Lahore Real Estate Property Discussion Forum

(61367)

saleem

Sunday, April 26, 2015 02:34 PM PST

true advice needed

dear cmy sb i have been following your tweets on this website from past 2 years.i have one 8 marla and one 4 marla comm phase 9 already and i have budget of 18 million to invest for 3 years.where should i invest that money??i have seen you have been supporting phase 9 commr too much.what makes you so sure of returns regarding ph 9 (plz give some reasons like location etc).your answer would be very much appreciated.may allah grant you with best health...

CMY replied on Sunday, April 26, 2015 03:23 PM PST

Saleem bhai last week I wrote a very detailed post to explain why commercial plots always won in past against residential plots for larger amount investment. Unfortunately that post got deleted with database corruption. If any one saved that post or can recover it from Google cache etc please re post.
I will try to rewrite that post in shortest possible lines since its already 2am in Chicago and time to go to bed.
During past 12 years if trading i never saw a single client lose a single rupee on commercial plots investment in DHA Bahria or NFC IF the held their investment for more than 1 year from purchase.I will say Not a single person Mater of fact all commercial property owners made 2 to 4 times more gains than if they had same amount in residential plots.
I also noticed for commercial plots larger the plot size more gains it had. This was the main reason I highly recommend if one have budget they must try to go for largest size one commercial instead of buying 2 small commercial. I suggested an 8 marla commercial would be better buy at DHA9 8-marla 308 lacs than two 4-marla plots in DHA9 at 390 lacs for both plots. There were other reasons I recommend large size 8 marla commercial over 4 marla. In two 4 marla commercial plots construction cost will be lot higher than one 8 marla. In all past phases All 8 marla were on prime locations like largest main boulevards but 4 marlas were in sector commercial areas. Since highest rank army officers like Gen Brig are allotted 8 marla commercial you will find 8 marla in only prime locations. I am told 95% 8 marla commercial are one largest widest main Boulevard too but I cant trust this imfo as I have not seen new master plan with my own eyes. Due to their better location in all past ballots and maps I believe 8 Marla will win against 4 Marla

In two 4 marla rent will be lower because they are just too small for any multinational or restaurant or bank or designer clothing or shoes shops. In 4 marla even real estate office in not practical. Two desks and space is gone. In 4 marla you mostly see tailor shops vegetable shops tandoor etc that cant afford big rents. 8 marla get you more rent from multinational companies banks restaurants real estate offices because they have more visibility on wider roads than isolated CCA.
If one can afford DHA 9 8-marla go for it 1st. If cant afford 308 Lacs go for 4-Marla commercial at 195 lacs before you go for 1 kanal residential plot in DHA 6 or 8. If still cant afford than please go for DHA7 commercial of 4 marla at nearly 135 lacs before you buy one kanal residential plot in DHA7. For me to suggest these make no difference I am going to get more commission if you buy two 4 marla than 8 marla. I will make same commission if you buy residential or commercial. I am suggesting this because its what I learned from 12 years dealing in DHA Bahria and NFC2 along with dozens other schemes. I also felt largest price of single plot least chance that holder will sell plot in falling market or in panic. People with that kind of amount are highly educated and more smarter and calm. They always sell lowest priced holding BEFORE largest one.Since they hold large commercial plots for longer term you get very few sellers ans prices keep rising slowly but gain are solid due to firm holders or new buyers. One more point number of largest commercial plots is many times lower than 4 merlas.

Same time I will strongly suggest for residential plots I have experienced totally opposite of above. In this case smallest size plots always gained most. I have seen again and again people made more money in 4 5-Marla than 1 1-Kanal. I think main reason here was 1-Kanal plots available for sale is many times more than 5Marla and same time lower prices are affordable to way too many buyers than 1-Kanal buyers.

I hope I was able to help you. Tried my best to share you from my heart what I learned in 12 years dealing with smartest people in Pakistan. We got PHd Prof Doctors Managers Gen Maj Col politicians name any smart person we deal with daily. This is what they did and where they made most money.

I will ask you now please let me know you opinion too with your budget where you was thinking to go and why. And where you plan to go know since you already have commercial did it gain more than residential or less.

Lets have a poll for you. Friends please answer with 180 budget you suggest Saleeem bhai to increase budget yo 195 kacs and go for DHA 9 4-Marla commercial or he should by a 1-Kanal residential in DHA6 or DHA8. More pople vote better idea we both will have what will be a better investment in future too.

My one request to all holders of residential plots please dont take this post wrongly as 10000s more holders like you and me too preferred to go for residential because we never knew in past commercial investment was more rewarding. I too always thought commercial plots were overpriced and not good for new investment but I must admit missed lots of good opportunity in past. Hold what yoy have but do think about commercial in future seriously.
I wish and pray all of you gain big including residential plots holders 1st.

Allah Hafiz

Choudry Mujahid Yasin ( CMY )
Info@LREPK.com

Ashfaq Khan replied on Sunday, April 26, 2015 03:44 PM PST

CMY replied on Friday, April 17, 2015 08:09 AM PST

What is your professional outlook about DHA 9 Commercial 8 marla files???

Ans:
To date I have not seen any body that invested in DHA Lahore commercials for 1 year or more loose a single rupee of his investment. My 12 experience have shown me if one could have large budget he should only go for biggest size commercial plots available in his budget instead on many residential plots. I have seen people that invested in commercial plots have always gained more than twice on their invested compared to same amount invested in residential plots. To be honest I my self was not an advocate of commercial plots due to their higher prices but over the time I saw commercial plots kept gaining many folds even when market was generally very dull. Perhaps very few available commercial plots and sold wealthy long term holders make their prices only rise and rise upward. Even during fall in real estate market wealthy holders of commercial plots never sold these plots panic and need. They sold their lower priced lower sized plots 1st.

Based on & observing closely 100s of deals in DHA Lahore I would say its always wise to buy several smallest size residential plots instead of one larger size residential plot. At the same time one must always try his best to buy largest available size in his budget instead of buying two smaller commercial plots.
Now you asked me about 8 marla commercial plot in DHA Lahore. If possible please go for 8 marla commercial plot instead of 4 marla if your budget allows you. Currently DHA phase 9 8 marla commercial is better value based on price comparison. Do keep in mind 4 marla plots are not large enough for any good office or restaurant etc. 8 marla commercial plots are also in lower numbers and averagely rented by bank or multi nationals so their rents are much higher than 4 marlas due to their larger sizes and better location. When it comes to construction 8 marla also wins here. Cost of designing and construction is lot less than if you construct 1 8 marla instead of two 4 marla commercial plots.

Do keep in mind 8 marla plots are mostly allotted to highest ranked Gen Lt Gen and Brig etc so in each phase DHA Lahore phase 8 marla commercial plots are always on prime location only. Their ballot is done more fairly than too because each Gen want the best location 8 marla plot :). Their ballot is done more fairly because risk of wealthy plot owner can more easily challenge protest ballot results if they are unfair :). People who saw the map of DHA Lahore phase 9 are saying 95% 8 marla commercial plots are on a huge main boulevard, I dont know how much I can trust this info until I personally see the map. But I told you all I know about DHA Lahore phase 9 Lahore. My request If you hold one hold it tight and dont sell at their strong rise as lot of room to grow and in very short time. If have budget available dont deley the purchase as you will be paying more with each day waiting. Very very very few sellers in market for commercial plots of 4 or 8 marla in DHA Lahore. Extremely hard to find even one plot when we get a buyer.

Choudry Mujahid Yasin ( CMY )
Lahore Real Estate
Info@LREPK.Com

syed shoaib replied on Sunday, April 26, 2015 04:47 PM PST

What is method of buying dha multan file in lahore , is transfer available here ? Someone from lre update us on nfc phase 2 elections , ring road and development .thank u

CMY replied on Sunday, April 26, 2015 04:55 PM PST

Ashfaq Khan nice job sir. Well done. Made my day. If possible please also copy a post where I suggest in what budget where one can buy property. That will save me lot of time. If you get free time please email me all larger posts of me and other here in last 10 days that you can easily recover as they all got deleted.

That will be great gift. I spent too many hours on them and lost all those useful posts for me and other good folks like Shehzad Jameel Habeeb sahib etc here.

Ashfaq Khan replied on Sunday, April 26, 2015 05:51 PM PST

Dear CMY sahib, sorry I could save only 2 posts.

CMY replied on Thursday, April 16, 2015 11:16 PM PST

Dear Friend RZ

How comes DHA have not asked public ( civilian ) to apply for plot and have not announced the prices, as they did for DHA-8?

Ans: You will insha Allah get these plots offered on installments to general public before ballot.

How do you say we are approaching close to balloting?

Ans:
On ballot day of DHA Lahore phase 8 Z block these were the words to public by Brig sahib who is administrator of DHA Lahore and highest authority for ballots. He said I am extremely sorry and ashamed that we have to delay the DHA Lahore for this long and so many years. He said I cant promise you DHA Lahore phase 9 ballot will be held tomorrow but I do say its now only weeks away.

Now looking at his above statement I can safely "ASSUME" DHA Lahore phase 9 ballot will be held in just a few weeks time and must be held before 2015 ends.

Also worth noting is that DHA Lahore 8 Z block ballot was held in hurry to remove any complaints that why DHA 9 ballot was held BEFORE DHA 8 is finished.

What is your idea about the prices and installment rate and period ?

Ans:
DHA Lahore phase 9 1 Kanal will be offered at 85 to 90 Lacs for 3 years in installments.

How much Development charges can be ?
Ans:
I expect it to be 17 to 20 Lacs for one kanal.

How many plots are for general public size wise ?
7000 to 10000 for all sizes combined including commercial plots.

Above all figures are estimate "ONLY" based on my 12 years of dealing DHA properties and seeing past ballots in DHA Lahore. We should wait for official prices or numbers for accurate figures

Choudry Mujahid Yasin ( CMY )
Lahore Real Estate
Info@LREPK.Com

saleem replied on Sunday, April 26, 2015 09:29 PM PST

really so kind of you that you explained it so thorougly.i just wanted to confirm that you are suggesting me that i should sell my one 4 marla comm ph 9 that iam already having and add 18 million to that investment and buy one 8 marla comm so that it i could have two 8 marla comm in total???secondly do you think returns would be like it was in phase 5 & 6 commer.if yes what makes you so sure i-e its location or its outrageous masterplanning etc.last but not the least. i am not going to buy a plot in ph 6 instead i have intention of selling my ph 6 plot that is how 18 million would come in my budget..again many many thanks for taking some priceless time out of your routine to answer my questions and its fine even you reply after a day because i don't want to disturb your sleep.

CMY replied on Monday, April 27, 2015 02:09 AM PST

Thanks a million to both Ashfaq Lhan and buy123

I knew I will get lucky and someone from this webpage vistors will re post my lost posts for me. Why I had this so strong feeling?

In 2010 I had a meeting with manager of largest estate in Lahore with 4 branches and 100s employees. During that meeting that manager told me CMY I am your oldest fan. He pulled out a big file folder. than he showed me 100s printout of all my posts since 2003. He said I used your posts information in most times to advise buying selling options to our own clients base. He actually showed me had highlighted in yellow color highlighter all lines that contained all recommendation . I was surprised big time that how he went to that length to save all my past posts for so many years.

So I had strong feeling someone here may actually have saved some of my recent but lost posts between April 3rd to April 22 2015.

Choudry Mujahid Yasin ( CMY )
Info@LREPK.com

saleem replied on Monday, April 27, 2015 01:25 PM PST

dear cmy sb really so kind of you that you explained it so thorougly.i just wanted to confirm that you are suggesting me that i should sell my one 4 marla comm ph 9 that iam already having and add 18 million to that investment and buy one 8 marla comm so that it i could have two 8 marla comm in total???secondly do you think returns would be like it was in phase 5 & 6 commer.if yes what makes you so sure i-e its location or its outrageous masterplanning etc.last but not the least. i am not going to buy a plot in ph 6 instead i have intention of selling my ph 6 plot that is how 18 million would come in my budget..again many many thanks for taking some priceless time out of your routine to answer my questions and its fine even you reply after a day because i don't want to disturb your sleep.please do answer cmy sb

CMY replied on Monday, April 27, 2015 01:54 PM PST

Saleem bhai you understood right. Go for DHA9 8-Marla proper commercials IF its possible for you to do it asap. Very strong buying demand and almost none sellers is showing it may be getting out of your reach very soon.

Heard location of 8 marla is excellent on DHA 9 map. 95% on main blvd. But DHA could change its latest map any time. You know they have done many changes in pas too. If you have connection in DHA verify these 8 marla commercial locations.

Choudry Mujahid Yasin ( CMY )
Info@LREPK.Com

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