Gulberg Greens and Gulberg Residencia — Two Schemes, One Name
People say “Gulberg” and mean two different registered schemes. Here is which is which, what each is valued at, and the notice sitting on one of them.
“Gulberg” in Islamabad is two registered schemes, not one. Gulberg Greens sits in Zone 4 at 3,862 Kanal. Gulberg Residencia — formally IBECHS Phase-III — sits in Zone 5 at 19,390.36 Kanal, five times larger, with its NOC issued in June 2020. They are adjacent, they are marketed together, and they are not the same asset.
What the record actually says
| Fact | What the source says |
|---|---|
| Gulberg Greens | CDA register: Zone 4 · 3,862 Kanal · LOP Approved · NOC Issued. |
| Gulberg Residencia | CDA register: Zone 5 · 19,390.36 Kanal · NOC Issued 7 June 2020 (as IBECHS Phase-III). |
| Halt-construction notice | Reported in June 2026: CDA ordered construction halted on 25 May 2026 over 8,005 Kanal owed to CDA under a condition attached to the scheme’s own NOC of 3 October 2013. |
| Merger dispute | Reported 25 December 2025: a proposal to merge Khayaban-e-Kashmir-II into Gulberg Residencia, opposed by CDA citing 543 Kanal vested in CDA, 135 Kanal mortgaged, and a High Court bar on revising the layout plan. |
| A figure that does not reconcile | Dealer material circulates a Gulberg Greens area of 16,934.31 Kanal. CDA’s own register says 3,862. We print both and reconcile neither — but the register is the authority. |
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 |
|---|---|
| Gulberg Greens, farmhouse with possession | Rs 11,200/sq yd |
| Gulberg Greens, apartment | Rs 5,600/sq ft |
| Gulberg Greens, commercial | Rs 70,000/sq yd |
| Gulberg Residencia, with possession | Rs 13,300/sq yd |
| Gulberg Residencia, commercial | around Rs 63,000/sq yd |
From S.R.O. 644(I)/2026 of 16 April 2026. 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 |
|---|---|---|
| Gulberg Greens farmhouses (4, 5, 10 Kanal) | roughly Rs 1 Cr – 30 Cr | Zameen, 2 Sep 2026 — an extremely noisy band with real outliers at both ends; farmhouse pricing turns on land size, build and frontage, not a per-yard rate. |
| Gulberg Residencia (5 Marla – 1 Kanal) | roughly Rs 17.5 Lac – 6.34 Cr | Zameen, 2 Sep 2026, tenth to ninetieth percentile of the sample. |
| Gulberg Residencia cross-check | Rs 1.10 – 7.30 Cr | OLX — an independent source, not part of the Zameen/Lamudi pool. Roughly consistent. |
The low end of the Residencia band is file and small-plot territory; the top is developed 1 Kanal. Always establish which you are being quoted.
The honest part
- An eight-thousand-Kanal obligation is not a small compliance point. CDA’s May 2026 order ties construction itself to land the scheme was required to hand over under its own NOC condition from 2013.
- The merger dispute touches title. Land vested in CDA and land mortgaged to CDA are both named in it, alongside a court bar on revising the layout plan.
- The two names are used interchangeably by sellers and they carry different zones, different NOC dates and different FBR values. That is a real risk of buying one while pricing the other.
- Farmhouse pricing is not plot pricing. A Gulberg Greens listing is usually land plus a build; comparing it per square yard with a residential plot elsewhere is meaningless.
What to ask before you pay
- “Greens or Residencia — which register entry is this plot in?”
- “Has the 25 May 2026 halt-construction order been lifted?” If you plan to build, this is your first question, not your last.
- “Is this land part of what is owed or mortgaged to CDA?”
Against Bahria Enclave, plainly
Gulberg’s appeal is space and the farmhouse format at a distance from the city core — a genuinely different product from a 5 or 10 Marla Enclave plot. Where they compete is the 1 Kanal residential band, and there the comparison is straightforward: Gulberg Residencia is larger, flatter and further out along the Expressway; Bahria Enclave is tighter, greener, closer to Bani Gala, and has its own compliance file that we publish rather than hide.
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
- 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.
Gulberg, disambiguated
No. They are two separate entries on CDA's register. Gulberg Greens is in Zone 4 at 3,862 Kanal with an approved layout plan and issued NOC; Gulberg Residencia, formally IBECHS Phase-III, is in Zone 5 at 19,390.36 Kanal with its NOC issued on 7 June 2020. Different zone, different size, different NOC date and different FBR valuation — but sellers use the names interchangeably.
CDA ordered construction halted on 25 May 2026 over 8,005 Kanal that the scheme was required to transfer to CDA under a condition attached to its own NOC dated 3 October 2013. Separately, in December 2025, CDA opposed a proposal to merge Khayaban-e-Kashmir-II into Gulberg Residencia, citing 543 Kanal vested in CDA, 135 Kanal mortgaged, and a High Court bar on revising the layout plan.
Dealer material circulates a figure of 16,934.31 Kanal. CDA's own register records 3,862 Kanal for Gulberg Greens. We have not been able to reconcile the two and we are not going to guess — the register is the authority, and a gap that large is worth asking the seller to explain in writing.
Comparing Gulberg with this corridor?
Send your budget and what you want from the plot. You get a straight read on both sides — including the parts that are still open.