Overview

Established in May 1992, DHA Phase 1 is the first phase of DHA Islamabad and one of the oldest residential areas in Islamabad and Rawalpindi. Phase 1 has the advantage of many decades during which it has developed as a mature community.

Newer housing projects can have longer development timelines and require buyers to wait for road infrastructure, utility systems, and other community amenities. In contrast, Phase 1 has well-developed residential sectors with commercial activities and completed community infrastructure.

Sectors A, A1, B, B1, C, D, E, and F make up Phase 1 and provide buyers with options for property investments ranging from plots to constructed buildings and from residential to commercial purposes.

From an investment perspective, Phase 1 is attractive mainly because of its location. This phase is quite accessible from Rawalpindi and Islamabad. However, Phase 1 has significant variation in property prices due to the property's location within the sectors, construction, development of the surrounding area and plot size.

Detail Information

• Launch May: 1992
• Total Area Approximately: 16,750 Kanals
• Sectors: A, A1, B, B1, C, D, E and F
• Property Type: Residential Plots, Houses, and commercial Properties
• Market Primarily: Resale
• Development: Established and Developed

Location & Accessibility

Phase 1 is located on the GT Road between Islamabad and Rawalpindi and is convenient to people who regularly travel between the two cities.

The main access is from the GT Road near Fauji Foundation Hospital. From other routes, Phase 1 connects to adjacent areas such as Bahria Town and Morgah.

Main Access Points

Route Approximate Access

• Main Entrance: GT Road near Fauji Foundation Hospital
• Secondary Access: Bahria Phase 7 Commercial / Morgah Road
• Rawalpindi: Around 15–20 minutes, depending on traffic
• Islamabad: Around 20–25 minutes, depending on destination and traffic
• Zero Point: Around 25–30 minutes, depending on traffic

Keep in mind that during peak hours, travel times can be significantly longer. Therefore, instead of relying just on travel time estimates, you should take a look at the actual route of the property being considered.

Closest Landmarks

DHA Phase 1 has a variety of amenities including:

• GT Road
• Fauji Foundation Hospital
• Ayub National Park
• Morgah
• Bahria Town
• Attock Refinery
• Major roads connecting Rawalpindi and Islamabad

One advantage of the location is that residents do not have to use a single main route to access both Rawalpindi and Islamabad.

DHA Phase 1 Sectors and Blocks

DHA Phase 1 has 8 main sectors: A, A1, B, B1, C, D, E, and F.

Each sector differs in character and property values are not consistent across the phase.

Sector A

Sector A offers easy access to GT Road. This influences the premium values that can be obtained.

Sector A1

Like Sector A, A1 is a preferred area of Phase 1. Buyers are concerned with location and property condition before making offers.

Sector B

Sector B has good accessibility to surrounding communities and is convenient as an established residential sector. It has a developed environment that makes it useful to both end users and property investors.

Sector B1

B1 provides another opportunity for a residential sector in the developed area of Phase 1. Pricing in B1 depends on the street and plot position, as well as the property's condition.

Sector C

Buyers in Sector C can find more affordable options in Phase 1. The surroundings and location should be checked before buying.

Sector D

Sector D is close to commercial activities and daily necessities and can attract families.

Sector E

Sector E is residential and has an established community with an environment that can attract families.

Sector F

Sector F combines residential and commercial activities. The pricing of the residential sector can vary from that of a prime commercial sector.

Which Sector Should You Choose?

There is no best sector for all buyers.

When purchasing a property to live in, daily accessibility, street environment, nearby amenities, and the condition of the property are more important than the sector name.

For investment purposes, a buyer should consider pricing, resale value and rental demand for the property, rather than just whether a sector is premium.

Plot Sizes in DHA Phase 1

Some flexibility in sizes and availability exists, but generally speaking, the larger residential plots areusually from the original planning of the phase, and the smaller ones are rarer.

Commonly available sizes are

 

Conversion Reference

 

• 1 Kanal = 20 Marla

1 Marla is approximately 225 square feet under the convention used in this guide

Availability changes with the resale inventory, and buyers should check current listings even if they assume that every size is available in every sector.

DHA Phase 1 Property Prices

DHA Phase 1 is a resale market, so there is no single price for a particular plot size.

Two properties with the same area can have very different asking prices because of sector, street location, road width, corner position, facing, construction quality, age and other factors.

The original draft included indicative price ranges. These should be treated as market estimates rather than fixed rates because property prices can change and asking prices are not always the same as final transaction prices.

I. Indicative 8-Marla Prices

 

Conversion Reference

 

• 1 Kanal = 20 Marla

II. Indicative 1-Kanal Prices

 

III. Indicative 2-Kanal Prices

 

F Variable

Important: The following market draft indicative figures should not be regarded as transaction prices in the current market. Consult property professionals for updated sector and property rates before buying or selling.

These are the main factors that somewhat influence price:

• Sector and street
• Plot size
• Corner/Park-facing
• Main/Secondary Road position
• Road width
• Possession and docs
• Construction quality
• House age
• Renovation
• Nearby shopping and services
• Rental demand
• Market conditions

Properties in well-located streets can command very different prices from properties in the same size location.

Payment and Transfer Process

As Phase 1 is primarily a resale market, the regular dust-to-dust approach is used rather than a new developer payment plan. Hence, buyers deal directly with property owners or their representatives.

A transaction involves many processes:

• Property selection
• Shortlist property within budget, size, sector and intended use

Document verification

• Before making a major payment, confirm ownership of the property with the DHA records and confirm the status of dues and other relevant documents.
• Offer and negotiation
• Once the buyer and seller agree on the property price and payment terms, the next step is to reach a written agreement.
• Written agreement
• The terms, once agreed, must be documented.

Payment

Payments should be made through banking channels that provide certainty of transaction.

DHA transfer

• The applicable DHA ownership transfer process should be completed.
• Registry and related formalities
• The applicable government and legal registration requirements must be completed.
• The procedure, costs and time vary according to the individual case. The prospective customer must verify the current terms with the DHA and its legal adviser.

Development Status

The first and biggest difference between the launch of DHA Phase 1 and the launch of a new housing project is the community's level of development.

The phase has progressed to creating roads, pathways, utility services, infrastructure and commercial and community services. A potential buyer does not have to continue relying on the “promise of development” to have a ready-to-use dwelling.

Residents can find:

• Electricity connections and supply
• Water and gas services
• Sewerage services
• Parks
• Commercial facilities
• Security services
• Educational and health facilities
• Residents can find Road infrastructure and developed residential streets.

Facilities and Amenities

The level of development means that residents of HCE and DHA Phase 1 have access to many essential services.

Parks and Recreation

The community has access to Sports facilities parks and Green spaces.

Depending on the location, amenities and recreational options can include:

• Parks
• Jogging areas
• Children’s play areas
• Sports ground
• Tennis, and other sports activities
• Open spaces
• The surrounding Soan River adds to the scenic beauty.

Security

Security arrangements are maintained on a controlled basis in DHA communities. Buyers should check the security arrangements pertaining to the specific sector and street where they are planning to buy a property.

Utilities

The developed areas in Phase 1 have municipal services such as

• Pips
• Water
• Gas
• Sewerage
• Street lights
• Trash collection
• Telecommunications
• Electricity, water, gas, sewerage and trash collection services are available to all houses in this area.

Schools and Education

• DHA Phase 1 has a variety of schools.
• The Roots School
• DHA APS (Arts and Public School)
• Private schools
• Coaching and tuition centers

The right school depends on the children's ages and the family’s location preferences.

For families, proximity to schools is important when selecting a property.

Healthcare Facilities

Healthcare is very important for families.

DHA Phase 1 offers a variety of healthcare services. These services include private clinics, pharmacies, and large hospitals.

• The supplied draft consists of
• Avicenna Medical Center
• Fauji Foundation Hospital
• Private clinics
• Pharmacies
• Ambulance and Emergency services

Fauji Foundation Hospital is important because of its location in the main access area.

Buyers should check the current operating status and services of any medical facility they plan to rely on.

Commercial Areas

DHA Phase 1 contains a developed commercial area that provides convenient shopping and services for its residents.

Commercial facilities:

• Shops
• Restaurants/Cafes
• Offices
• Banks/ATMs
• Salons
• Repair services
• Tailors
• Laundry services
• Markets

Commercial centers

The original draft also describes DHA Avenue Mall as a major commercial center.

The value of a commercial property differs from that of a residential property. Value can be impacted by location, frontage, demand, parking, access, foot traffic, neighbors, and tenant mix.

Houses and Rental Market

As Phase 1 of the community is already built, rental properties enable people to live between or near the two major cities.

There is potential for renting:

• Adults working in Islamabad or Rawalpindi
• Families
• Corporate employees
• Business owners
• Students and scholars
• Long-term tenants

Large, unfurnished properties can be rented to families, while smaller, furnished properties can be rented for short-term stays. Lease prices can vary based on the size of the property, whether it is furnished or unfurnished, location, accessibility, condition, parking, related facilities, and the state of the rental market.

Investment Potential

DHA Phase 1 is more of an established property market than a speculative development.

The main investment draw of DHA Phase 1 is the established community. Roads, buildings, facilities, and amenities are in place, so prospective buyers are evaluating actual properties rather than speculating on development plans.

• Why Some Buyers Consider Phase 1
• Established Residential Environment
• Accessibility to Both Islamabad and Rawalpindi
• Current Rental Market
• Current Resale Properties Available
• Structured Physical Infrastructure
• Developed Economic Commercial Activities
• Choice of Residential or Commercial Activities

Buyers should not expect all properties to appreciate at the same rate.

It is the range of factors mentioned above that largely affect property appreciation.

Price

• Sector of Property
• Location
• Physical Condition
• Demand and Supply
• Property Market
• Holding Period (Length of time a property is held)

It is always advisable for a prospective investor to assess the specific property rather than rely on a general percentage-return estimate for the entire phase.

Factors Affecting Price Of DHA Phase 1 Properties

There are many factors that help determine the price of a property in the same sector.

Location

Connections to major roads, parks, shopping areas and amenities can add value to a property.

Plot Position

Plots in corners and/or near parks can add value to a normal plot.

Construction

In the case of houses, the quality of construction and the age of the house will play a role in setting a value.

Street and Road Width

The environment and the width of the street will affect the price of the plot.

Rental Potential

Properties that are easier to rent will attract investors.

Market Conditions

Many factors can affect the price of property, even if there is no direct relationship between them. These factors can include interest rates, general buying trends, the overall market, how people feel about the economy, etc.

Positives and Negatives of DHA Phase 1

• Fully Urbanized and Developed Community
• Easy access to Rawalpindi and Islamabad
• Existing Resident Households
• Existing Shops
• Existing Schools and Health Facilities
• Available Properties for Sale
• High Demand Rentals
• You don’t have to wait for another Housing Scheme
• Can also consider
• Smaller properties may be harder to find
• Considerable price differences between Sectors and Locations
• Most Pakistanis buy resale properties
• Many of the properties are old and require lots of work
• More expensive properties are next to good locations
• Some areas appreciate more slowly
• Prospective buyers must do proper legal checks
• Best for you depends on what you want from the property: use it right now, rent it, sell it, or invest.

DHA Phase 1 for Overseas Pakistanis

DHA Phase 1 may be a good option for Overseas Pakistanis looking for an urbanized property in the Islamabad-Rawalpindi area.

The biggest draw for an Overseas Buyer is that they can view and compare an established property without having to wait several years for development.

When purchasing from abroad, take note of the following;

 Priority your budget and property requirements and make your short list

• Request all property-linked documents
•  Request a property viewing either in person or virtually
• Get the property ownership related documents reviewed
• Check finalize DHA related amount and other liabilities
• Price is negotiable related to the property condition
• Request funds to be sent to secure the purchase

The best option for you depends on what you want to do with the property: use it right now, rent it, sell it, or invest in it. Once the transaction is complete, produce the original documents.

Due to changes in taxes, remittances and banking requirements, it is advisable to consult a Pakistani property and tax expert when overseas clients are transferring money.

Documents and Due Diligence

Property documentation should never be a formality.

Ensure that you verify the documents pertaining to the plot or house with the relevant authorities and, if necessary, obtain legal advice.

• Documents to Verify
• Document
• What to Verify
• Documents of Title / Ownership: Owner's information and details of the property
• Possession Documents Current possession and DHA records
• DHA Dues: Any unpaid dues
• Property Tax Paid taxes
• Transfer / Mutation Record Prior ownership history
• Site / Plot Plan: Location and boundaries
• Building Approval: Approvals for constructed building
• Utility Bills: Current status of utilities
• Tenancy Documents Details of lease and rent

Signs of Concern

Beware of a deal when:

• The asking price is unusually low.
• The seller refuses to show the original documents.
• The title and ownership details do not match.
• DHA dues are outstanding.
• There is a dispute about the boundaries.
• The property has unauthorized construction.
• The seller refuses to conduct the formal transfer of ownership.
• A third party claims ownership or possession.
• Do not transfer a large amount of money just because a property seems to be a good deal. Verify first.

DHA Phase 1 vs Other DHA Islamabad Phases

The main difference between Phase 1 and newer DHA developments is the level of development.

• Factor DHA Phase 1 Newer DHA Phases
• Development is Underway or Development is Complete
• Community is Developing or Established Established
• Property Options: More Property Options in the development stage; existing houses or Plots of Land
• Rental Market Depends on Location Complete
• Infrastructure Develops in Stages Almost Complete
• Investment Style More Potential for Growth More Development with Less Certainty More concentrated on Established Properties
• Good For Buyers Looking to Purchase in Development Areas; Would-be Residents and Buyers Looking to Purchase in an Established Area

This does not signify one phase is better than the other. A buyer looking for a ready house will likely purchase in Phase 1, while someone looking at an area for long term development may purchase in a newer Phase.

Is DHA Phase 1 phased Place to Buy property?

For those looking for an established community, DHA Phase 1 offers practical benefits. It has access to both Islamabad and Rawalpindi and has developed commercial and residential areas, as well as an existing rental market. Buyerphaseo have the option to purchase ready houses in contrast to waiting for new developments to mature.

The purchase should still be property specific.

When purchasing, consider the following:

Recent market activities and price

• Quality of construction
• Size of plot
• Location of the street and sector
• Potential rental income and sale
• Documentation
• Outstanding dues

A property in a prime location purchased below market price can, in many cases, be a better investment than just buying a property in a premium sector.

Final 

DHA Phase 1 will likely maintain its value and relevance because the newer development does not yet have an established community.

DHA Phase 1 is positioned well with respect to accessibility and utilities. This phase is a good selection for permanent staying. For property owners, rental and resale markets provide an evaluation platform for properties, as they can buy before development is completed.

Keep in mind that supply and demand patterns differ across the various segments of DHA Phase 1.

When you buy in DHA Phase 1, make sure you study the property and its documents, check recently sold prices and assess the property based on your intended use.

Contact Daaclay

Do you want to buy property in DHA Phase 1 in Islamabad-Rawalpindi?

Daaclay offers buyers property research, location comparisons and buying assistance.

Daaclay also provides support for document verification, market and location assessment, representing customers and negotiating during the buying process, assisting customers with the transfer of possession in DHA and offering investment advice to overseas Pakistanis.

• Contact Daaclay
• Email: info@daaclay.com
• Website: Daaclay
• Offices: Lahore and Islamabad

When getting in touch with a consultant, the following may be helpful for you to know:

• Your budget
• Your preferred plot or house size
• Your preferred sector
• Whether you're looking to buy to live or looking to buy to invest
• Your timeline for anticipated purchase
• Rental

Property prices and availability can change. Always confirm the latest market rate and applicable DHA requirements before making a purchase. For legal matters, consult a qualified property lawyer.