Bahria Town Islamabad and Rawalpindi review

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:

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.

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.

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.

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 and 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, Park View City Islamabad and Capital Smart City, or see our best housing societies in Islamabad.

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