# Bahria Town Islamabad and Rawalpindi review

URL: https://which.pk/property/islamabad/bahria-town-islamabad/
Author: Ahtisham
Updated: 17 Oct 2026

## Summary

Bahria Town Rawalpindi and Islamabad is approved only in parts. CDA has issued NOCs for Phases II, III, V, VI and VII-E, but not for Phase VII or Phase III-E and IV. RDA approves Phases I, II and III (partially) and Phase VIII at Shahpur and Gali, but lists Phase VIII Extension as illegal. Zameen's average asking price for a 5 marla plot was Rs 66.5 lakh in August 2026, up 77% since May 2021. Phase 8 allottees told RDA in January 2026 they had waited for possession since 2004.

Bahria Town Rawalpindi, also sold as Bahria Town Islamabad, is **approved only in parts**. CDA has issued NOCs for Phases II, III, V, VI and VII-E, and RDA approves Phases I, II and III (partially) and Phase VIII at Shahpur and Gali, but Phase VII and Phase III-E and IV have no CDA NOC and Phase VIII Extension is on RDA's illegal list (October 2026). A 5 marla plot averaged **Rs 66.5 lakh** in asking prices in August 2026.

## Is Bahria Town Islamabad approved by CDA?

Some phases are. The town sits across the line between Islamabad and Rawalpindi, so the Islamabad side needs CDA (Capital Development Authority) approval.

CDA first approves a layout plan, then issues an NOC (no-objection certificate) once the developer meets its conditions. As of October 2026, CDA's own scheme pages show:

| Phase (CDA) | Area | Layout plan | NOC |
|---|---|---|---|
| II, III, V and VI | 2,501 kanal | 8 Aug 2000 | Issued 5 Jul 2001 |
| VII-E | 711 kanal | 14 May 2012 | Issued 20 Mar 2015 |
| VII | 879.53 kanal | 11 Feb 2020 | Not issued (remark of 25 Nov 2025) |
| III-E and IV | 2,099 kanal | 8 Dec 2010 | Not issued (remark of 5 Nov 2025) |

Even for Phases II, III, V and VI, CDA notes "litigation due to non-development of Public Buildings and Park Area".

On 6 March 2026, CDA wrote to Bahria Town that it had failed for **about 15 years** to meet the conditions of the Phase III-E and IV plan. The letter quotes a 2019 Islamabad High Court order: Bahria's own lawyer confirmed it had developed land under revised plans CDA had not approved.

CDA gave a "final opportunity" of 7 days and listed possible penalties, including cancelling the plan and referral to NAB or FIA. CDA's page gives the area as 2,099 kanal, while the letter says the 2010 plan covered 2,999 kanals.

## Is Bahria Town Rawalpindi approved by RDA?

The Rawalpindi side falls under RDA (Rawalpindi Development Authority). RDA's lists, checked on 16 October 2026, show:

- **Approved:** Phase I, II and III (partially), Kotha Kalan, over 2,368.14 kanal.
- **Approved:** Phase VIII at Shahpur, over 5,954 kanal, and a layout plan for Phase VIII at Gali, over 11,545.85 kanal.
- **Illegal:** Phase VIII Extension (Mouza Dhara, Bahria Town Expressway), added in March 2026.
- **Illegal:** "Phase IX, VIII" at Lari Miana, Garden City (Seren City), Safari Homes and Khalid Block, Raffi Block, Bahria Town Dhagal, and a "Bahria Town" at Kalar Saydian, Rawat Road.

For Phases I to III and Phase VIII at Shahpur, RDA notes that Bahria gave a transfer deed and bank guarantee instead of a mortgage deed. RDA and CDA both list Phase III, so check which authority covers your exact block. You can search both lists with our [society approval check](/property/tools/society-approval-check/).

## Has possession been given in Bahria Town Phase 8?

Not to everyone. Possession means handing over a developed plot you can build on. On 3 January 2026, Phase 8 allottees told RDA's Director General they had been **waiting for possession since 2004**.

They also complained of an extra demand of Rs 11 lakh and plot sales without an NOC. RDA ordered an inquiry and legal action, including an FIR against the staff involved.

The older phases are lived in. On 2 May 2026, residents and traders from Phases 1 to 8 joined a protest in Phase 8 over services and charges.

**Phase 8 Sectors F2, F3, F4 and P:** Pakistan Observer reported in June 2026 that these sectors had moved under DHA and been renamed DHA Sector IV, with demarcation work on site. Neither DHA nor Bahria Town had issued a full statement, and owners didn't know if their Bahria allotment papers still count. Get a written answer from both before you buy in these sectors.

## What are Bahria Town Islamabad plot prices?

We use Zameen's price index, which tracks average asking prices, not sale prices. It pools every phase of Bahria Town Rawalpindi, so a newer Phase 8 plot and an older Phase 4 plot count together.

| Plot | May 2021 | May 2023 | May 2025 | Aug 2026 |
|---|---|---|---|---|
| 5 marla | Rs 37.6 lakh | Rs 62.6 lakh | Rs 56 lakh | Rs 66.5 lakh |
| 10 marla | Rs 66.6 lakh | Rs 1.17 crore | Rs 1.16 crore | Rs 1.19 crore |

A 5 marla plot rose **77%** from May 2021 to August 2026. It fell about 10% between May 2023 and May 2025, then rose above its May 2023 level.

A 10 marla plot rose 79% over the same period, but it was **Rs 1.31 crore** in May 2024 and was still 9% below that in August 2026. These figures are before inflation. We couldn't find a price list from Bahria Town itself.

## Who supplies electricity, gas and water in Bahria Town Rawalpindi?

- **Electricity:** Bahria runs its own network. NEPRA revoked its distribution licence on 16 October 2020 and ruled in April 2023 that billing should move to IESCO (Islamabad Electric Supply Company). Residents told the Islamabad High Court in June 2024 that this hadn't happened, and in May 2026 protesters still demanded the handover, a 21-year audit and refunds.
- **Tariffs:** the 2024 petition alleged rates up to Rs 15.66 per unit above IESCO's and a 30% deduction on solar units sent back to the grid.
- **Water:** supplied and billed by Bahria. Traders called water, maintenance and security charges excessive in May 2026. We found no dated data on shortages.
- **Gas:** we found no dated source on SNGPL gas supply by phase.

## Is Bahria Town's developer in trouble?

Yes. In August 2025 the Islamabad High Court allowed NAB to auction six Bahria Town properties, five of them in Rawalpindi, including corporate offices on Plots 7-D and 7-E in Phase II.

NAB says founder Malik Riaz defaulted on a plea bargain, and he has been declared an absconder in the £190 million Al-Qadir Trust case. Riaz said frozen accounts and staff arrests had halted operations.

For the developer's other projects, see our [Bahria Town Lahore](/property/lahore/bahria-town-lahore/) and [Bahria Town Karachi](/property/karachi/bahria-town-karachi/) reviews.

## How easy is it to resell a Bahria Town Rawalpindi plot?

Fairly easy. Zameen showed **1,748 plots for sale** in Bahria Town Rawalpindi on 16 October 2026, and it publishes a price index for the town. We have no data on how long plots take to sell.

## Where is Bahria Town Rawalpindi?

Phases 1 to 7 lie off GT Road and the Bahria Expressway, about 19 km in a straight line from Zero Point and 8 km from Rawalpindi Saddar. Phase 8 is further south. Our distances are measured from an approximate centre point.

Compare it with [DHA Islamabad](/property/islamabad/dha-islamabad/), [Park View City Islamabad](/property/islamabad/park-view-city-islamabad/) and [Capital Smart City](/property/islamabad/capital-smart-city/), or see our [best housing societies in Islamabad](/property/guides/best-housing-society-islamabad/).

More guides: [Gulberg Greens Islamabad review](/property/islamabad/gulberg-greens-islamabad/), [Blue World City review](/property/islamabad/blue-world-city/) and [how we score societies](/methodology/).

## Bahria Town Islamabad and Rawalpindi: facts and scorecard

- Approval: Other: partly approved
- 5 marla plot: Rs 66.51 lakh
- Possession: Partly given
- Our score: 5.3/10

- Legal status: 5/10 (CDA NOCs for Phases II, III, V, VI and VII-E, and RDA approval for Phases I, II and III (partially) and Phase VIII, but no NOC for Phase VII or III-E and IV, and Phase VIII Extension on RDA's illegal list (Mar 2026).)
- Possession & development: 6/10 (Phases 1 to 8 are inhabited, but Phase 8 allottees told RDA in January 2026 they had waited for possession since 2004.)
- Price & appreciation: 6/10 (5 marla asking prices up 77% from Rs 37.6 lakh (May 2021) to Rs 66.5 lakh (Aug 2026); 10 marla up 79% but 9% below its May 2024 peak.)
- Utilities: 4/10 (Power runs through Bahria's own network after NEPRA revoked its licence in 2020, with an unresolved billing dispute (2024, 2026); no source on gas, water charges disputed.)
- Developer track record: 3/10 (Delivered a large, inhabited town, but the Islamabad High Court allowed NAB to auction six of its properties (Aug 2025), the founder is an absconder, and CDA says it failed to meet layout-plan conditions for about 15 years (Mar 2026).)
- Location: 7/10 (Off GT Road, about 19 km in a straight line from Zero Point and 8 km from Rawalpindi Saddar; Phase 8 is further south.)
- Resale liquidity: 6/10 (1,748 plots listed on Zameen (Oct 2026) and a Zameen price index for the town; no time-to-sell data.)

**Suits:** Buyers who want a built-up, gated town between Islamabad and Rawalpindi, buying a plot or house with possession in a phase that has a CDA NOC or RDA approval.

**Avoid if:** You're buying a file or plot in Phase 8 Extension or another Bahria-named scheme on RDA's illegal list, or you can't absorb an unresolved dispute over electricity and maintenance charges.

**Main risks:** Phase VII and Phase III-E and IV have no CDA NOC; CDA warned in March 2026 it could cancel the III-E and IV layout plan. Some Phase 8 allottees have waited for possession since 2004 (RDA hearing, Jan 2026). The developer faces NAB asset auctions and its founder is an absconder; residents want the power network handed to IESCO.

## Questions people ask

### Is Bahria Town Rawalpindi approved by RDA?

Partly. As of October 2026, RDA lists Phases I, II and III (partially) and Phase VIII at Shahpur and Gali as approved. It lists Phase VIII Extension (Mouza Dhara) and several other Bahria-named schemes as illegal.

### Is Bahria Town Islamabad approved by CDA?

CDA has issued NOCs for Phases II, III, V and VI (July 2001) and Phase VII-E (March 2015). Phase VII and Phase III-E and IV have approved layout plans but no NOC, according to CDA remarks dated November 2025.

### What is the price of a 5 marla plot in Bahria Town Islamabad?

Zameen's index put the average asking price for a 5 marla plot in Bahria Town Rawalpindi at Rs 66.5 lakh in August 2026, up from Rs 37.6 lakh in May 2021. The index pools all phases.

### Has possession been given in Bahria Town Phase 8?

Not to everyone. On 3 January 2026, Phase 8 allottees told RDA they had been waiting for possession since 2004, and RDA ordered an inquiry.

### Who supplies electricity in Bahria Town Rawalpindi?

Bahria Town runs its own network. NEPRA revoked its distribution licence in October 2020 and ruled in April 2023 that billing should move to IESCO, but residents were still demanding that handover in May 2026.

## Sources

- [Bahria Town, Phase-II, III, V & VI](https://www.cda.gov.pk/housing-schemes/bahria-town-phase-iiiiiv-vi), Capital Development Authority (accessed 16 Oct 2026)
- [Bahria Town, Phase VII](https://www.cda.gov.pk/housing-schemes/bahria-town-phase-vii), Capital Development Authority (accessed 16 Oct 2026)
- [Bahria Town (Phase-III-E-IV)](https://www.cda.gov.pk/housing-schemes/bahria-town-phase-iii-e-iv), Capital Development Authority (accessed 16 Oct 2026)
- [Bahria Town (Phase-VII-E)](https://www.cda.gov.pk/housing-schemes/bahria-town-phase-vii-e), Capital Development Authority (accessed 16 Oct 2026)
- [Observations on the revised and extended layout plan of Bahria Town (Phase III-E & IV), letter of 6 March 2026](https://cda.gov.pk/public/storage/housing_societies/Yqe0iSWL8opjc919v9zHMGXdlVE7W5lxY0htto1i.pdf), Capital Development Authority (accessed 16 Oct 2026)
- [Approved and illegal societies](https://rda.gop.pk/societies), Rawalpindi Development Authority (accessed 16 Oct 2026)
- [Protection of public rights RDA's top priority; DG Kinza Murtaza](https://www.app.com.pk/?p=1140675), Associated Press of Pakistan (accessed 16 Oct 2026)
- [NAB gets go-ahead to sell off Bahria Town assets](https://www.dawn.com/news/1929028), Dawn (accessed 16 Oct 2026)
- [Residents take Bahria Town to court over 'bloated' power bills](https://www.dawn.com/news/1840390), Dawn (accessed 16 Oct 2026)
- [Bahria Town residents in Rawalpindi protest against absence of 'basic amenities'](https://www.dawn.com/news/1997055/bahria-town-residents-in-rawalpindi-protest-against-absence-of-basic-amenities), Dawn (accessed 16 Oct 2026)
- [DHA assumes control of parts of Bahria Town Phase 8](https://pakobserver.net/dha-assumes-control-of-parts-of-bahria-town-phase-8/), Pakistan Observer (accessed 16 Oct 2026)
- [Residential plot price index, Bahria Town Rawalpindi, 5 marla](https://www.zameen.com/index/buy/residential_plots/rawalpindi/bahria_town_rawalpindi-632/5-marla/), Zameen.com (accessed 16 Oct 2026)
- [Residential plot price index, Bahria Town Rawalpindi, 10 marla](https://www.zameen.com/index/buy/residential_plots/rawalpindi/bahria_town_rawalpindi-632/10-marla/), Zameen.com (accessed 16 Oct 2026)
- [Plots for sale in Bahria Town Rawalpindi](https://www.zameen.com/Plots/Rawalpindi_Bahria_Town_Rawalpindi-632-1.html), Zameen.com (accessed 16 Oct 2026)