Lahore Real Estate Forum

Start NEW Topic Or Post Advertisment

                                                          
 
Back to Forum |

KB,

(97240)
   KB20®
Wednesday, March 2, 2016 11:27 PM 
Reply: >
Multan DHA has moved, Now it will start moving and will come out of that stagnant position, Multan has got very good potential as I have personally visited Multan DHA while my visit to Pakistan. When it comes on investment I don't know why people are talking about that only place is to invest is Lahore this is not the case property in Multan is not even cheap to buy. I have seen upto 4-6 crores for 1 kanal house and they are in established societies but keep in mind they are established societies not Defence. When defence will be launched and will be developed price will be sky high around 150-200 lakhs for 1 kanal plot. I am not exaggerating its the fact which you have to believe other wise one day it will prove itself and people will miss the train. How it is possible that Lahore properties will increase and other cities will increase but Multan will be under price and will not increase ? Ask this question to yourself and you guys will get better Idea. My vote is definitely for Multan DHA for 2-3 years investment with very decent returns. This is what I think with my my experience and also I have my investment in Multan so I am very positive about my investment. Rest Allah knows the best.
Ali replied on Thursday, March 3, 2016 04:39 AM 

Dear KB
I have investment in DHA Bahawalpur do u have same opinion about it. Does it have same potential to grow in 2-3 years. Thanks
Ekrar replied on Thursday, March 3, 2016 09:21 AM 

I wish you good luck for your investment, but will be slow gainer as compared to Lahore properties because people are more interested in settling in Lahore.
Just as prism will take more than 5-7 years to reach the prices of Wapda Town Lahore, Dha multan will also take this much time at least
(that too dependent on pace of development) to reach to 1 crore level.

The speculations that DHA multan will rise to 40 lac as installment plots would be launched at 50 must follow the example of DHA bahawalpur where cash files are at 25-27 and installment plots are @50.

So the very 'train' is not going any where, prices expected to remain stagnant , n would face the dip on pressure of development charges even when balloting is done.

Do remember as the supply of DHA 9-extension files becomes affluent in approx. 6-12 months, 9-ext prices will come down to as low as 35 and this would prove to be a huge shift of investment from Multan,Bahawalpur, Gujranwala etc towards Lahore!

Rest your money, your decision!
Sukhera replied on Thursday, March 3, 2016 09:38 AM 

Ekrar sb. I respect your opinion about DHA Multan. But there is one difference between DHA Multan and Bahawalpur. Location. DHA Multan's location is very good. Near to BZU and Wapda Town. Yes development can be an issue. What do you say about location? Thanks
KB20 replied on Thursday, March 3, 2016 12:07 PM 

Ekrar Brother I always respect your professional thoughts in real estate and also I read your opinion regularly with due respect sometimes they do make sense but sometimes looks being personal against Multan DHA. Give people the right advice if they are asking for it. You are quite right when it will reach to that bloom. When one can expect the rise like Wapda Town? Once you will see any activities will starts regards to development, Which is in very near future you will see the sudden rise in prices and it will be keep increasing, reason is even very small local societies in surrounding defence multan has got 45-80 lakhs for each kanal.32 lakhs will be history yes you are right it will take few years like 3-5 to get proper ripped and I think people like me who are not desperate and want secure and profitable investment for their children will prefer Multan Dha sort of investments, and also let me clear this to you Ekraar brother I am not from Multan neither have any plans to live there but I bought 5 files for my long term investment and I know I will triple my investment InshAllah as I have done these gains in past in Lahore aswell. Rest Allah knows the best
Surfer replied on Thursday, March 3, 2016 12:36 PM 

@ KB20 nice arugument regading Multan. I have one question for you.
If you have puchased 5 files of Multan for Investment when will you sell them to grab maximum benefit out of it?
KB20 replied on Thursday, March 3, 2016 01:21 PM 

Surfer
There are 2 sort of investors, one who needs quick gains more likely in months second and otherone like me who can hold their investments for maximum gains, My aim is to make my investment safe secure and profitable regardless of the cities. Multan will get some gains in near future and when I will be selling your question, So I will be honest with you I don't know. But whenever I will sell it I want it to be on its maximum and so I can pocket some decent profit. Minimum I believe might could take upto 3 years. See how it goes but I cant see in all over Pakistan this kind of investment may be I am wrong but very sure that I am not and will be not. I am in Uk when I was in Pakistan few months back I went to Multan because I live in Lahore defence I can see the difference and off course all of you can see the difference in quality of life in between Lahore Defence and other societies in Lahore. Difference speaks itself so when I visited Multan I did went to Wapda town it is just the normal society with the normal standards. and I was surprised all the wapda town have got beautiful houses and they are selling for above 3 crores for 1 kanal house.and 1 kanal plot are from 150-200 lakh.I can see potential in Multani who are reasonably rich and spend on their living. Defence will be sort of new and modern Multan and people have got money to afford it.

Little Comparison between Multan and Prism Phase 9

Make sure before reading it we are not interested in Cities or not being prejudice about areas or cities take it purely for business and investment.

Today's Investment Prism Top Location Plot 120 lakhs 1 kanal
Prism after 5 years top location 3 crores

Multan

120 lakhs person could get upto 4 files
After 5 years
Top Location plot will be around 150*4 = 6 crores

Rest I leave on you guys to decide who will be the winner.
Allah knows the best
Ekrar replied on Thursday, March 3, 2016 02:04 PM 

Also let me reiterate the history of 1.5 years previously:

In december 2014, prism file was at 45 n now average plot is at 85.
In december 2014, DHA multan file was at 30 n now it is at 32...

Stagnant for 1.5 years??? ( I never saw prism prices stagnant for this long a duration,kept on rising since 2011)....Isn't it a big loss?
KB20 replied on Thursday, March 3, 2016 02:46 PM 

Ekrar be honest as I request you earlier. Prism has not being launched last year it was launched 10-12 years ago and it took prism more then 10 years to reach at 85 lakhs as you said. Multan DHA has been announced just 1 and half year ago. You cant compare old man with young man my brother, and we all know young has got more energy and potential then old. But wisdom wise yes its old, We need energy and potential our investments. Trust me give some time to Multan DHA I am not even asking 10 years like prism I am just saying few years like 3-5 years. Multan will be big gainer in 3-4 years. I also have investment in Prism but it will be slow runner I know and reason I am still having it in prism because when I went to Pakistan i was not getting price what I was asking for other wise I would have sold it and invest more in Multan. I am not against prism may be in coming years when I will get enough profit from Multan I will move back to prism.
Ekrar replied on Thursday, March 3, 2016 03:06 PM 

I pray DHA Multan kanal plot reach 3 crore in 7-8 years :D... good luck!!!
If you are a very very long term investor, it is good for you to keep it !!!! You need not to worry for any such stagnation...Rise/fall come in property business, it is always like this...

Phase 8 1 kanal are good location are available @ 250 today so after 7-8 years. Now consider the inflation factor will be available at 450+...
Prism prices will highly likely to match phase 8/phase 6 prices in 7-8 years so will cross 400+ by then !!!!

Rest Allah knows better n He is the One who feeds us all !!!
ShahzadQamar® replied on Thursday, March 3, 2016 03:19 PM 

KB20, you made the decision just like I did couple months back, now stick to it. You are totally right and investors will see the gains potential in DHA multan sooner or later. The best thing is that current files will get plots in phase-1 & definitely there shall not be any intense problem of plot location after balloting because there are no villages no grave yards in DHA multan phase-1. Ekrar & Surfer, just do the investment analysis in detail with science, not an art work of dream. Prism 4crore+ shall be dream only....yes 2.5 to 3 is quite possible in 10 years.
KB20 replied on Thursday, March 3, 2016 03:42 PM 

Toatally agreed with Shazad if prism could go upto 4 crore+ for average plot as Ekraar said then Multan also could go upto 3 crores as I said but, realistically neither will go upto that value. But this is definite that Multan will get heavy gain percentage wise will be well over 100% profit within the years. But doubling in prism is not possible in near future prism will gain but with slow pace. Ekraar why inflation only benefit the lahore property as you said ? Why inflation does not apply in Multan DHA to increase its value come on brother with due respect come out of this Main naan Manoon ... Any way it was healthy discussion or debate I will not call it arguments.
ViewPoint replied on Thursday, March 3, 2016 05:30 PM 

Nice discussion. In the end what is important is that both options will gain quite a lot. 3-5 years is a long time and there will be many ups and downs in the middle. At one point one option can be deemed better and a at a latter point the other option will overtake.
Mian replied on Thursday, March 3, 2016 06:16 PM 

A very healthy discussion made on Dha Multan today. Not as before.
ShahzadQamar® replied on Thursday, March 3, 2016 07:05 PM 

Surfer bhai, I was expecting an apple to apple comparison from you but thats not what you did. Below are some problems in your calculations & result of apple to apple comparison:
You calculated 208 Lac investment & 600 return for DHA multan
You calculated 260 Lac investment & 600 return for DHA 9 prism lhr.
Now dont just calculate the profit, please calculate percentage return (as investment in Multan as per above is 52 lac less).
Flat return per year for multan = 37%
Flat return per year for prism = 26%
Also note You forgot to consider transfer charges. In multan transfer charges are much less, commission is very low nearing zero % (Dont argue because I myself bought recently). The expected development charges in multan would be less than lahore because of many reasons. I would not go into that debate and lets consider 20 as development for multan & same percent rate of transfer charges in multan as in lahore, as per above multan is still 11% more in flat percentage than that of Prism.
Both will be equal investments if Multan will be at 120 after 5 years considering Prism at 300 OR Prism to be at 365 in 5 years considering Multan at 150 (Development charges included in both cases).
Surfer replied on Thursday, March 3, 2016 07:51 PM 

Shahzad bhai I think you might not read my statement with close eyes. I know i cannot satisfied you on my behalf thats why I take all the facts & figures given by KB20 not by me if I will do that it might be well in favour of PRISM & Results are different. I just want to prove that even on your figures PRISM is better or might be equal to your day end calculations. I totally take all the figures all the assumptions based & given by KB20. & bhai jhan I have not placed transfer charges for both tranfers in order to balance them. I used this statment many times "given by you not by me". This is not my KASUR that you missed the PRISM train. But you still got time to take a ride on it if you want to. Flat return might be well a head of PRISM if i calculate on my facts & figures. Sorry once again if i hurt your feeling but bhai jhan MY 7 questions are still unanswered by your side? I allready said that this is my last statement. Means last statement. I just want to prove and what i proved by your words : "Both will be equal investments" But bhai file aur plot mein bara faraq hota haa. Agar acha plot niklay to mithai kay liya bhai ko zaroor yaad kar legeia gaa.
Your Old Friend
Sukhera replied on Thursday, March 3, 2016 11:43 PM 

I dont know if its a trend or not but I have observed a few numbers across DHAs in Pakistan.

Peshawar: 1K Installment Rate: 5.5 mil, File Rate right after launch: 5 mil (90%)
Bahawalpur: 1K Installment Rate: 3.8 mil, File Rate right after launch: 3 mil (80%)
Multan (assuming): 1K Installment Rate: 5.0 mil, File Rate right after launch: 4 mil (80%)
CMY replied on Friday, March 4, 2016 05:48 AM 

Happy to see serious discussions ongoing and also very peacefully now.
MBS® replied on Friday, March 4, 2016 07:01 AM 

Good analysis KB20 and ShahzadQamar.
KB20 replied on Friday, March 4, 2016 09:04 AM 

Ali

Sorry my brother I don't know much about Bahawalpur but obviously stay positive I can guarantee you that you will not loose any money when investing on DHA projects in long run.
>