A Guide to Investing in Bahria Town Phase 8 Rawalpindi in 2023
Bahria Town Rawalpindi is the oldest and one of the finest housing ventures by “The Real Estate Tycoon” namely Malik Riaz Hussain. The society, once defamed & blotted by allegations of land grabbing by the Government & competitors, has amazingly turned out to be a forerunner of modern housing developments in Pakistan. It helped improve the standards of living by setting unprecedented development benchmarks in Pakistan borrowed from modern cities of the world, hence revolutionizing, modernizing & upgrading the real estate sector of Pakistan.
Before we move on to the topic, it is important to understand the following factors:
- Bahria Town has one of the largest property dealer networks in Pakistan, only second to DHA. Therefore, resale (secondary) market is very strong and properties are quite liquid (can be sold easily).
- Bahria Town provides unmatched living standards and amenities to its residents, however living costs are higher.
- Bahria Town property market can be quite volatile at times due to investment trends & market situation, however average property value appreciates consistently over time.
- Bahria Town develops a mini city rather than a housing scheme, therefore it lies in the periphery of a city and typically chosen by people who live & work within Bahria Town.
- Due to secured environment, living standards and ease of living, most expat families choose Bahria Town for living.
- Notwithstanding the current economic meltdown and disinterest of investors, Bahria Town’s property market is stable & flourishing because it is mainly driven by genuine demand.
The Expansive Phase 8 of Bahria Town
Bahria Town Phase 8 is the largest phase of Bahria Town Rawalpindi. It comprises several residential & commercial blocks and sectors. Spanning over 30,000 kanals of land, this phase starts right from the Overseas Enclave on Bahria Expressway which is also known as Bahria Greens. There are 7 residential Sectors of Overseas Enclave, i.e. Overseas Sector 1 up to Overseas Sector 7. After Overseas Enclave, there are several residential sectors namely Sector A up to Sector P.
Another development adjacent to Phase 8 sectors is Safari Valley, which comprises several residential blocks, i.e. Ali, Umer, Usman, Usman D, D Extension, Abu Bakar, Rafi, Khalid & Awais Blocks. These blocks are also considered parts of Bahria Town Phase 8 Rawalpindi.
Some other sectors of Bahria Phase 8 include Rose Garden, Club City, Bahria Orchard and Bahria Hamlets. Bahria Town Phase 8 Extension may also be considered part of Bahria Town Phase 8 because it lies adjacent to Rose Garden Block.
Some dedicated blocks for low cost apartments are also parts of Phase 8, which are named Awami Villas. There are 6 blocks of Awami Villas in Bahria Town Phase 8, namely Awami 1 to Awami 6. Similarly, some dedicated blocks of homes are called Safari Homes which lie within Safari Valley adjacent to Awami Villas 1 & 2, Abu Bakar & Rafi Blocks, and they comprise Sector A, Sector B, Sector C, Sector E and Sector F.
Apart from these residential sectors, there are several small & big commercial areas which include Hub Commercial, Business District Commercial, Linear Commercial, C Junction Commercial, Theme Park Commercial, and many more along and within each residential sector.
Almost all sectors of Bahria Town Phase 8 are fully developed, except Bahria Town Phase 8 Extension and some parts of Bahria Orchard, Sector F-4 & F-5, Sector J, Sector K, Sector P and Rose Garden Zone 2.
The purpose of giving out this information here is to let you understand that Bahria Town, with all its expansive territory, has abundant options to choose from depending on one’s budget & purpose.
Following map will give you exact idea of the location of each block in Bahria Town Phase 8:
As you can see on the map above, Bahria Town Phase 8 starts right from Bahria Greens, i.e. Overseas Enclave, and leads up to Awami Villas 3 near Sector N. It encompasses the entire safari valley and adjacent residential blocks up to Bahria Hamlets on Japan Road. This entire master plan is meant for your understanding of the expanse of entire Bahria Town Phase 8 that will help in your investment decision.
Best Non-Developed Sectors to Invest in Bahria Town Phase 8
As we mentioned above, there are certain blocks in Bahria Town which are currently developing/non-developed, where plot prices are quite reasonable/low as compared to other developed sectors. As an investor, if your budget is low and you want to get maximum advantage of your money, you should consider non-developed sectors.
Nevertheless, you have to be extra careful when buying non-developed plots because there are certain areas where Bahria Town has long-standing land issues. So, you have to make sure that the plot you are buying is on the land which is owned by Bahria Town so that you can expect timely possession.
There are two major areas which fall in the category of non-developed blocks:
If you want to spend less and have more time to wait for higher return, you can consider Bahria Town Phase 8 Extension due to the following factors:
- You will find cheapest residential plots in this block
- It will be connected to the upcoming Rawalpindi Ring Road
- It will have its own entrance and link to Adyala Road
- Its development standards are as good as the rest of Bahria Town
- It lies in the neighborhood of Bahria Town Phase 9 that is being planned along Adyala Road
- Investors are quite actively involved in this sectors so there are quick ups & downs
On othe other hand, if you have a bit higher budget and you want to buy something which can materialize in medium term, you should consider Bahria Orchard due to the following factors:
- Bahria Orchard lies along developed blocks of Phase 8 with easy access from Bahria Expressway
- It is partially developed where constructions are allowed
- Its prices are comparatively much lower than its immediate neighborhood
- You can view the specific location of your plot before purchasing
- Development work is currently in progress
- Investors are actively involved in this sector so prices go up quickly with each development
Some patches in developed blocks are also non-developed like in F-2, F-3, F-4, F-5, J, K & P Blocks. Most of such non-developed plots have persistent land issue, i.e. Bahria Town has been unable to acquire the land in these patches.
Since these blocks are largely developed, you can easily visit the locations before you purchase. In case you consider buying a non-developed plot in these developed blocks, you have to confirm from your agent and the land surveyor of Bahria Town to find out if there is any land issue or litigation at that particular location.
If things seem okay, then only you have to make your purchase decision. Otherwise, you should consider buying a developed plot in a cheaper block like Bahria Orchard or Rose Garden.
Best Developed Sectors to Invest in Bahria Town Phase 8
In terms of Investment, there are certain sectors in Bahria Town Phase 8 which stand out due to their location & prices. Since more than 90% of Bahria Town Phase 8 is fully developed and livable, you have a lot of options to choose from. All you have to focus on is the location as primary factor, and the price as secondary factor.
We have listed down the sectors of Bahria Town Phase 8 which have higher demand in terms of investment: (you may visit each individual project page to find out detailed information)
- Overseas Enclave
- Lake View Block
- Usman D block
- Awais Block
- Rafi Block
- Bahria Hamlets
- Sector A
- Sector M
- Sector F
- Sector I
- Sector L
- Rose Garden
We will explain a bit about each of the above sectors so that you can understand why these blocks are considered best for investment.
Overseas Enclave
It comprises 7 sub-sectors, i.e. Overseas 1 to Overseas 7. Bahria Town Phase 8 starts from Overseas Enclave, so this area lies right next to Bahria Phase 7 and DHA phase 1 Sector F. Some Overseas Sectors lie on plain level land or even depression, while some are planned on top of the hill, so you can get the best view of the entire Bahria Town if you live on hilltop.
It’s you choice whether you prefer hilltop or some ground level plot, but entire overseas sector is worth investing except the area close to village and river soan. If you buy on hilltop, you have to avoid such plots where you will need a retaining wall due to steep downhill slope at the back of your plot.
Price range for 10 marla plot in Overseas Sectors is 150 to 200 lacs, whereas 1 kanal plots are worth above 3 crore. You may find good deals in current market situation when markets are very slow, so you must consider this area if you have good investment budget.
Lake View Block
It is another good residential sector in Bahria Town Phase 8. It is centrally placed between Safari Valley and Overseas Enclave. It is a small block but it is an important location because it lies just next to the biggest commercial area of Bahria Town, i.e. Business District Commercial.
This block is fully developed and has the highest prices. It comprises just 10 marla residential plots, and price range is from 1.60 crore to 2+ crore.
Usman D block
This is a unique residential block which has bigger residential plots, i.e. 50×100. It is part of Safari Valley, and lies next to Usman Block. It has its own entrance and developments and it can be accessed directly from Bahria Expressway.
You may not be convinced with the development standards of this block considering expected features of 1 kanal community development, however its major attraction is the location and plot size, and considerably lower prices.
This entire block has same 22 marla plots measuring 50×100, and prices start from 2 crore and go up to 3 crore depending on plot location.
Awais Block
This is also a small residential block right at Bahria Expressway opposite to Future World School. This block comprises 8 marla residential plots measuring 30×60. Since this is a small block and many houses are built, it will be a real job to find available plots in this block.
Price range in this block is around 1 crore for 8 marla plots. As the location is attractive and availability is very limited, you can expect good return if you find a good deal in this block.
Rafi Block
Rafi block is another good residential block in Safari Valley. It lies close to Lake View Block and Defence Villas. It mainly comprises 5 marla and 8 marla residential plots with some 10 marla plots in its extension. It is a fully developed area with hundreds of houses occupied already.
It is a beautiful block and mostly resides on a hilly terrain so you can get good hilltop plots in this block. All you have to be sure while buying a plot in this block is the exact filling status of land, because your construction cost will go high due to piling cost. You can check about soil test results in that particular area from your agent or from the residents.
Price range in Rafi block for 5 marla plot is from 60 to 80 lacs, for 8 marla plot is from 90 lacs to 1.2 crore and for 10 marla plots is from 1 crore to 1.5 crore.
Bahria Hamlets
It is a beautiful residential block in Bahria Town Phase 8 which is accessible from Japan Road as well as from Safari Valley and Phase 8 Sector P. It is a fully developed but less occupied block. It mainly comprises 10 marla, 1 kanal and 2 kanal residential plots.
Major attractions of this block are the development standards and proximity to DHA Phase 3 on Japan Road. It has shown tremendous growth in prices over the past few years, and demand is consistent especially for bigger plot sizes.
Price range for 10 marla plots in Bahria Hamlet is 1 crore to 1.3 crore, for 1 kanal plots is 1.8 crore to 2.5+ crore and for 2 kanal plots is 3.6 crore to 4.2+ crore.
Sector A
This sector mainly comprises 1 kanal residential plots with a few back streets containing 10 marla plots. We normally recommend this sector for 1 kanal residential plots as this location is quite appealing; it lies right on main bahria expressway with seamless connectivity to the rest of the Bahria Town. It also enjoys spectacular views of DHA Phase 4 and surrounding hills.
A large number of beautiful houses are already built in Sector A, and all facilities are readily available to the residents. It is also one of the most expensive sectors of Bahria Town Phase 8, however there is always room for growth for such properties over time due to higher demand.
Average 1 kanal price is around 2.5 to 3 crore, whereas 10 marla price is nearly 1 crore due to unattractive location along Nullah & excessive filling.
Sector M
This is an ideal location for those who want to invest in smaller plots. Sector M mainly comprises 5 marla residential plots. It is ideally location on main Bahria Expressway in the middle of Bahria Town Phase 8. It is conveniently accessible from all corners of Bahria Town. There are dozens of commercial hi-rise projects being built near this sector on main bahria expressway due to its prime location & ease of access.
Since it comprises 5 marla residential plots, there is a lot of construction activity going on across this sector. Many families have inhabited here already so it is pretty much livable with all facilities available round the clock.
Average 5 marla price in Sector M is around 70 lacs, with some locations going above 80 lacs. This sector has good potential to grow further due to its central location, therefore investors must consider this option in 2023.
Sector F
This sector is divided into 5 sub-sectors, with each having its own features, so we need to delve deeper into this option. Sector F-1, F-2 and F-3 mainly comprise 10 marla residential plots, whereas F-4 and F-5 comprise 1 kanal residential plots.
Sector F-1 is the most expensive and extensively populated area where price range is up to 1.50 crore for a 10 marla plot. It is connected to Safari Valley and lies right on Bahria Expressway. You may consider this sector for investment also, but more suitable blocks for investment are F-2 and F-3.
Sector F-2 and F-3 lie opposite to Sector F-1 on main Bahria Expressway, so the location is equally important, while prices are significantly lower. There are less houses built in these sectors, but other facilities are readily available. Average price for 10 marla plots in Sectors F-2 and F-3 is around 1 crore, with majority options costing below 1 crore, while initial street costing a bit above 1 crore.
When it comes to 1 kanal options, you may consider Sector F-4 or the adjoining Orchard Block plots for investment. There are a few houses built in these sectors, but this area has potential to grow further over time as construction activities are increasing in this area. Average price for 1 kanal plots is around 1.5 crore in Sector F-4, where majority of plots will cost you less than 1.5 crore, and a few will cost a bit higher.
Sector I
This is another good sector for investment in Bahria Town Phase 8. Sector I is mainly famous for the Future World School which is situated right at the start of this sector on Bahria Expressway. This sector is close to Safari Valley and lies at the central location of Bahria Town Phase 8. It also has convenient access to Bahria’s Business District Commercial Area which is currently undergoing as lot of construction activity as dozens of hi-rise commercials & apartments are being built.
Sector I mainly comprises 10 marla residential plots, with a few 5 marla & 8 marla plots. Normally we consider this sector for 10 marla residential plots because you can find a lot of good investment options in this category.
Normally a 10 marla plot would cost you a bit above 1 crore in this sector, however you can find better deals at current market situation. And, of course, there is a good potential of growth due to excessive construction activity going on in this particular area.
Sector L
This sector lies next to Sector I, but it is a bit cheaper. It comprises 5 marla, 7 marla and 10 marla residential plots. This sector has seen tremendous growth over the past 3 years, and hundreds of houses have been built during this short period. This sector has convenient access through Bahria Expressway via Sector I or Sector M, also this area leads up to Bahria Town Phase 8 Extension where it will have connectivity to the upcoming ring road, so this area is certainly worth investing for 3 to 5 years time.
Since Sector L is one of the cheapest developed block with good connectivity, this is a recommended investment option in 2023. With further growth in population in this area, and connectivity to Ring Road, there will be huge impact on the prices of this area, especially when all facilities are readily available.
Normally a 5 marla plot in Sector L will cost around 60 lacs, 7 marla will cost around 80 lacs and 10 marla will cost around 1 crore. Prices are currently quite reasonable, so you have to work out the best available deals in this sector if you want good return.
Rose Garden
Rose Garden block is the same area that was once reserved for Awami Villas 3. Bahria delivered a few apartments, and the remaining plots were sold in the name of Rose Garden. These plots are ready to built, and construction activity has recently started in this sector.
Rose Garden Block comprises 5 marla residential plots measuring 30×40. Bahria Town named the developed area as “Rose Garden Zone 1” which we are recommending here for investment. However, there is also a non-developed/semi-developed part of Rose Garden that is called “Rose Garden Zone 2” which comprises 5 marla and 10 marla plots.
Rose Garden is said to be the last block of Bahria Town Phase 8, and it is connected to Bahria Town Phase 8 Extension. With mega developments of Phase 8 Extension and Phase 9 in the future, this particular area will also gain traction due to its connectivity to the developed and developing blocks.
This is also the cheapest block to buy 5 marla developed plots. You may find 5 marla at around 50 lacs in this block, and start construction of your house right away. Due to low prices in this area, people with lower budget prefer this area and with more construction activities, prices will definitely swell over time.
Conclusion
While concluding the topic, we must admit that this article contains information only related to residential plots in Bahria Town Phase 8. The content is premised on the market information and recommendations of the investors but that certainly doesn’t mean that the other sectors will not grow in value.
With regard to commercials and built-up properties, we will do another detailed blog with recommendations on the best properties to buy in 2023.
Do your own market research, visit these areas physically, get information and recommendation from market sources and then shortlist your options in accordance with your budget.
Should you require more information, guidance, or assistance in sale or purchase of properties in bahria town phase 8, feel free to contact us via email at marketing@manahilestate.com or call/whatsapp at 03455222253 for quick assistance.
