Capital Smart City vs DHA Gandhara vs Faisal Town Phase 2
Today, we are going to compare three major housing projects: Capital Smart City, DHA Gandhara and Faisal Town Phase 2.
We will examine all important aspects of these societies, including their locations, prices, development strategies, current progress and future potential.
We produced a similar comparison video approximately one year ago. Today, we will review what has changed during that period, which society has progressed the most, how prices have performed and what we may expect in the future.
Let us begin with the motorway interchange.
Capital Smart City Interchange
The overall interchange situation remains similar to what it was one year ago. However, the pace of development has increased considerably.
The interchange is associated with Capital Smart City and is being developed to formally connect Phase 1 and Phase 2.
Once completed, it will function as a proper motorway interchange, similar to the other interchanges operating along the M-2 Motorway.
A significant portion of the required infrastructure has already taken shape, while the remaining construction and development work is actively underway.
This interchange is expected to improve accessibility and positively influence the value of the surrounding developments.
DHA Gandhara Launch and Price
DHA Gandhara has recently displayed several promotional billboards, indicating that its official launch may be approaching.
However, it is not currently possible to confirm the exact launch date.
In terms of pricing, a one-kanal booking in DHA Gandhara is currently being discussed at approximately PKR 5.5 million.
Since this is a booking-stage investment rather than a possession-ready plot, buyers should understand the difference between the booking price and the eventual cost of a developed plot.
Access to Capital Smart City
Capital Smart City currently has two major access routes:
Access from Chakri Road
Access through the dedicated interchange on the M-2 Motorway
These access routes are essentially the same as they were previously, although the development of the motorway interchange has improved the project’s overall connectivity.
Capital Smart City and DHA Gandhara are located close to one another and may eventually strengthen each other’s value.
Previously, many people believed that as Capital Smart City expanded, DHA Gandhara would emerge as its direct competitor.
However, the situation now appears to be different.
Capital Smart City’s developer is also involved in the development, marketing and overall management of DHA Gandhara. Therefore, rather than competing against each other, the two projects may complement one another.
The continued development of Capital Smart City may consequently create a positive impact on DHA Gandhara and its surrounding land.
Faisal Town Phase 2 Development
Let us now discuss Faisal Town Phase 2.
Faisal Town Phase 2 is undergoing very rapid development. In fact, the pace of work has been among the fastest we have observed in the surrounding real estate market.
Roadwork, sewerage infrastructure and land development are visible in several blocks.
However, one major concern still remains: the status of its No Objection Certificate.
NOC Status of Faisal Town Phase 2
Faisal Town Phase 2 has not yet received an NOC from the Rawalpindi Development Authority.
The management has submitted an application to the relevant authority, and the application process is reportedly available online.
However, an application being processed is not the same as having an approved NOC.
The jurisdiction, boundaries and land-related matters surrounding this project are complicated. We have already discussed these issues in a separate detailed video.
Previously, the legal and jurisdictional position of Faisal Town Phase 2 appeared somewhat unclear. Although certain matters now seem more organised, there is still no confirmed timeline for the issuance of the NOC.
Numerous videos and market reports claim that approval may arrive soon. However, at present, there does not appear to be any fully authenticated confirmation regarding the exact date of approval.
Strengths of Faisal Town Phase 2
Despite the NOC concern, Faisal Town Phase 2 has several important strengths.
Its project area is clearly identifiable, which is a positive factor.
A considerable portion of the land has reportedly been purchased and transferred into the developer’s name. This also strengthens the project from an ownership and development perspective.
Most importantly, development activity is physically visible on the ground.
These factors distinguish the project from schemes that exist mainly through files and marketing without substantial land possession or development.
Files, Inventory and Sales Strategy
Faisal Town Phase 2 initially launched a limited number of blocks and categories.
As time has passed, however, the management appears to be focusing on launching and selling additional files to generate cash flow.
This is a common development strategy.
By selling more inventory, the developer receives additional funds that can be used for roads, sewerage, infrastructure, land acquisition and further development.
However, buyers should also consider how much inventory is being introduced and whether development is progressing at a similar pace.
Sector P
Sector P has been launched in a strong location close to the interchange.
Its launch indicates that Faisal Town Phase 2 is actively working to sell more of its available inventory.
The project’s current strategy appears to be focused on increasing sales while continuing development simultaneously.
This can support construction activity, but it also means that investors should carefully evaluate the location, payment status and development condition of each block before purchasing.
Location of DHA Gandhara
DHA Gandhara is located on the opposite side of Capital Smart City Phase 1.
The land between Capital Smart City and DHA Gandhara is considered highly valuable because of its proximity to the motorway, the interchange and other major development projects.
As both projects grow, this entire corridor may become increasingly important.
However, DHA Gandhara is still at an early stage, and its development status cannot currently be compared with the established sectors of Capital Smart City Phase 1.
Price Comparison
Let us now compare the prices of Capital Smart City Phase 1 and Faisal Town Phase 2.
A possession-ready 5-marla plot in Capital Smart City Phase 1 may be available for approximately PKR 3 million to PKR 3.2 million, depending on its sector, street, category and exact location.
Faisal Town Phase 2 also offers developed or partially developed 5-marla plots within an approximate range of PKR 2.5 million to PKR 2.7 million.
The difference between the two prices may not appear very large, but their development conditions are significantly different.
Capital Smart City Phase 1 already has:
Possession-ready sectors
Constructed houses
An established residential community
Operational roads and infrastructure
Families currently living in several areas
Faisal Town Phase 2, on the other hand, is still installing sewerage lines and developing infrastructure in several blocks.
Therefore, Capital Smart City currently provides greater practical value for buyers looking to construct a house or move into a developed community.
Impact of the NOC on Faisal Town Prices
The NOC issue has created uncertainty and has affected the price performance of Faisal Town Phase 2.
Without this concern, its prices may have increased significantly and could possibly have reached or even exceeded the prices of Capital Smart City in certain categories.
The project’s location, development speed and land position support its potential.
However, legal and approval-related uncertainty limits investor confidence and prevents prices from achieving their full possible value.
If the NOC issue is resolved, Faisal Town Phase 2 may experience a considerable increase in market demand and prices.
Development Status of Faisal Town Phase 2 Blocks
Development in Faisal Town Phase 2 varies considerably from one block to another.
Model Block O
Model Block O currently has the most visible development.
It appears to be the project’s most advanced block and provides buyers with a clearer idea of the developer’s intended development standard.
Model Blocks Q and R
Model Blocks Q and R have also experienced significant development.
Infrastructure and ground activity in these blocks are more visible compared with several other areas of the project.
Blocks I-1 and I-4
Blocks I-1 and I-4 have also reached a comparatively developed stage.
These blocks are available on a full-payment basis rather than through long-term instalments.
Sector X
Sector X was also offered on a full-payment basis.
Full-payment plots generally belong to categories where the buyer is expected to clear the entire amount instead of continuing through an extended instalment plan.
Overseas Blocks
The Overseas blocks have not yet experienced substantial development.
Buyers considering these blocks should understand that they may require a longer waiting period before infrastructure and physical development become clearly visible.
Overall, Faisal Town Phase 2 offers several fully paid plot categories, but development progress differs from block to block.
Development Status of DHA Gandhara
DHA Gandhara is currently at a preliminary development stage.
Initial roads and basic access routes are being constructed, but a considerable amount of work remains.
The project still requires major development in areas such as:
Internal road networks
Sewerage systems
Utilities
Plot demarcation
Residential infrastructure
Commercial and community facilities
Therefore, DHA Gandhara should currently be viewed as an early-stage investment rather than a developed or possession-ready housing project.
Which Society Is More Developed?
From a development perspective, Capital Smart City Phase 1 is currently ahead of both Faisal Town Phase 2 and DHA Gandhara.
It already has developed sectors, possession, completed houses and an active residential community.
Faisal Town Phase 2 is progressing rapidly and has visible development in several blocks. However, its NOC status remains a major concern.
DHA Gandhara has strong branding, an attractive location and potential support from the surrounding development corridor, but it remains at an early stage.
Investment Strategy
The most suitable project depends on the buyer’s objective.
For buyers who want possession, construction and an established community, Capital Smart City Phase 1 currently offers the most practical option.
For investors who are willing to accept some legal uncertainty in exchange for potentially stronger future appreciation, Faisal Town Phase 2 may offer opportunities, particularly in blocks with visible development.
For investors seeking an early-stage, long-term investment associated with the DHA name and the Capital Smart City development corridor, DHA Gandhara may be considered.
However, early-stage projects generally involve a longer waiting period and greater uncertainty.
Future Outlook
Capital Smart City is likely to benefit further as the interchange becomes operational and development continues in Phase 2.
DHA Gandhara may benefit from its proximity to Capital Smart City and from the shared development strategy of the organisations involved.
Faisal Town Phase 2 has the potential to perform strongly because of its location and rapid development. However, its future price growth will depend heavily on the resolution of its NOC and jurisdictional matters.
If those issues are resolved, the project may experience a significant improvement in investor confidence and market prices.
Conclusion
All three societies have their own strengths and challenges.
Capital Smart City currently leads in terms of development, possession and residential activity.
Faisal Town Phase 2 has demonstrated very rapid physical progress, but its NOC remains the most important concern.
DHA Gandhara offers a strong location, valuable surrounding land and long-term potential, but its development is still at a preliminary stage.
Investors should make their decisions according to their budget, risk tolerance, investment period and requirement for possession.
Prices mentioned in this discussion are approximate market estimates and may change according to the location, block, plot category, payment status and prevailing market conditions.
DHA Gandhara, Land Acquisition, Capital Smart City Phase 3 and Future Investment Strategy
Let us now move towards DHA Gandhara.
At present, development in DHA Gandhara is still at a very preliminary stage. Only the basic outlines of the road network are visible on the ground.
Some of the initial roads have recently been developed, particularly the main access roads near the entrance. This suggests that development activity may accelerate in the coming days.
Before officially launching the project, DHA will naturally need to create a visible development base and establish confidence in the market.
DHA generally follows a structured and well-planned launch strategy. Once the official launch campaign begins, development, marketing and sales activity are likely to reach a much higher level.
This may create considerable movement and interest across the entire surrounding real estate market.
At present, a one-kanal file in DHA Gandhara is available for approximately PKR 5.5 million. These files are also available through our office for interested buyers.
Land Acquisition Status
Let us now discuss land acquisition.
Land acquisition in Faisal Town Phase 2 appears to have slowed down or temporarily stopped.
Previously, the project was expanding its landholding rapidly. However, it is no longer moving forward at the same pace beyond the land it has already acquired.
There may be several reasons behind this slowdown. Some of those reasons are controversial, so I do not want to discuss them in detail here. I have already produced a separate video on this subject for viewers who want a deeper explanation.
The land position of Capital Smart City also appears relatively unchanged, while Faisal Town Phase 2 is facing a similar situation.
One major reason is that local landowners have now become more aware of the future value of their property.
Many landowners have significantly increased their asking prices and are no longer willing to sell land at the earlier rates.
Their view is that they previously sold their land cheaply, while housing societies later developed and resold it at much higher prices.
Of course, developers also have major costs related to planning, infrastructure, approvals, development, marketing and utilities.
I am not saying that the landowners’ assessment is entirely correct. However, this is how many of them now view the situation.
As a result, land acquisition has become more difficult and expensive for major housing projects in this area.
Capital Smart City Phase 3
We have not yet discussed Capital Smart City Phase 3 in detail, so let us now examine its current position.
Phase 3 is still at a very basic and early stage.
In terms of location and development stage, it may be compared with Faisal Town Phase 2.
Both projects are located close to the M-2 Motorway and the Thalian Interchange.
Faisal Town Phase 2 is situated on one side of the motorway, while Capital Smart City Phase 3 is located on the opposite side.
NOC Expectations for Phase 3
Capital Smart City has generally been successful in securing approvals and NOCs for its projects.
The developer has an established profile and experience in handling regulatory matters.
For this reason, it may be reasonable to expect that the NOC for Capital Smart City Phase 3 could also be approved.
However, this is only an estimate and should not be treated as a confirmed fact.
My personal prediction is that the NOC for Capital Smart City Phase 3 may arrive before the NOC for Faisal Town Phase 2.
It is even possible that the Phase 3 NOC may be approved while the Faisal Town Phase 2 NOC remains unresolved.
This prediction could turn out to be incorrect, but based on the current situation, this is how I see the regulatory position of the two projects.
Future Value of Capital Smart City Phase 1
The next question is: what will happen to the value of Capital Smart City Phase 1?
An investor who already owns property in Phase 1 may naturally wonder how the launch of Phase 3 and the development of DHA Gandhara will affect the value of their investment.
In my opinion, Phase 1 is likely to retain the strongest value among these projects.
The main reason is that real estate value is not based only on the availability of land or plots.
There is no shortage of land. You can find plots from Islamabad all the way towards Lahore.
It is not simply about the land. It has never been only about the land.
It is about people and where they actually want to live.
People prefer to live in places where education, healthcare, employment, shopping, transportation and other daily-life facilities are easily available.
For example, people prefer Islamabad sectors such as F-7, F-10, F-11 and G-11 because they do not need to travel far for essential amenities.
The same principle applies to Capital Smart City.
Amenities and Community Development
Capital Smart City is gradually bringing important institutions and facilities into the society.
This is one of the most difficult parts of building a successful residential community.
Developing roads and selling plots is relatively straightforward. Attracting universities, schools, colleges, hospitals, businesses and employment opportunities is much more challenging.
Capital Smart City has already made progress in this area.
Several universities are expected to establish campuses in the project.
The NUTECH campus has already been constructed, while major college buildings have also been completed.
Schools are already operational in the society.
A medical complex is also planned, while an IT complex has already been developed.
These facilities can attract students, teachers, medical professionals, employees, businesses and families.
Once people begin moving into the area for education, employment and services, the demand for housing will naturally increase.
This is how a real community develops and how a housing society becomes active.
For this reason, I do not expect Capital Smart City Phase 1 to lose its value in the near future.
Phase 3 as an Early-Stage Investment
Capital Smart City Phase 3 may be viewed as an early version of what Phase 1 was approximately seven or eight years ago.
At that time, Phase 1 was also in its initial development and instalment stage.
An investor who begins paying instalments in Phase 3 today may need to wait several years for the project to develop.
Within two, four or five years, Phase 3 may begin taking a more complete shape.
Even if development takes longer than expected, the plot may still maintain its value because the stated land cost is approximately PKR 2.2 million to PKR 2.25 million.
In my opinion, this is a comparatively reasonable entry price for a long-term investment associated with Capital Smart City.
Faisal Town Phase 2 as an Investment
Faisal Town Phase 2 is not necessarily a bad investment.
Its overall location is very strong.
However, buyers must be prepared to accept the risk associated with the unresolved NOC.
The NOC is not currently confirmed, and I do not expect it to be resolved very quickly.
However, approval may still arrive, and no one can predict the outcome with complete certainty.
The other uncertainty is the timeline for community development.
Although the location is attractive and physical development is visible in some areas, it is still unclear when a complete residential community will emerge.
Until roads, utilities, possession, construction and amenities take their final shape, it is difficult to predict exactly how a project will perform.
Choosing the Right Buying Strategy
The final decision depends on your buying strategy.
You should first decide whether you are investing for:
The short term
The medium term
The long term
Immediate possession
Instalment-based investment
Lower risk
Higher potential return with greater risk
Short-Term Strategy
For a short-term investment, it may not be wise to move into early-stage or approval-dependent projects.
A possession-ready plot would be the more practical choice.
At present, possession-ready options are primarily available in Capital Smart City Phase 1.
Such a plot provides greater liquidity, lower uncertainty and the possibility of immediate construction.
Long-Term Strategy
For a longer-term investment, investors may consider early-stage options where payment can be made gradually through instalments.
Capital Smart City Phase 3 may suit buyers who want:
A longer investment horizon
Instalment-based payments
A comparatively balanced risk profile
Potential future appreciation
Association with an established developer
Faisal Town Phase 2 may also offer long-term potential, particularly because of its location and visible development.
However, its NOC-related risk must be considered before making any investment decision.
The correct option ultimately depends on how long you can wait, how much risk you can accept and whether your priority is possession, instalments or future capital appreciation.