B-17 Multi Gardens — What the Notice Says
Two clean register entries, 1,542 live listings — and a show-cause notice that lists the converted amenity plots by number.
B-17 is one of the most heavily traded addresses in Islamabad — 1,542 live plot listings when we counted on 2 September 2026, spread across blocks A to G. On CDA’s register it looks settled: Multi Gardens Phase-I (4,815.75 Kanal) and Phase-II (4,480 Kanal), both LOP Approved, both NOC Issued, neither on the illegal list.
Then there is a CDA show-cause notice dated 30 September 2025, which we downloaded and read in full. Its subject is the same 4,815.75 Kanal that carries the clean Phase-I badge.
What the record actually says
| Fact | What the source says |
|---|---|
| CDA register — Phase-I | Zone 2 · 4,815.75 Kanal · LOP Approved · NOC Issued |
| CDA register — Phase-II | Zone 2 · 4,480 Kanal · LOP Approved · NOC Issued |
| Original approvals | Layout plan approved 27 September 2006 over 7,673 Kanal; land under roads, parks, graveyard and public buildings transferred to CDA by deed in September 2007; NOC issued 30 January 2008 with a five-year completion deadline. |
| What CDA says happened next | The completion certificate was never obtained — “in spite of lapse of about 17 years”. A revised layout plan for Blocks A and B was approved 10 March 2022, but the mandatory revised NOC was never obtained, and under CDA’s own clause the approval then “stands withdrawn automatically”. |
The 30 September 2025 notice, in CDA’s own words. It tabulates 23 specific violations: a 4.55-Kanal park recorded as encroached, a 9.96-Kanal green strip along the GT Road boundary encroached, green strips under high-tension lines, and an 80-Kanal club and park plot on 18th Avenue converted into a “Multi Club” — with most of the converted amenity land allotted as numbered residential plots, listed plot by plot in the notice. CDA’s own tabulation runs to well over 100 Kanal of amenity land diverted. It further states that a grid station, a zoo, a site office, a medical centre and residential houses stand on the reserved 300-foot right-of-way of 18th Avenue. The notice records that “the case against Management of the Society is already in FIA Court on similar Violations”, gave ten days to restore the amenity plots and seven to demolish, and lists NAB/FIA referral, blocked access, suspended building approvals and sale of the mortgaged plots among the consequences. CDA directed its own IT department to publish it “for Awareness of the General Public”.
What FBR values it at — the number that decides your tax
Advance tax under §236K and §236C is computed on FBR’s notified value, not on what you pay. Almost nobody publishes these per area, so here they are, with the notification they come from.
| Category | Notified value |
|---|---|
| Open plot, with possession | Rs 21,000/sq yd |
| Open plot, without possession | Rs 10,500/sq yd — exactly half |
| Flats and apartments | Rs 4,550/sq ft |
| Commercial, ground shop | Rs 10,111/sq ft (back shop 8,555 · basement 7,778 · other floors 7,000) |
From S.R.O. 644(I)/2026 of 16 April 2026. FBR treats B-17 as one unit — no block-by-block split — so the possession versus non-possession halving is the only granularity the table itself gives you. Work your own number on the plot cost calculator.
Asking prices — what is listed, and what that is worth knowing
| Size | Asking range | Source, and what it is |
|---|---|---|
| 5 Marla | Rs 69 – 95 Lac | Zameen, 2 Sep 2026 (1,542 listings across the scheme) |
| 5 Marla (second source) | Rs 50 – 86 Lac | Graana, 2 Sep 2026 — materially different from Zameen. We print both and reconcile neither. |
| 7 Marla | Rs 75 Lac – 1.05 Cr | Graana. Note 7 Marla is a real traded size here, unlike most CDA sectors. |
| 8 Marla | Rs 90 Lac – 1.2 Cr | Zameen (Graana: Rs 59.5 Lac – 1.0 Cr) |
| 10 Marla | Rs 1.3 Cr | Zameen, single figure shown (Graana: Rs 99 Lac – 1.2 Cr) |
| 1 Kanal | Rs 2.2 – 4.0 Cr | Zameen (Graana: Rs 1.56 – 2.5 Cr). The widest disagreement of any size. |
| A fresh developer file | Rs 32.6 Lac | Developer site, Block B, 5.56 Marla on 15 monthly instalments — a file, not a possession plot. Never compare it to the rows above. |
Listings by block on the day we counted: Block G 363, Block E 262, Block F 230, Block C 202. Two independent portals disagree by a wide margin on 5 Marla and 1 Kanal — that disagreement is information about how heterogeneous this scheme is, and we would rather show it than average it away.
The honest part
- The clean badge and the live notice are both true. Do not let anyone show you one without the other — including us: the register status is real and we have printed it above.
- Amenity conversions do not show from the street. A converted park plot looks like any other plot. CDA’s notice cites court authority that allottees on such plots acquire no protectable right. The plan is the only place this is visible.
- The revised NOC gap. If the 2022 revision’s approval “stands withdrawn automatically” for want of a revised NOC, that touches Blocks A and B specifically.
- File prices sit far below plot prices here — roughly Rs 32.6 Lac for a fresh file against Rs 69 Lac and up for a 5 Marla possession plot. That gap is not a bargain; it is the risk, priced.
- One thing we could not check: whether any of the plot numbers listed in CDA’s notice are among the plots currently advertised for sale. That cross-reference needs the notice and the live listings side by side, plot number by plot number. Ask your seller directly.
What to ask before you pay
- “Is this plot number in the 30 September 2025 notice?” The notice lists them. This is a checkable question with a yes or no answer.
- “Show me the plot on the approved layout plan” — and check what the plan reserves that land for.
- “Is there a revised NOC for the 2022 revision?”
- “File or possession?” In writing, with the price attached to the answer.
Against Bahria Enclave, plainly
B-17 is cheaper per square yard than Bahria Enclave and much larger; it is also, on CDA’s own documents, carrying a more serious kind of allegation. Bahria Enclave’s notices are about compliance and dues on an approved scheme. B-17’s is about amenity land already converted and sold, with an FIA case referenced in the notice itself.
If B-17’s price is what draws you, the honest move is not to avoid it on principle — it is to insist on the plan and the plot number before you pay, which is exactly what CDA’s 20 August 2026 display directive was written to make possible.
The rest of the city, read the same way
Same four things on every one: CDA’s register badge, the notices attached to it, FBR’s notified value, and dated asking prices.
- DHA Islamabad-Rawalpindi
- Naval Anchorage Islamabad
- Zaraj Housing Scheme
- G-13, G-14 and G-15
- Gulberg Greens & Residencia
- Bani Gala
- Lehtrar Road & Simly Dam Road
- Chak Shahzad
- Bahria Town Rawalpindi
- Park View City Islamabad
- F-15 and E-16
- Faisal Town & Faisal Hills
- Top City-1
And the story that runs through all of them: CDA’s 2025–26 enforcement wave.
Plots available in every Bahria Enclave sector — and we buy as well as sell
From Sector A’s finished streets to Sector O’s entry tickets — 5 Marla to 4 Kanal, file to allotment to possession — we keep live options in all sixteen sectors, plus DHA Margalla Enclave ballots, files and resales. Buying, selling, or exchanging: one WhatsApp message gets you today’s real options, with verification built in before any token moves.
B-17, with the paperwork
On the register, yes: Multi Gardens Phase-I (4,815.75 Kanal) and Phase-II (4,480 Kanal) both show LOP Approved and NOC Issued, and neither is on CDA's illegal list. But CDA served a show-cause notice on 30 September 2025 against the sponsor of the same Phase-I area, alleging over 100 Kanal of amenity land was converted and allotted as residential plots, and that the revised layout plan of March 2022 never received its mandatory revised NOC. Both facts belong in the same answer.
Twenty-three tabulated violations: an encroached 4.55-Kanal park, an encroached 9.96-Kanal green strip along the GT Road boundary, green strips under high-tension lines, and an 80-Kanal club and park plot on 18th Avenue converted to a private club — most of it allotted as numbered residential plots the notice lists individually. It also alleges a grid station, a zoo, a medical centre and houses were built on the reserved 300-foot right-of-way of 18th Avenue, and records that a case against the society's management is already in FIA Court.
Because B-17 is large and heterogeneous, and the two portals sample different inventory. On 2 September 2026 Zameen showed 5 Marla at Rs 69–95 Lac and 1 Kanal at Rs 2.2–4.0 Crore; Graana showed Rs 50–86 Lac and Rs 1.56–2.5 Crore for the same sizes. We publish both rather than averaging them, because the spread itself tells you that block, possession status and street matter more here than any scheme-level 'market price'.
Understand what it is first. That figure is a fresh developer file on instalments — a paper claim, not a plot with possession, which is why it sits so far below the Rs 69 Lac-plus asking prices for 5 Marla possession plots. In a scheme with a live amenity-conversion notice against it, the file question and the plan question are the same question: ask where that file lands on the approved layout plan.
Buying in B-17?
Send the block and plot number before the token. You get the register status, the notice, and whether that plot sits on converted amenity land.