DHA City vs. Bahria Town: Which is better for a 125 Sq. Yard plot?
In Karachi’s real estate market, two major developments along the M9 Super Highway stand out: DHA City Karachi and Bahria Town Karachi. Both offer different benefits for buyers and investors. This comparison looks at their 125-square-yard plots to help you decide which one is better for your needs.
DHA City Karachi vs. Bahria Town Karachi For a 125 Sq. Yard Plot
In a Nutshell
| Feature | DHA City Karachi | Bahria Town Karachi |
|---|---|---|
| Price Range | PKR 20.5 lac – PKR 47 lac | PKR 7 lac – PKR 70 lac |
| Ready Plots (125 sq yd) | PKR 34 lac – PKR 45 lac (Sector 14B) | PKR 22 lac – PKR 42 lac (Precinct 10B & 11B) |
| Non-Ready Plots | PKR 18 lac – PKR 30 lac | PKR 7 lac – PKR 25 lac |
| Payment Plan | DHA Indus Hills: PKR 3,200,000 total price; 20% down payment; 5-year quarterly installments | Varies; one example cited a total of PKR 1,725,000 paid over 16 quarterly installments |
| General Transfer Fee | PKR 75 per square yard (for civilians) | PKR 15,000 |
| Specific Transfer Fee | Not specified for specific blocks | PKR 18,500 (Ali Block) |
| Key Advantage | Stable, long-term investment; institutional backing; future connectivity and development | Ready-to-move-in luxury lifestyle; complete infrastructure |
| Key Disadvantage | Far from central business areas; not suitable for immediate residence | High legal and financial risk due to ongoing cases |
| Noteworthy Information | Development of Shaukat Khanum Hospital and Malir Expressway expected to increase property value. | Plots in Ali Block can go up to PKR 60 lac due to its prestige. |
DHA City Karachi
DHA has a strong reputation for reliability and quality, making it a trustworthy choice for property buyers. This sense of security and stability makes DHA City Karachi an excellent option for investors who want a safe, long-term investment that will consistently grow in value.
125 Sq. Yard Plots in DHA City Karachi
Ready Plots in DHA City
Non-Ready Plots in DHA City
| Sector | Price Range (PKR Lacs) | Status |
|---|---|---|
| Sector 3C (Valley) | 32 to 37 | Full Paid |
| Sector 3D (Valley) | 33 to 38.50 | Full Paid |
| Sector 3E (Valley) | 28 to 33.50 | Full Paid |
| Sector 6E (Valley) | 27 to 32 | Full Paid |
| Sector 6F (Valley) | 25 to 28 | Full Paid |
| Sector 6G (Valley) | 24.50 to 29 | Full Paid |
| Sector 6H (Valley) | 24 to 28 | Full Paid |
| Sector 9E (Valley) | 23 to 25 | Full Paid |
| Sector 12E (Valley) | 20.50 to 23.50 | Full Paid |
| Sector 12F (Valley) | 21 to 23.50 | Full Paid |
| Sector 12G (Valley) | 20.50 to 23.50 | Full Paid |
| Sector 13E (Valley) | 20.50 to 23 | Full Paid |
| Sector 13F (Valley) | 20 to 23 | Full Paid |
| Sector 13G (Valley) | 20 to 23 | Full Paid |
| Sector 14A | 30 to 39 | Full Paid |
| Sector 14B | 34 to 47 | Full Paid |
| Sector 14D | 25.50 to 32 | Full Paid |
| Indus Hills | 32 | Full Paid |
Plot prices for 125 square yard plots in DHA City Karachi vary greatly, showing a clear price hierarchy. Sectors with higher prices, like 14A and 14B, are more developed and closer to important amenities, making them more valuable. Conversely, less developed areas like the Valley Sectors (e.g., Sector 13F) have lower prices. This price difference gives investors a choice: they can either pay more for a well-developed, prime location or buy a cheaper plot in a less-developed sector, hoping for significant profit as the area develops.
Payment Plans
For a 125 square yard plot in DHA Indus Hills, the total cost is PKR 3,200,000. You pay 20% upfront, and the rest is paid in quarterly installments over five years.
Payment Breakdown
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The total cost of the plot is PKR 3,200,000.
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The 20% down payment is PKR 640,000.
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The remaining balance of PKR 2,560,000 is paid in 20 quarterly installments over five years.
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Each quarterly installment is PKR 128,000.
Civilians pay 75 PKR per square yard, but companies and foreigners pay more, with extra fees for things like late or rush transfers.
Benefits of Buying a 125-Square-Yard Plot in DHA City
- Malir Expressway Connectivity: The Malir Expressway is a 39-kilometer road that will connect the city center to the M9 Motorway, greatly improving access to DHA City Karachi. Although the project has faced delays with funding and land acquisition, the Sindh Chief Minister has pushed for work to be sped up. The first phase is expected to open by December 2024, with the entire expressway completed by the end of 2025. Once finished, this expressway will make travel much easier and is expected to significantly increase property values in DHA City as well as DHA Karachi, despite the current commute challenges.
- No Lease or Dispute Issues: DHA City has a clear legal system for property transfers, which reduces the chance of ownership disputes. While some disputes do happen, they are handled through DHA’s established legal framework, providing more security and transparency for buyers. This structured process makes investing in DHA City safer than in less regulated areas.
- Shaukat Khanum Hospital: The largest Shaukat Khanum Memorial Cancer Hospital in Pakistan is almost finished in DHA City. This state-of-the-art, 400-bed hospital will create a high demand for rental properties from doctors, staff, and patient families. This is expected to significantly increase rental income and property values in the area.
Drawbacks of DHA City
- Distance and Job Opportunities: DHA City is far from Karachi’s main business areas and doesn’t have many local job opportunities yet. This means people who work in the city would have a long daily commute, making it less ideal for those who want to move in right away. For now, DHA City is a better choice for long-term investment rather than a place for immediate residence.
Bahria Town Karachi
Bahria Town Karachi is known for offering a luxurious lifestyle, often compared to international standards. It’s a self-contained “city within a city,” complete with well-planned roads, underground utilities, and top-notch security, providing a world-class living experience.
125 Sq. Yard Plots in Bahria Town Karachi
Ready Plots in Bahria Town
Non-Ready Plots in Bahria Town
| Precinct / Block | Price Range (PKR Lacs) | Development Status | Key Characteristics & Notes |
|---|---|---|---|
| Precinct 12 (Ali Block) | 44 to 70 | Possession | One of the most famous and premium areas with ongoing villa construction. Prices are high due to demand and location. |
| Precinct 15 | 37 to 55 | Possession | High-demand area for plots and villas. |
| Precinct 14 | 34 to 47 | Possession | Adjacency to Main Jinnah Avenue is a major plus. Prices had previously dropped from 60-70 lacs. |
| Precinct 10B | 35 to 43 | Possession | Has seen strong trading activity. |
| Precinct 11B | 35 to 48 | Possession | Offers plots and villas. |
| Precinct 27 | 27 to 48 | 80% developed | Development is in an advanced phase with leveled streets and amenities like a shopping gallery and mosque under construction. |
| Precinct 28 | 22 to 38 | 70% developed | Lower price range, near the Dancing Fountain and Jinnah Avenue. |
| Precinct 24 | 27.50 to 35 | 70% developed | A solid investment option due to ongoing development. |
| Precinct 31 | 28 to 34 | 90% developed | A well-developed precinct with a lower price point. |
| Precinct 6 | 7 to 8 (Full paid) | 15% developed | Represents a lower-cost, high-risk option in an early stage of development. |
| Precinct 26 | Disputed | 10% developed | Plots in this precinct are listed as “disputed,” indicating significant risk. |
| Precinct 29A | -38% to -42% of full paid | 0% developed | Represents a distressed asset market with negative premium. |
Prices for plots in Bahria Town Karachi (BTK) vary greatly, from under PKR 10 lac in undeveloped areas to over PKR 65 lac in prime spots like Ali Block. A plot’s value depends on its physical condition, location, and development status. For example, a “level plot” is more valuable than a “deep plot” that needs more work. Plots near graveyards or underdeveloped villages are cheaper. The high prices in Ali Block are due to its reputation as a prestigious, semi-developed area with luxury homes. Therefore, any investment in BTK requires a careful, plot-by-plot evaluation.
Payment Plans in BTK
Bahria Town offers different payment plans for its properties, which can change. For a 125 square yard plot, you can pay over 16 quarterly installments.
Transfer Fee in BTK
Transfer fees for plots have gone up, especially for investors. The standard fee for a 125 square yard plot is now PKR 15,000, while a plot in the popular Ali Block costs PKR 18,500 to transfer. This increase, along with other taxes and potential development charges that aren’t always set, could impact short-term investment decisions.
Benefits of Buying a 125-Square-Yard Plot in Bahria Town
- Dubai-like Lifestyle & Complete Infrastructure: Bahria Town Karachi is designed according to international standards, featuring well-designed roads like Jinnah Avenue (inspired by Dubai’s Sheikh Zayed Road), underground utilities, and round-the-clock emergency services. It offers a wide range of facilities, including the DanZoo, a theme park, golf courses, a hospital, schools, commercial areas, and the Grand Jamia Mosque. This “city within a city” concept makes Bahria Town an ideal choice for families looking for a high-quality, ready-to-move-in living experience without the need to travel to Karachi’s main city.
- Suitable for Immediate Personal Residence: Unlike DHA City, a significant portion of Bahria Town Karachi is already developed and populated, offering immediate living solutions for residents.
- Pollution-Free Environment with Greenery and Fresh Air: Bahria Town places a strong focus on a clean and green environment. The community has a beautiful landscape with lots of trees and plants. It also has effective rainwater management systems, including mini-dams, which prevent flooding and keep services running smoothly even during Karachi’s monsoon season. This makes for a healthier and more comfortable living environment for residents.
Drawbacks of Bahria Town
- Frequent Political/Legal Issues Related to Malik Riaz: A key concern for Bahria Town Karachi is the ongoing legal and political issues involving its chairman, Malik Riaz Hussain. The National Accountability Bureau (NAB) has opened cases against him, which has led to frozen accounts, seized assets, and a halt in development work. These legal disputes, including the £190 million Al Qadir Trust case and a massive Rs460 billion Supreme Court fine, create significant risk for property owners and can hurt the long-term value of their investment. This makes Bahria Town a more speculative choice for those focused on capital gains, despite its advanced development.
- Focus More on Lifestyle Than Investment Returns (Long-term): Bahria Town’s rapid development and amenities can offer quick, short-term investment gains. However, ongoing legal and political issues involving its founder create a high level of risk and uncertainty for long-term property value growth. While it may be suitable for short-term speculation, its long-term investment appeal is less reliable compared to the stability of DHA City. Therefore, Bahria Town’s main benefit is its high-quality lifestyle, not predictable long-term investment growth.
Conclusion
DHA City for Investment
If your main goal is a stable and secure long-term investment with high growth potential, DHA City Karachi is a better choice. Its strong reputation, future projects like the Malir Expressway and the Shaukat Khanum Hospital, and a clear legal system make it a reliable investment. The lower prices of undeveloped plots offer a great opportunity for investors who are willing to wait for a significant increase in value as the area develops.
Bahria Town for Lifestyle
If your priority is to move in right away and enjoy a luxurious lifestyle with a wide range of amenities, Bahria Town Karachi is the best option. It offers a fully developed, self-sufficient community perfect for families who want a high quality of life without waiting for future projects. However, be aware that the ongoing legal issues involving its founder could create uncertainty and risk for the long-term value of your property.
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