# Gulberg Greens Islamabad review: CDA status, possession and prices

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

## Summary

Gulberg Greens is a CDA-approved farm housing scheme in Islamabad's Zone 4, sponsored by the Intelligence Bureau employees' society, IBECHS. It has an NOC from 2012, revised in 2020. Its third, 20,875-kanal layout plan of October 2023 has no revised NOC, and a May 2026 CDA show cause notice demanded Rs 79.26 million. Zameen's 10 marla average was Rs 1.35 crore in August 2026. Parts of it are lived in, but we found no independent evidence on gas, power or water.

Gulberg Greens is a **CDA-approved farm housing scheme with an NOC** (no-objection certificate), first issued in 2012 and revised in 2020. The catch is its newest, 20,875-kanal layout plan, which has no revised NOC and drew CDA show cause notices in 2026.

The safer buy is a farmhouse plot with possession that lies inside the area covered by the 2012 or 2020 NOC. As of August 2026, Zameen's average for a 10 marla plot was **Rs 1.35 crore**.

## Is Gulberg Green CDA approved?

Yes for the original scheme. CDA's own housing scheme page (checked 16 October 2026) lists **Gulberg Greens Farm Housing Scheme** in Zone 4 with its layout plan approved and its NOC issued. The sponsor is the Intelligence Bureau Employees Co-operative Housing Society, known as **IBECHS**, and the scheme is on CDA's approved list, not its illegal list.

The scheme has had three layout plans, each larger than the last, according to CDA's 2026 notices:

| Layout plan | Area | Approved | NOC |
|---|---|---|---|
| 1st | 3,862 kanals | 26 Aug 2011 | 28 May 2012; completion due 28 May 2018 |
| 2nd (extended) | 16,934 kanals | 13 Jun 2018 | Revised NOC 26 Jun 2020; completion due 20 Jun 2026 |
| 3rd (extended) | 20,875 kanals | 4 Oct 2023, with conditions | None found |

CDA's scheme page gives a different extension figure, 18,660.84 kanals approved in July 2018. We follow the dated notices, which are later and more detailed. Under CDA's 2023 regulations, a revised layout on an extended area needs its own revised NOC.

You can check any scheme's CDA status yourself with our [society approval check](/property/tools/society-approval-check/).

## What are the CDA notices against Gulberg Greens?

CDA issued five notices on Gulberg Greens between April and July 2026.

On **25 May 2026** it said IBECHS had "failed to comply" with the conditions of the October 2023 layout approval. It demanded **Rs 79.26 million** in penalties and fees, including Rs 25 million for development without an NOC and approved engineering designs. The notice's own text gives a lower total, Rs 64.985 million, calculated to 18 April 2026.

The notice warns of cancellation or withdrawal of the layout approval. Other possible steps it names are suspending building plan approvals, selling the plots mortgaged with CDA and sealing the scheme's offices.

On **29 April 2026**, CDA said buildings were going up on two plots, PB-29 (40 kanals) and PB-02 (93.28 kanals), that had already been transferred to CDA. It called them "illegal & unauthorized". On **22 July 2026**, it said 1,301 kanals of public building, park, graveyard and road land under the third plan still had to be transferred to CDA.

**Why this matters for buyers:** CDA's notices say that where a sponsor doesn't transfer this land, CDA won't process the vetting of allotment and transfer letters. Before you pay, get written confirmation that your plot lies inside the area covered by the 2012 or 2020 NOC, and that CDA is vetting transfers. We found no report of CDA's final decision as of 16 October 2026.

## Is there possession in Gulberg Greens?

In part. Possession means handing over a developed plot you can build on. Parts of the scheme are built up: in September 2026 the Express Tribune described B-Block as a "densely populated housing scheme".

Development isn't finished. On the dealer site that CDA lists for the scheme, updated 2 October 2026, a Block C plot was offered as a "possession" plot, while plots in Blocks B and D were "non-developed", with area cutting completed. CDA's May 2026 notice also demanded a Rs 25 million penalty for development without an NOC and approved engineering designs.

Most plots for sale are farmhouse plots. On 16 October 2026, the first page of Zameen's listings was mostly 4, 5 and 10 kanal plots in Blocks A to D, with a few 5 marla and commercial plots. We couldn't confirm whether the 5 marla plots sit inside the CDA-approved farm housing layout.

## What are Gulberg Greens plot prices?

We use Zameen's index of average asking prices. Asking prices are what sellers ask, not what buyers pay.

| Plot | May 2021 | May 2023 | Aug 2024 | Aug 2026 |
|---|---|---|---|---|
| 5 marla | Rs 26.9 lakh | Rs 39.6 lakh | Rs 41 lakh | Rs 50.5 lakh |
| 10 marla | Rs 80.8 lakh | Rs 1.16 crore | Rs 1.16 crore | Rs 1.35 crore |
| 1 kanal | Rs 1.43 crore | Rs 2.11 crore | Rs 2.73 crore | Rs 3.29 crore |

The 5 marla average rose 88% from May 2021 to August 2026. But it didn't change at all from August 2023 to April 2026, which usually means few new listings.

The 10 marla average was also frozen at Rs 1.16 crore from May 2023 to April 2026, then rose to Rs 1.35 crore by August 2026. Treat both small-plot series as rough, since this is mainly a farmhouse scheme.

## What about gas, electricity and water?

We couldn't confirm any of them from SNGPL, IESCO or CDA. Property portals and dealers say gas, electricity and water are available, but we found no independent source.

CDA makes water supply and sewage treatment the sponsor's job. In May 2026 it said the scheme's sewage treatment plant "is encroached on ground, hence, is not operational".

## Who is the developer, and what is its track record?

IBECHS is a co-operative society of Intelligence Bureau employees. Its projects include Pakistan Town Phases I to III, and Gulberg Greens and Gulberg Residencia are in its Phase III. Dawn reported in May 2021 that it had over 10,000 members but more than 50,000 allottees.

The same Dawn report said four senior IB officers had gone to court alleging corrupt practices in the society's management committee elections. The Islamabad High Court was then hearing 45 cases about housing schemes run by ministries and departments.

IBECHS has delivered lived-in blocks. Its weak point is compliance: CDA's 2026 notices list unmet layout conditions, land not yet transferred to CDA and building on CDA's own plots.

## How easy is it to resell a Gulberg Greens plot?

There is plenty of supply, mostly farmhouse plots. Zameen showed **1,123 plots for sale** in Gulberg Greens on 16 October 2026, and it has kept a 10 marla price index here since 2014. We have no data on how long plots take to sell.

## Where is Gulberg Greens?

Gulberg Greens lies in Sub-Zone C of Zone 4, off the Islamabad Expressway near Koral Chowk. It is about 13 km in a straight line from Zero Point, 10 km from Rawalpindi Saddar and 31 km from Islamabad International Airport.

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

More guides: [Capital Smart City review](/property/islamabad/capital-smart-city/), [B-17 Islamabad review](/property/islamabad/b-17-islamabad/) and [how we score societies](/methodology/).

## Gulberg Greens Islamabad: facts and scorecard

- Approval: CDA: partly approved
- 5 marla plot: Rs 50.5 lakh
- Possession: Partly given
- Our score: 5.8/10

- Legal status: 5/10 (On CDA's approved list with an NOC (2012, revised 2020), but the 20,875-kanal 2023 plan has no revised NOC and 2026 show cause notices threaten withdrawal of the layout approval.)
- Possession & development: 6/10 (Parts of the scheme are built and lived in (Sep 2026), but Oct 2026 listings show non-developed plots in Blocks B and D, and CDA demanded a penalty from the sponsor for developing without an NOC.)
- Price & appreciation: 6/10 (Zameen's 10 marla average rose from Rs 80.8 lakh (May 2021) to Rs 1.35 crore (Aug 2026), but both 5 and 10 marla series sat flat from 2023 to Apr 2026, a sign of thin data.)
- Utilities: Not enough evidence yet (No SNGPL, IESCO or independent evidence on gas or power; CDA said in May 2026 the sewage treatment plant was encroached and not working.)
- Developer track record: 4/10 (IBECHS has delivered lived-in blocks, but CDA's 2026 notices cite unmet layout conditions, building on plots owned by CDA and Rs 79.26 million in penalties and fees; its elections were challenged in court (Dawn, 2021).)
- Location: 7/10 (Inside Islamabad's Zone 4, off the Islamabad Expressway, about 13 km in a straight line from Zero Point and 10 km from Rawalpindi Saddar.)
- Resale liquidity: 7/10 (1,123 plots listed on Zameen (Oct 2026), mostly farmhouse plots, and a Zameen price index since 2014; no time-to-sell data.)

**Suits:** Buyers who want a farmhouse plot inside Islamabad close to the Expressway, with possession, inside the NOC-covered area and with a CDA-vetted transfer.

**Avoid if:** You're offered a plot in the newer extended area, or a small residential plot, without proof that it lies inside the CDA-approved layout with an NOC.

**Main risks:** CDA's 2026 notices warn that the 20,875-kanal layout approval could be withdrawn. CDA can stop vetting allotment and transfer letters while public land isn't transferred to it. No independent evidence on gas, electricity or water, and the sewage plant wasn't working in May 2026. Zameen's 5 and 10 marla prices rest on few listings.

## Questions people ask

### Is Gulberg Green CDA approved?

Yes for the original scheme. CDA lists its layout plan as approved and its NOC as issued in 2012 and revised in 2020. The 20,875-kanal plan approved in October 2023 has no revised NOC, and CDA issued show cause notices in 2026.

### What is Gulberg Greens farm housing scheme?

It is a CDA-listed farm housing scheme in Zone 4, off the Islamabad Expressway, sponsored by the Intelligence Bureau Employees Co-operative Housing Society (IBECHS). Most plots for sale are 4, 5 and 10 kanal farmhouse plots.

### What is the price of a 5 marla plot in Gulberg Greens?

Zameen's index put the average 5 marla asking price at Rs 50.5 lakh in August 2026, up from Rs 26.9 lakh in May 2021. The index stayed flat from 2023 to April 2026, so it rests on few listings.

### Is Gulberg Greens the same as Gulberg Residencia?

No. IBECHS sponsors both, but CDA lists them as separate schemes: Gulberg Greens in Zone 4 and Gulberg Residencia in Zone 5, each with its own NOC.

## Sources

- [Gulberg Greens Farm Housing Scheme (housing scheme details)](https://www.cda.gov.pk/housing-schemes/gulberg-greens-farm-housing-scheme), Capital Development Authority (accessed 16 Oct 2026)
- [Show cause notice: non-fulfilment of terms and conditions of revised and extended layout plan approval (25 May 2026)](https://www.cda.gov.pk/storage/housing_societies/CifUjYzmgt55dut4jGW0k6JkmZdHFeSCYnOa1Pco.pdf), Capital Development Authority (accessed 16 Oct 2026)
- [Show cause notice: transfer of public buildings, parks, graveyard and roads land to CDA (22 Jul 2026)](https://www.cda.gov.pk/storage/housing_societies/azxQpO0M8eWqFcESiHVyDz3SR9LsALwHBuCZkCx5.pdf), Capital Development Authority (accessed 16 Oct 2026)
- [Notice for construction of illegal buildings on amenity plots already transferred to CDA (29 Apr 2026)](https://www.cda.gov.pk/public/storage/public_notices/c4SRdfPuxCbkhuG8pmBMBnkgYqPWJeK6g7uAAdtf.pdf), Capital Development Authority (accessed 16 Oct 2026)
- [Gulberg Residencia (IBECHS Ph-III) Housing Scheme](https://www.cda.gov.pk/housing-schemes/gulberg-residencia-ibechs-ph-iii-housing-scheme), Capital Development Authority (accessed 16 Oct 2026)
- [CDA issues NOC to Gulberg Greens Farm Housing Scheme](https://www.zameen.com/news/gulberg-greens-farm-housing-scheme-cda-noc.html), Zameen News (accessed 16 Oct 2026)
- [Housing projects of ministries, govt depts marred by litigation](https://www.dawn.com/news/1625855), Dawn (accessed 16 Oct 2026)
- [Panic in Islamabad's Gulberg Greens as Bengal tiger, two cubs spotted in residential area](https://tribune.com.pk/story/2627295/panic-in-islamabads-gulberg-greens-as-bengal-tiger-two-cubs-spotted-in-residential-area), The Express Tribune (accessed 16 Oct 2026)
- [Residential plot price index, Gulberg Greens, 5 marla](https://www.zameen.com/index/buy/residential_plots/islamabad/gulberg_greens-8312/5-marla/), Zameen.com (accessed 16 Oct 2026)
- [Residential plot price index, Gulberg Greens, 10 marla](https://www.zameen.com/index/buy/residential_plots/islamabad/gulberg_greens-8312/10-marla/), Zameen.com (accessed 16 Oct 2026)
- [Residential plot price index, Gulberg Greens, 1 kanal](https://www.zameen.com/index/buy/residential_plots/islamabad/gulberg_greens-8312/1-kanal/), Zameen.com (accessed 16 Oct 2026)
- [Plots for sale in Gulberg Greens Islamabad](https://www.zameen.com/Plots/Islamabad_Gulberg_Greens-8312-1.html), Zameen.com (accessed 16 Oct 2026)
- [Gulberg Greens farm house plots for sale](https://gulbergislamabad.pk/plots_for_sale_greens.php), gulbergislamabad.pk (dealer site listed by CDA) (accessed 16 Oct 2026)