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

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   Visitor
Wednesday, March 30, 2011 05:26 PM 
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Dear CMY, you are no doubt doing a great job by providing timely and accurate information about Lahore societies which are no doubt very helpful to all visitors. May ALMIGHTY ALLAH reward you for this noble job.
I have a question about DHA 9/10 files as:-

(1) Do you consider it worth for investment keeping in view for 2 years?
(2) What is the selling/buying rate of the same as on today ?

Regards
CMY replied on Wednesday, March 30, 2011 06:00 PM 

Its hard to understand why people dont buy DHA Lahore phase 9-10 at such a low price. Only thing I can think off is may be many people are now too afraid of files business now. Yes files in private housing schemes are not good and one must buy on ground ready plot in private housing schemes but DHA Lahore phase 9 files are different. They can be issued only against 4 kanal agri undeveloped leveled land. No land no allocation file in DHA 9 period. Can you name me one place in Lahore where 4 kanal agri land is available at 14.70 lacs. An average ready to built developed plot in any ready phase of DHA Lahore now cost min 50 lacs. Assume ATTA BAJI and every thing rising but property fail to rise in next 5 years.Even than Dont you think a developed ready plot in 5 years will still be worth Rs50 lacs. Take out 10 lacs for unpaid development charges and 2 lacs for fines on unpaid installment. Your 14.70 lacs DHA9 ready plot will still sell for 38 lacs and give you 23 lacs profit in worst case.

If they develop DHA9 in 7-10 years it will sell for over a crore for a ready to built plot. What you can lose on your DHA 9 on yout total investment of 14.70 lacs in this case . You tell me that. You may lose 1.2 lac at maxin my opinion as DHA 9 never sold under 13.50 lacs. 14.7 lacs investment today in DHA9 guarantee you a ready 1 kanal plot after you pay developemnt charges.

In the worst case you lose 1.2 lacs and the same worst case you make min 20 lacs profit if prices dont rise. In best case Ifprice do rise well you can do your own math.

Some may say ohhhhhhhhhhhhhhh DHA will not develop DHA 9 for 15 years( These ill informed people dont know how DHA file system work. DHA will have to do a ballot every 2 3 years at max as almost every major col Brig and Gen is due for a plot by that time) and people that give land to DHA are not stupid as some of them have dozens or hundreds of file against land. They also put pressure to go for ballot asap. So what even if DHA give me a plot in 15 years. Can you imagine how much a ready to built plot in DHA 9 will be worth for your kids. And remember you invested only 14.7 lacs and reserved one kanal plot in DHA9 Lahore. No one is going to run away with your money as DHA Lahore phase 9 is a pure military run project with a known superb location only 5 minutes away from airport currently in middle of developed or under development areas and is run by an active duty Pakistani Brigadier.

Ch Mujahid Yasin
03224009967
Ajmal replied on Thursday, March 31, 2011 11:11 AM 

Dear CMY, sahib,
same reasons you you were giving about Park view files..and we invested there..these files were also issued by DHA against land they have acquired..but what happened is that after years we still dont knwo when the ballot will take place? mercyless DHA Lahore..
jnz replied on Thursday, March 31, 2011 11:46 AM 

I think if Pakistan survives in its current form, DHA 9-10 is a great investment. In the next five years, there r serious problems on the horizon. I would be happy with a current developed plot and less happy with DHA's promise of five years.
DHA is the first society that is reachable from India by the way.

these are unfortunate realities of today. If pakistan's economy tanks, there is no chance that army can keep up all its businesses and dha societies etc.

i will buy into dha developed phases. the undeveloped ones r open to speculation. i know of many middle class people who have / are moving out to canada.

the army and its dhas and pakistan's economy cannot remain in its current shape. it is unsustainable.

btw... sad to hear of cmy's health problems. i know of somebody with similar sciatica problems. only pain killers and muscle exercises are there. main thing is to do a life style change. cannot work for 15 hours any more. best wises,
jnz
HQ replied on Thursday, March 31, 2011 02:30 PM 

I agreed with Mr. Ajmal & JNZ

Sir CMY Sb, as per your calculation within 5 years one can get profit of minimum 23lacks. To me this is not the ground reality reason being if you go 5 years back, the price were from 20-22 lack / file approximately. It drops down to 9 – 9.5 lack and at present it is on 14-15lack. In short the people, who had invested 5 years back on this phase9, have lost their 5-6 lacks straight away + add the devaluation factor.

Therefore, appreciate and motivate people to better invest in plots instead of files.

Sincerely,
HQ
waheed replied on Friday, April 1, 2011 05:00 AM 

We respect u a lot because u try to be as honest as any one can please do not tarnish your immage ,what u said about Park View i will not reproduce but all is known , what was the price of Dha 9 3/4 years ago again i will not say anything because all is documented ,still u say to invest in files sorry on your part please let people in this country belive that there is someone they can trust ,regards
CMY replied on Friday, April 1, 2011 07:29 AM 

I am sorry from my heart if any one ever lost money due to my bad advice. Ajmal HQ Waheed Inz you are all 100% right. In future I should not tell any one when there is a good opportunity in market because when some thing goes wrong only I am to be blamed and when some one save many lacs by staying away from bad investments or gain good he dont give a credit to us and even most people dont ever bother to buy/sell that or any other property from us in both cases.

In last 6 months I may have bought or sold 10 or 12 DHA phase 9-10 files for our clients ( This fact can be checked with DHA Lahore because we are DHA authorized Registered dealers). I wrote and answered hundreds of posts about this DHA9 topic alone in past 6 months. I wasted too much and much needed rest and family time to argue with persons like you . I may have earned total 1.25 to 1.50 lacs as commission money of 1% (Before my office staff and office expense and rent elect phone bills etc. Calculate how much will be my net savings after paying these cost for getting those commissions for these DHA9 files). I dont own any DHA 9 file as I can afford to buy one now.


If I was a greedy/cheater/kill once & for all type dealer like most dealers on web and in Lahore property market. I could have bought or sold just one or 2 kanal plot in DHA 5 by giving 2 or 3 ads in newspaper classified section for 2 to 3 thousands and get 1.5 to 2 lacs commissions in return along with 1 to 3 lacs as cheating margin from just one deal. I could have 8 to 10 hours rest time daily by having just one or 2 these types of greedy/cheater killer deals that most dealers in Lahore are doing these days. I will not have to run any of my own websites. I will not have to rent any office and I will not be looking to have any returning clients as 10 to 12 deals per year are not that hard to find.

I am sorry to say not all but most people like to be treated badly by these type of dealers and are very happy to do business again with cell phone only bad/cheater dealers because they safe few thousands of commissions but get robbed in deals. a dealer without DHA registration have no fear as DHA cant do any thing about that dealer since he is not registered.

In next few days and weeks I will have to decide to deal like 99% of these greedy/cheater dealers or quit this business and do some thing else as Allah have given me enough intelligence to make Halal money for my self and my kids.

Working hard & honestly get you many prayers of many good people but fact is It don't get you enough money for food on table these days. We have many loyal clients but we have seen many people that blame us for their wrong doing even they never bothered to pay us a single rupee as commission.

In Pakistan not many people appreciate what you have done for them in past. They go where they can save 2 3 thousands in commission etc. In 90% cases people just deal with a dealer where they 'think' they are going to save few bucks. In reality they are slaughtered by bad dishonest dealers. People dont buy when you tell them to buy and they dont sell when you tell them sell but later blame us for their complete disregard and inaction.
dr.mukhtar replied on Friday, April 1, 2011 10:01 AM 

dear CMY..

i will not comment on waheed ,HQ
but]
what i will say that our work is to guide with good heart to some one.
now this is upon the other party to accept or reject your analysis,opinion on that specific point...

every one has right to accept or reject and there is nothing to get decisions done forcefully..

many time i read your analysis and do not agree and do not go for that..
some time i get benefited and in most parts CMY was right..
so i give full credit for all those decisions to CMY where i took his opinion and acted..

but
i will say here that human can be wrong ..
we take many decisions at home from morning till dust...are all right decisions???
but
we should regard some one who is giving good hearted opinion in the community of this time in pakistan..
so
well done CMY and
please keep it up for many many paople who do not have any guidance in
pakistan .
GOd bless u and your team.
Khayyam Shahzad replied on Friday, April 1, 2011 11:51 AM 

Mr CMY, Hate to break this news to you but YES YOU ARE WELL LOVED IN THIS USER COMMUNITY!
JIJ replied on Friday, April 1, 2011 12:27 PM 

CMY
Please save your breath and take rest.
It is not worth. I myself was very interested in PV files but something inside told me 'dont do this'
For business you need to make educated guess totally on your own. It will not work if you follow the 'Bhair Chaal' and you are too late in even doing that.
A Reader replied on Saturday, April 2, 2011 03:24 AM 

Dear CMY,

First of all I really feel sad for your health problem; I pray from Allah Almighty that you will get healthy soon. I am your reader since 6-5 years & during that period I concluded that you have always given a sincere advice to people regarding property issues without any consultation fee or charges. Sure many people have been benefited from your sincere advice, on other hand might some few people faced some problems. Ground realities are always changing accordingly real-estate market will be changing too, at one time all the people cant not be benefited, some will in plus & some in minus this is economic cycle.

We all understand that one can judge & perceive only from the latest and present ground realties available at that “specific” duration. It can go either right or wrong both possibilities are there & one should accept these phenomena. But we are “humans” not angles, we only go for the benefits or gain side & never look to the dark side, hence always blame other for our own decisions.

You are like a “Light House” in Deep Ocean of this dirty property / real-estate market. Please ignore the comments of few people who may have been affected due to the uncertain / unstable market situation. Please keep continue……………… what you were doing in past………….don’t stop……don’t change. We need you & your sincere advices always.
LRE Hot Topics replied on Saturday, April 2, 2011 06:53 PM 

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