quite far (roughly 5-10km from phase 7).

Phase 7 is a great budget phase, good for builders and upper blocks are good for living (lower blocks become isolated and enclosed due to brb canal on other side) but it is seriously no comparison to phase 9 prism.

alpha replied on Sunday, June 20, 2021 06:23 PM

far better far better rant without objective analysis is useless. A bird in had is worth two in the bush. Life is short - you can wait another 15 years for those ring road access or enjoy a game of golf in Raya today..

Happy breathing in prism

Arhum Arhum replied on Sunday, June 20, 2021 06:24 PM

And as I mentioned certain parts of phase 9 prism are great and also certain pockets of phase 7. Hudaira drain is an issue which is why you should not invest in lower blocks of prism as I mentioned same goes for phase 7, don't invest in lower blocks due to brb canal and rohi nala.

Always go upper blocks. And once again, you mention villages which will slowly be bought out with time. You don't realise that phase 9 prism is currently in the position phase 7 was 6-7 years ago... phase 7 was similar to what prism is right now. Even today, sector V village inn phase 7 is still being cleared out so these issues clear out with time. Factories will also be gone with time, did you know what phase 3 area where packages mall is now was once a factory? The memory of that isn't too long ago and let me reiterate, lower blocks will face issue of little pollution from factories. Most of these factories have already reduced production and pollution due to residential laws. And no, airport runways are quite far away from prism so noise pollution from planes will not impact it, the planes will be far up in the sky before they reach the vicinity of prism.

Arhum Arhum replied on Sunday, June 20, 2021 06:26 PM

Haha, you are a bit too emotional about this. We are talking about investment POV and even OP asked about investment purpose, which phase is better. I have been giving solid answers but you seem to be cooking halwa and khichri here with your emotional judgements.

alpha replied on Sunday, June 20, 2021 06:41 PM

I will eat halwa wearing comfort bunyan on the banks of hudaira drain in prism

Prism Prism Prism replied on Sunday, June 20, 2021 06:47 PM

A few facts:
1. Phase 7 and phase 6 were the same. DHA later called phase 6 extension as phase 7. Phase 6, 7 and 8 will become block once population grows.
2. Phase 9 at best will be connected to DHA through 9 Town or M block phase 5. It can't be compared phase 6. Phase 7 is connected to phase 6 not phase 9.
3. Prism has at least 5 villages inside and it is surrounded by factories not by DHA standard population. This could be security risk as well for residents in future
4. Phase 6, 7 and 8 are connected to city through Cantt as are first 5 phases of DHA. I dont think ferozepur Road has much premium attached to it. As far as ring road is concerned, it can be accessed from anywhere is dha with in 5 to 10 mins.
5. Property dealers need a phase to create trade. Till phase 8 and all possession and handed over, prism is a big phase and non possession, hence focus of property dealers are there and hyped.
6. Prism is very big and will take a very long time to develop. It is bigger than combined phase 6 and 7. One can imagine, when phase 6 and 7 got the possession and how developed they are after such a long time.

These are facts. No analysis. U can analyse and decide.
Prism is a very well developed flagship phase of dha. Hence a lot focus there but not as good a location as rest of dha.

Arhum Arhum replied on Sunday, June 20, 2021 06:54 PM

you are a very funny man, alpha. keep cracking jokes but phase 9 prism is about to exceed phase 7 in prices already even before possession. phase 9 prism as an investment is far better and will eclipse phase 7 very easily and come to level price with phase 6. As for living in prism, that is a long-term goal as it will take upto 10 years to clear issues mentioned. Deo kalan village has already been broken up into 3 parts and will easily be gobbled up and bought by DHA.

Prism eclipses all other parts of DHA lahore as per investment basis. And even for living, it will be prime location but only after many years of development so that is long-term. alpha, hope you enjoy the limited returns of phase 7. You should have exited phase 7 a few months ago when maximum gains had been achieved and you still can to make good profits from prism. There is room for 40-50 lac growth particularly in blocks C and D due to upcoming possession in both blocks and undervaluation of them compared to A,P,Q.

alpha replied on Monday, June 21, 2021 03:02 AM

Prices are determined by irrational behavior of investors - as long as dealers are pumping phase 9 , and folks are doing a mantra of far-better far-better every morning - you are right folks will pay more for Phase 9 than Phase 7. It is important for market participants to short those assets which are hyped-up. Same are Game-stop, BTC or Hertz ....