Eighteen Islamabad — “Elite Reverie Housing” on RDA's Own Register
Everyone calls it Eighteen. RDA's own register calls it Elite Reverie Housing. Both names, one scheme, and a size claimed two different ways.
RDA's own register does not use the name “Eighteen” at all. It lists “Elite Reverie Housing (Eighteen)” — the marketing brand in brackets, after the legal name. That is worth knowing before anything else: the name on your paperwork and the name on the signboard may not match, and that is expected here, not a warning sign by itself.
What the record actually says
| Fact | What the source says |
|---|---|
| RDA register — approved list | “Elite Reverie Housing (Eighteen)” · Bajnial, bhamra · “town planning approved over 4,839 Kanal (transfer & mortgage deed is under process).” Record updated 3 Feb 2026. |
| CDA register | Absent from both of CDA's lists, checked 3 Sep 2026 — expected, RDA jurisdiction, not a finding. |
| Three-source identity match | RDA's mauza (“Bajnial, bhamra”), FBR's row (“Eighteen Housing Society, Phamra & Bajnial”) and OpenStreetMap's own place record for Eighteen (which sits in Phamra) all agree on the same location — the cleanest three-source match found across this whole wave of research. |
| Size, disputed | RDA: 4,839 Kanal town-planning approved. Press (Business Recorder, Express Tribune, ProPakistani, Dec 2017–Jan 2018): the project unveiled as roughly 700 acres (≈ 5,600 Kanal), a USD 2 billion development by Ora Developers (Egypt) with Saif Group and Kohistan Builders, commercial launch 18 Jan 2018. Both printed; RDA's approved figure is the smaller of the two. |
“Transfer & mortgage deed is under process” on RDA's register is the same phrase used for Mumtaz City's extension — it means the land has not yet completed the formal step of being handed to RDA's own name, whatever the marketing timeline says.
A sponsored-content claim, labelled as such. Dawn, 17 Jul 2023, ran sponsored / branded content stating Eighteen began handing over villas, with the Dandelion cluster handover to complete by June 2024. Sponsored content is commissioned by the advertiser, not independent journalism — we are printing it because it is the only dated handover claim we found, and labelling it exactly as what it is.
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 |
|---|---|
| Phamra & Bajnial — commercial, on road | Rs 24,598.3/sq ft · super-structure Rs 2,270/sq ft |
| Phamra & Bajnial — residential, off road | Rs 5,121.0/sq ft · super-structure Rs 840/sq ft |
From S.R.O. 1728(I)/2024, the Rawalpindi table — filed under “Eighteen Housing Society”, matching RDA's mauza exactly. 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 |
|---|---|---|
| Headline average, Jul 2026 | Rs 10.51 Cr | Zameen index (id 12602, filed under Islamabad / Kashmir Highway), fetched 3 Sep 2026 — −6% 6mo, −0.8% 1yr, −16% since Feb 2020. The only area in this wave whose index has fallen. |
| 10 Marla | Rs 3.78 Cr | −12% 6mo, −3% 1yr — falling faster than the scheme average. |
| 1 Kanal | Rs 9.9 Cr | +18% 6mo, +18% 1yr, but −1% over 2 years — up in the short run, still down since 2024. |
No 5-Marla series exists in Zameen's index for this scheme. 66 live listings at fetch time: 63 Residential, 3 Commercial, no plot-file category. Not one autocomplete query in our research surfaces the falling index or the ownership backdrop below — worth asking about directly rather than assuming the brand's launch-era momentum still holds.
The honest part
- This is the only scheme in this wave whose price index is falling, not rising. Ask why — construction pace, unit supply and demand shifts are all plausible and we have not established which.
- The approved footprint (4,839 Kanal) is smaller than the launch-era figure widely reported in the press (roughly 5,600 Kanal / 700 acres). Confirm your block sits inside RDA's approved area, not just inside the marketed masterplan.
- 1 Kanal prices rose over 6 and 12 months but are still down over two years — a short-term bounce inside a longer decline, not a straightforward recovery.
- Handover timelines rely on sponsored content, not independent verification. Ask for your own unit's handover status directly.
What to ask before you pay
- “Is my plot inside RDA's approved 4,839 Kanal, or the wider marketed footprint?”
- “Has the transfer-and-mortgage deed on this block completed with RDA?”
- “What is driving the falling price index — can you show me recent comparable sales?” Don't accept the launch-era average as today's price.
- “What is my unit's actual handover status, independent of the 2023 press coverage?”
Against Bahria Enclave, plainly
Eighteen is a branded, apartment-and-villa-led product at a materially higher price point than the rest of this corridor, with a governance story split between RDA's approval and a large international developer consortium. Bahria Enclave is a plot-based product with CDA governance and a published compliance record. They serve different buyers.
If Eighteen's positioning is what you want, the falling index over the past year is a real, dated fact to weigh into timing — not a reason to avoid it outright, but a reason not to buy purely on launch-era momentum.
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
- B-17 Multi Gardens
- 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
- Capital Smart City
- DHA Phase 9 / Gandhara Islamabad
- Mumtaz City
- Blue World City
- Fazaia Housing Scheme, Tarnol
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.
Eighteen, honestly
Yes — RDA's own register lists the scheme under the legal name 'Elite Reverie Housing (Eighteen)', with the marketing brand in brackets. RDA's mauza ('Bajnial, bhamra'), FBR's valuation row ('Eighteen Housing Society, Phamra & Bajnial') and OpenStreetMap's own place record for the project all point to the same location, which is one of the cleanest three-source identity matches we found in this whole research pass.
Yes, per RDA's own register read 3 September 2026: town planning approved over 4,839 Kanal, though the transfer and mortgage deed for that land is recorded as still 'under process'. It does not appear on CDA's register, which is expected since CDA does not regulate RDA-jurisdiction schemes.
RDA's register says 4,839 Kanal approved. Press reporting from the December 2017–January 2018 launch period describes a roughly 700-acre (about 5,600 Kanal) development. We print both because they come from different sources at different points in the project's life, and we cannot confirm they describe the same footprint.
Zameen's index for the scheme is down 6% over six months and 16% since February 2020 — the only area in this airport-corridor research wave whose headline index has fallen rather than risen. We could not establish the specific cause from public data; it is worth asking your agent for recent comparable sales rather than relying on the historical average.
RDA ke record mein iska legal naam 'Elite Reverie Housing (Eighteen)' hai aur town planning 4,839 kanal par approved hai, magar transfer aur mortgage deed abhi 'under process' likha hai. Price index bhi pichle saal girti raha hai — is liye purani launch-era price par bharosa na karein, current comparable sales seller se maangein.
Considering Eighteen Islamabad?
Send your size and budget. You get RDA's registered status, the FBR value, and a plain read on why this scheme's index is moving differently from the rest of the corridor.