Objective Analysis for Sector D-12 Islamabad,

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MAS replied on Wednesday, May 5, 2010 09:27 AM PST

I am glad that D-12 owner has given an objective description of the current state of development of D-12. I don’t agree with the analysis though. I am also an owner. I also want to be just as neutral about my analysis as D-12Owner. After extensive discussion about D-12 on this website lately, all I want is a true and accurate picture to emerge, nothing more and nothing less.

Even the blind can tell that if you need to build tomorrow D-12 is not ready for it. Any analysis is future centered. People want to know if D-12 can match or out-compete alternate buying options in say four, five or seven years. Not everybody wants or needs to start living there tomorrow or even in the next year or two.

Due to its location D-12 always ends up getting compared with E-11. These two seem to be like Coke and Pepsi. E-11 is also a posh sector. You are lucky if you are blessed with a plot there. But the market deserves to know that D-12 has superior planning which is multifaceted. D-12 has its Markaz at equal distance from all sub-sectors. E-11 has its Markaz towards north basically helping D-12. D-12 has sub-sector markets which are absolutely necessary for comfortable living. You don’t want to drive 1 or 1.5 kilometers each time you have to buy a can of Pepsi. I am not sure if E-11 has sub-sector markets. D-12 has mostly 50 feet wide streets. E-11 has mostly 40 feet streets. D-12 has all its service roads double and 150 feet wide. E-11 has no service roads on at least two sides. D-12 has parks in every sub-sector and a huge one with a cricket ground in D-12/4. E-11 has no such thing. D-12 is next to the hills. E-11 is 2 km farther away. There is nearby village OUTSIDE D-12 in D-13. There is a huge village INSIDE E-11.

E-11 also has advantages. It is 2 Km closer to central Islamabad than D-12. It does not have pockets of tiny 111 sq yards plots. E-11 has beautifully constructed houses. In D-12 we still have to wait and see the house construction.

D-12Owner has also positioned Bahria as an alternate by saying “if you don’t have to live close to Islamabad..........” That is the problem. Most people HAVE to live close to Islamabad. Islamabad is the capitol of the nation with tremendous resources concentrated in a small area. This will be the case even hundred years from now. Those who live farther away do so due to financial constraints. I am just as impressed by Bahria’s quality of construction as anybody else. But Bahria’s quality of construction is not superior to D-12 only. It is also superior to F-6, F-7, F-8, E-7 and of course E-11. So why do people still buy in those sectors if they can afford it? Why don’t people sell their house in F-7 and buy SEVEN posh houses in Bahria?

I have only stated the facts as I see it. I thing Bahria, DHA etc are all fine within there own price range.I am not at all competent to give investment advice. That is something people need to decide for themselves.