Residential land around PKR 20–24 Crore per Kanal, 1 Kanal houses 28–30 Crore, 426 live rentals — and the Oct-2025 CDA rule that made F-7 commercial the priciest FAR in Islamabad. Every number dated, sub-sector gaps admitted.
F-7 residential land asks around 20–24 Crore per Kanal — below F-6’s cluster — while F-7 commercial now carries the highest named per-floor FAR fee in Islamabad. That split personality is the sector in one sentence: calmer pricing than its neighbour on the residential streets, and the regulator’s own October-2025 fee schedule declaring the Markaz the city’s most valuable vertical real estate. Numbers below are live asking prices observed 27 August 2026, with the gaps in the data admitted rather than papered over.
The elite-Islamabad series, all dated: E-7 · F-6 · F-7 · F-8 · F-10 · F-11 · E-11 · D-12 · Blue Area · Park Enclave
The reference layer: most expensive sectors, ranked · the sector system explained · FBR valuation table · CDA transfer mechanics.
| Segment | Asking | Reading |
|---|---|---|
| Residential land | ≈ PKR 20–24 Cr / Kanal | Consistent across F-7/2 (11 listings, e.g. 1 Kanal at 28.5 Cr incl. location premium, 2 Kanal at 44–47 Cr) and the F-7-wide sample (26 plot listings total). |
| Houses (234 live listings) | 1 Kanal 28–30 Cr · 2 Kanal 38–95 Cr | The 2-Kanal spread is condition: “livable” at the bottom, new-build with pool at the top. 666 sq yd runs 38.5–60 Cr. |
| Rentals (426 live listings) | 1 Kanal 9.5–10 Lakh/mo · 2 Kanal 15–30 Lakh/mo | Cross-sectional gross yield on a 1 Kanal: roughly 3.8–4.3% — indicative only; no same-property sale+rent pair exists. |
| F-7 Markaz commercial land | 7 Marla at 85–95 Cr · 1 Kanal at 2.9 Arab | Only three land listings sector-wide — treat as indicative. Markaz shops rent at ≈ 585–607/sq ft/month. |
Sub-sector honesty: F-7/2 has real depth (11 of the 26 plot listings), F-7/3 has exactly one live plot listing, and F-7/1 and F-7/4 could not be retrieved at all (their portal pages returned errors on every attempt) — those two are data-limited, not necessarily empty. Zameen and Lamudi are one syndicated pool; Graana blocked every fetch.
When CDA removed blanket height limits on 24 October 2025 and priced extra floors per square foot instead, its own schedule told you where it thinks scarcity lives: F-7 commercial at PKR 8,758/sq ft — above F-11 (8,100), far above Blue Area (4,951), and behind only the generic E&F-sector retail category (11,586). If you hold Markaz property here, the regulator just repriced your airspace upward; if you are buying for redevelopment, the extra-floor math changed materially. The corridor comparison: Blue Area & New Blue Area, with the yield table.
| Date | Result |
|---|---|
| 24 Jan 2023 | F-7/G-7 (Blue Area edge), 5,952 sq yd → PKR 8.54 billion (≈ 1.435M/sq yd) — then the most expensive plot in CDA history. |
| 25 Feb 2025 | Plot 13-X, F-7 Markaz → PKR 2.12 billion (Dawn; the primary source states no size — so neither do we). |
| 4–6 Aug 2026 | F-7 was not on the lot list for CDA’s latest commercial auction — no fresh F-7 transaction to report. |
Three F-7-specific disciplines. (1) Price per Kanal, not per plot — listed parcels run 1.1 to 4 Kanal and the headline numbers mislead until normalised. (2) Insist on the sub-sector — an “F-7” quote that will not commit to F-7/1 vs F-7/2 is not a quote. (3) Run the old-sector checks: allotment-era title chain, the CGT acquisition-date split (original allottees usually taper to 0%; post-Jul-2024 buyers pay a flat 15% on resale), and the full transfer file — documents, fees and timelines here. Verification protocol: the five checks.
The live Aug-2026 asking cluster runs PKR 20–24 Crore per Kanal for plain residential land (an F-7/2 single Kanal asked 28.5 Cr with a location premium; 2-Kanal parcels asked 44–47 Cr). Houses on 1 Kanal ask 28–30 Cr. All asking, observed 27 Aug 2026 — no public transacted register exists.
From 426 live rental listings: a 1 Kanal house typically 9.5–10 lakh/month, 2 Kanal 15–30 lakh. Against sale prices that implies a rough 3.8–4.3% gross yield — cross-sectional only, since no listing shows the same property for sale and rent.
CDA's 24-Oct-2025 schedule priced additional floors at PKR 8,758/sq ft for F-7 commercial — above every other named sector, including Blue Area at 4,951. It is the regulator's own scarcity signal, and it means vertical expansion in F-7 Markaz now costs nearly double what it does on Jinnah Avenue.
Zameen ke live Aug-2026 asking par F-7 (20–24 Cr/Kanal) F-6 (25–30) se sasta hai — magar dono mein asal faisla parcel-level hota hai: sub-sector, corner/frontage, aur purane allotment ka title chain. Dono sectors ka data hamare paas dated para hai; jo specific plot quote hua hai wo bhejein, comparables ke sath jawab milega.
Plain residential land clusters at PKR 25–30 Crore per Kanal; Margalla Road frontage asks double that; Markaz land runs 5–7× residential. Live Aug-2026 numbers, the rental-market truth, and the 'most expensive sector' claim checked honestly.
Around PKR 20–24 Crore per Kanal on a thin 13-listing plot sample we size honestly. House and rental bands from 245 and 330 live listings, the genuine F-8 Markaz auction results, and the courts-moved-to-G-11/4 correction most pages still miss.
Matched same-listing sale-and-rent pairs put honest gross yields at 5–8% — against dealer claims of 10%+. Aug-2026 asking bands, CDA auction results to Aug 2026, the FAR-fee change that ended Blue Area's premium, and the completion-certificate fact from Dawn.
Send the specific plot or house you are quoted. The dated comparables and the paperwork checklist come back — before you pay, not after.