Gulraiz prices up to 5x apart depending on mauza — FBR's two gazette rows, RDA's illegal-register entry, and live asking prices, page-cited and dated.
Gulraiz Housing Scheme is not one FBR value — it is two, nearly five times apart, because the name covers two different mauzas. A dealer quoting “Gulraiz” tax without naming the mauza on your title is quoting a number that could be off by 400%. Here is both gazette rows side by side, what RDA's own register says about the scheme, and dated live asking prices across nine plot sizes.
Transcribed from S.R.O. 1728(I)/2024 (29 October 2024), the same base gazette covered in full on our Rawalpindi FBR ladder:
| Gazette entry | Mauza | Residential Rs / sq ft | Commercial Rs / sq ft | Gazette page |
|---|---|---|---|---|
| Gulraiz Housing Scheme | Kotha Kalan | 202.8 | 512.1 | p.449 |
| Topi, “Gulrez-I” | Topi (off-road / on-road split) | 99.9 – 135.0 | — (no row) | p.445 |
The mauza on your deed decides the tax, not the marketing name. “Gulraiz Housing Scheme, Kotha Kalan” values residential land at Rs 202.8 per square foot. A separate gazette line, “Topi, Gulrez-I” (same brand, different mauza, off-road/on-road split), values residential land at only Rs 99.9–135.0 per square foot — up to 5 times lower, and it has no matching commercial row at all. Before you or your buyer computes §236K/236C, confirm which mauza your specific plot's title actually sits in. See the full Rawalpindi ladder for how this kind of same-brand, different-mauza gap also shows up in Faisal Town/Hills and Fazaia.
RDA's public register lists 78 approved and 610 illegal housing schemes (checked 3 September 2026). Searching for “Gulr” (covering both the Gulraiz and Gulrez spellings) returns exactly one entry:
| Entry (RDA's exact name) | Location | Status | RDA's own note |
|---|---|---|---|
| Gulrez Housing Scheme | Mouza Kotha Kalan, Gulrez Main High Court Road | Illegal | “Scheme is before inception of RDA” — created 8 May 2025 |
| A Topi/“Gulrez-I” mauza entry | — | Not found in RDA's register | Zero matches under a Topi mauza name |
RDA's own note — “scheme is before inception of RDA” — is RDA's explanation for classing it illegal: the scheme predates RDA's own regulatory existence, a different situation from schemes RDA has actively rejected or is pursuing on non-compliance. That distinction is stated by RDA, not softened by us. We could not find a separate register entry for the Topi/“Gulrez-I” mauza under any name search — if your plot's title falls there, RDA's illegal-scheme note for the Kotha Kalan entry may not even apply to your specific parcel. Confirm your mauza and ask your seller which register entry (if any) actually covers it before you rely on either FBR value or RDA status. Our own society-status checker will not return Gulraiz either way — that tool runs on CDA's Islamabad register, and Gulraiz is an RDA-jurisdiction Rawalpindi scheme, a different regulator entirely.
Fetched directly from Zameen's Gulraiz Housing Scheme plots listing, 4 September 2026 — 15 plots listed for sale at the time of the fetch:
| Size | Asking price | Source |
|---|---|---|
| 1 Marla | Rs 60 Lac | Zameen, 4 Sep 2026 |
| 2 Marla | Rs 1.2 Crore | Zameen, 4 Sep 2026 |
| 4 Marla | Rs 84 Lac | Zameen, 4 Sep 2026 |
| 5 Marla | Rs 84 Lac – 1.1 Crore | Zameen, 4 Sep 2026 |
| 6 Marla | Rs 1.1 Crore | Zameen, 4 Sep 2026 |
| 6.5 Marla | Rs 1.4 Crore | Zameen, 4 Sep 2026 |
| 7 Marla | Rs 1.26 Crore | Zameen, 4 Sep 2026 |
| 10 Marla | Rs 1.8 – 2 Crore | Zameen, 4 Sep 2026 |
| 1 Kanal | Rs 4.4 Crore | Zameen, 4 Sep 2026 |
All figures above are asking prices from live listings, not transacted sale prices — treat them as a starting point for negotiation, not a floor or ceiling.
Take a 10 Marla plot as an example. At Kotha Kalan's FBR rate (Rs 202.8/sq ft), a 2,250 sq ft (10 Marla) plot values at roughly Rs 45.6 Lac for §236K/236C purposes; at the Topi off-road rate (Rs 99.9/sq ft) the same size values at roughly Rs 22.5 Lac — about half. Tax is computed on whichever is higher, your declared price or this FBR value — see the full mechanics and worked examples on our taxes & transfer costs page. For a comparison against a plot-file, CDA-registered scheme on a different corridor, see Bahria Town Rawalpindi Phase 8.
It depends which mauza your title sits in — and the two published rows are nearly five times apart. “Gulraiz Housing Scheme, Kotha Kalan” values residential land at Rs 202.8 per square foot under S.R.O. 1728(I)/2024 (gazette p.449). A separate line, “Topi, Gulrez-I” (same brand name, different mauza), values it at only Rs 99.9–135.0 per square foot (p.445) with no commercial row at all. Confirm your exact mauza before computing any tax.
No — RDA's own public register lists “Gulrez Housing Scheme” (Mouza Kotha Kalan, Gulrez Main High Court Road) as illegal, with the note “scheme is before inception of RDA” (entry created 8 May 2025). That specific note means the scheme existed before RDA itself did as a regulator, which is a different situation from a scheme RDA actively rejected. We found no separate RDA register entry for the Topi/“Gulrez-I” mauza under any name search — if your plot is in that mauza, this illegal-scheme note may not even apply to it. Confirm your mauza with your seller and, ideally, with RDA directly.
Because FBR values land by mauza (village-level land record), not by the marketing name a developer sells under. “Gulraiz” and “Gulrez-I” are gazetted as two entirely separate rows, in two different mauzas — Kotha Kalan and Topi — nearly 5 times apart on residential value. The same pattern shows up elsewhere in the Rawalpindi table too, most notably Faisal Hills, where one mauza values 6.4 times higher than another under the same brand. Always ask for the mauza name, not just the scheme name, before you budget tax or compare prices.
Fetched from Zameen's live Gulraiz plots listing, 4 September 2026, 15 plots for sale at the time: 1 Marla around Rs 60 Lac, 5 Marla Rs 84 Lac–1.1 Crore, 10 Marla Rs 1.8–2 Crore, and 1 Kanal around Rs 4.4 Crore. These are asking prices from active listings, not confirmed transaction prices — use them as a starting point for negotiation.
RDA ke apne register mein (3 September 2026 ko check kiya) “Gulrez Housing Scheme” (Mouza Kotha Kalan) illegal darj hai, aur RDA ka apna note kehta hai “scheme is before inception of RDA” — yani ye scheme RDA ke khud regulator banne se pehle ki hai, jo RDA ke jaan-boojh kar reject kiye gaye scheme se alag baat hai. Topi/“Gulrez-I” mauza ke liye humein RDA register mein koi alag entry nahi mili — agar aapka plot us mauza mein hai to ye illegal-note shayad us par lagu na ho. Apni exact mauza confirm karein, aur seedha RDA ya seller se tasdeeq karein.
S.R.O. 1728(I)/2024 transcribed page by page: Bahria Town’s eight phases, all fifteen Askaris, Faisal Town/Hills’ six-fold mauza gap, Top City, Capital Smart City, Mumtaz City, Eighteen and more — plus the one narrow 2026 amendment that actually changed a value, and the brand with no row at all.
All 15 numbered Askaris share one FBR residential rate under S.R.O. 1728(I)/2024 — RDA's register does not carry the numbered Askaris by name, and Askari 14 vs 11 asking prices, dated.
Sticker price is never the landed cost. §236K at 1.25% (filer) vs up to 18.5% (non-filer), ~1% stamp duty, society transfer fees — totalled for real 5 Marla, 10 Marla and 1 Kanal examples.
Send the exact mauza — Kotha Kalan or Topi. The correct FBR value, RDA's register status and the tax stack come back — before you pay, not after.