Today, I have visited the Bahria Enclave site. It was quite different site from the site being shown in their initial advertisements being made in local news papers and BT website. I don't know what propelled Bahria Admin to advertise "Opposite of Islamabad Enclave @ 1/2 price". It's something like, if some Amratsari (a person living in Amratsar, India) claims, he lives just opposite of Lahore.
Now, at least, BT administration has realized their mistake and instead of using word 'opposite', they are claiming 'nearby', which is very appropriate.
From the enterence of Islamabad Enclave, it's almost 6 km. Presently a small road passing through NLC Pearl (formerly known as Redco Plant) and Junejo Colony leads into Bahria Enclave. Adjacent to Bahria Enclave Boundry is a farm house scheme called 'Green Acres Farm Houses". On one side CDA scheme of 'modern village Kuri' falls, wherein plots sizes 30' x 70'(almost 10 marlas) are located.
However, what is not mentioned in this forum, before, is the other way which will also be leading into Bahria Enclave. This is the same Kuri road (might be 150') passing in front of Islamabad Enclave, starting from Park Road. Almost 5 km of this road from the entrance of Islamabad Enclave has been laid along with street lights. At the end tip of that road, standing, a local informed me that from this point, Bahria Enclave is maximum 1km. If some one has visited Bahria Enclave, he can see the same mountains surrounding that area from this point. Hence, I believe the local on this aspect, but the distance can be plus 500 meters. This road will also lead to Kuri Model Village(an area something like Shahzad Town). Now there is a big question, when CDA will make this road?
Considering the rates in the Bani Gala and above all Bahria's history of quality work, in my opinion the rates at which Bahria is offering these plots is reasonable. I believe Mr. Malik Riaz will not left any stone, unturned, to make his first project in Islamabad, very successful.
Now coming back to the project, I have seen the topography of the area. I have also seen the location map of the Bahria Enclave, from this it is very clear that 10 marlas plots are at height. Please note, Bahria has authority to change the location of the plots and by profession, I am accountant, hence,anyone interested, should make his own decision by visiting the site. The land of Bahria Enclave seems to be in a compact form and most of the area has been surrounded by wall.
Further, it has been un-officially apprised to me by a person engaged in the real estate business in this area, that along with the existing narrow road, land has been acquired by CDA for it's expansion. This may be right or wrong, I can't confirm.
This is a brief findings, which I would like to share on this forum. It is not meant to encourage or dis-courage anyone interested in Bahria Enclave.
Khan. replied on Friday, July 15, 2011 11:55 AM
Omer, thanks for the information. its really helpful. I did apply for 10 marla earlier this week and plan to build house there if I ever get the plot :) its a risk I was willing to take due to location proximity to Islamabad. |
Akhtar replied on Friday, July 15, 2011 04:10 PM
Omer sb thank you for providing such a valuable information . However one should always recommend something at the end of his observations in larger interest of common people. I would like to mention here that a person even with normal intelligence has not forgotten the attrocitis of greedy management of Bahria Town. They over booked phase 9 and Sec C files . They collected heavy charges , file opening fees time & again and even collected fine @ Rs 500 per day from their poor trapped customers. They can no more make the people fool once again. |
MAS replied on Friday, July 15, 2011 09:06 PM
Omar Irshad bhai thank you for sharing your experience of personal site visit. I believe there are some ambiguities in your observation which can easily be cleared up by correlating it with Wikimapia, but first a word regarding your trust on Bahria. You have written that "Now, at least, BT administration has realized their mistake and instead of using word 'opposite', they are claiming 'nearby', which is very appropriate."
Are you sure this was an "innocent mistake"? They did not make this mistake at just one point in their ad. They DESCRIBED their location to be "BILMUQABIL" Park Enclave. Then they showed a map in which they showed it to be in front of Park Enclave. Do you think they did not realize BY MISTAKE that their location was 6 Km away? Furthermore their ad ran for several days not just one day. You are an accountant dear, accountants are supposed to smell fraud from a mile away.
Are you sure they have now REALIZED their "mistake"? Have they? They had already collected plenty of applications before changing their ad. Have they issued acknowledgement of their "mistake" in newspapers? Have they offered money back option to all those who applied in response to their false ad? No they have just gone silent after inculcating in peoples mind that there project is at the same location level as Park Enclave. Individual dealers are still advertising the same "Bilmuqabil" line in their ads. Is Bahria doing anything to stop them? In a civilized country they would be hit by some serious law suit by now.
You have correctly pointed out that in addition to a narrow single road there is also the wider Kuri road which leads in the direction of Bahria Enclave. It can be clearly seen at the following wikimapia page: http://www.wikimapia.org/#lat=&lon=&z=13&l=44&m=b
However it stops short of Bahria by 1.8 Km not 1 Km as can be checked on Google Earth. This road is already constructed way past the "Kuri Model Town". There is no reason to believe CDA will extend this road further for a society that does not have its NOC.
As for widening of the narrow road is concerned CDA has already announced its intention to connect Kuri Village with Park Enclave using a wide road. There is no talk so far of wide road going beyond Kuri village (reference Daily Times July 12 Paper).
Even if Kuri road gets extended to Bahria Enclave at some undefined time in future, Bahria Enclave will remain 5 or 6 km farther away from Zone-1 than Park Enclave. Due to smaller plots it will also be more congested. At half the price its location and quality may well be justified. BAHRIA COULD EASILY HAVE PROMOTED IT IN AND HONORABLE AND STRAIGHT FORWARD WAY but they chose the disgusting and filthy path of deceiving the public regarding its location, its plot sizes, and NOC. Furthermore they have kept the total number of plots and the manner of assigning plots to applicants ambiguous. I don't like such business practices. |
Omer Irshad replied on Friday, July 15, 2011 09:15 PM
Akhtar Sahib, I totally agree with you and the reasons you mentioned has always stopped me from investing in Bahria Town. But, the Man delivers. My exposure in Bahria is only their card, issued few years back. Despite many if & but of Bahria management policies, I was almost 50-50 to invest in Bahria Enclave, but their false claim of site has allowed me to revise my decision.
I am a fan of Mr. CMY. Not a single day is passed, when I do not visit this site, but mostly, silently. I consider him to be an authority on Dha Lahore matters and that's why I follow his recommendations. I am going to take my chances by applying for at least 2-3 applications in Dha ballot for 8 Marla MB commercial plots in phase 6 and a couple of applications in Phase 9 5-Marla plots. |
Omer Irshad replied on Friday, July 15, 2011 09:47 PM
Dear MAS,
Yours earlier post in this forum has prompted me to visit the Bahria Enclave site. Because the wikimap you have enclosed showed some houses, so I decided to visit the site. Alas, I can't find the site @ that location.
I am not a fan of Bahria town and I am not going to support Bahria town, but for one thing I am impressed is their delivery of projects. Malik Riaz always execute his projects on land located far, but make them happen, beautiful. This is his way of doing business along with charges, fines, enhancements, etc.
Now look at the claim of CDA. They say Islamabad Enclave is 4 kms from Islamabad club. Infact, it is 5 kms from Rawal Chowk (Roundabout). Now you can calculate, how far it is from Islamabad Club. I don't know, what managers of these projects do.
But I am impressed by Islamabad Enclave, specially it's location. In my opinion, it's worth around at least Rs. 150 lacs, if it is delivered on time. CDA, going to deliver in one year time, is a big question mark. Although, by visiting CDA website and looking at the budget of , one should find himself relieved, by knowing that CDA has reserved Rs. 584 million for the development of Islamabad Enclave.
Now, let's wait for CDA to tender in newspapers for this Jewel. Although, I have seen some excavators and leveling machinery working at the site. Good luck to CDA. |
AK replied on Saturday, July 16, 2011 03:53 AM
@Omar Irshad,
Has Malik Riaz delivered BT Phase 9 which was supposed to be delivered many years ago? |
MAS replied on Saturday, July 16, 2011 07:46 AM
Dear Omar,
I very much admire Bahria for introducing new level of quality in housing development. I don't wish them failure I sincerely wish them success. However I think we should not go easy on bad business practices especially when falsification of information is involved.
Your post balances the discussion by correctly pointing towards the other side of the coin. I agree that IF THEIR LOCATION IS LOWER THEIR PRICE IS ALSO MUCH LOWER and that they have delivered in the past (except for what AK has pointed out).
It is just that there is some element of risk such as if CDA decides to resist the Bahria project by not providing it with proper access road on one pretext or the other (such as clash with their sub-zoning plans etc since the NOC has not been issued yet).
Thanks to criticism from ordinary folks like us (and to this valuable website) that they have now changed their ads and new applicants can make a more informed decision. I have no problem with people applying for BEI now that everyone knows the correct location and understands the minor risks. There is risk in PE project also because of CDA's inefficient past record but that is something everyone already knows. My best wishes for applicants of both projects. |
atiq raja. replied on Saturday, July 16, 2011 11:41 AM
simply don't invest, don't twist the words.There is some fishy fishy. |
