Top City-1 — the NOC, the FBR Value, and the Ownership Fight
Two separate questions live here, and conflating them helps nobody: the scheme’s own regulatory paperwork, and who has legally controlled the company behind it.
Top City-1 sits on the airport corridor under Rawalpindi jurisdiction, not CDA’s — which is why it appears in neither of CDA’s two lists and why its FBR value is not in the Islamabad table. Both of those gaps get read as red flags by people who do not know where else to look. They are not. Here is what is actually on the record, in two separate categories that should never be mixed.
What the record actually says
| Fact | What the source says |
|---|---|
| Jurisdiction | Rawalpindi Development Authority, Punjab — not CDA. Absence from CDA’s registers is expected and is not a finding. |
| The NOC | Widely reported across independent dealer sources as dated 17 October 2019, covering roughly 9,081 Kanal in Mauza Bijnial, blocks A to J, with about 6,530 residential and 486 commercial plots. We could not read RDA’s own register to confirm it — RDA’s scheme list is a client-rendered page our tools cannot see into. Treat the NOC as very likely real and not primary-source verified, and ask to see the letter. |
| Developer | Kunwar Moeez Khan Constructions. |
The part no property page will tell you, and the part to read carefully. Separate from any question about the scheme’s NOC, control of the company behind Top City has itself been contested in Pakistan’s highest courts. In May 2017 the developer’s office and the owner’s residence were raided. In 2023 the owner petitioned the Supreme Court alleging the raid was engineered to force a takeover of the society; on 9 November 2023 the Court declined to hear it as a fundamental-rights matter but directed a proper investigation. Army proceedings followed — announced 12 August 2024 — and in December 2025 a former ISI director-general was reported by Dawn, Arab News, Al Jazeera and others to have been sentenced to 14 years. This is an ownership and governance history, not a finding about the scheme’s NOC or layout plan, and we are deliberately not blurring the two. What it means for a buyer is narrower and duller than the headlines: for most of this scheme’s life, the question of who lawfully controls it has been actively litigated. Ask who the allotting authority in the society is today, and who signs your transfer.
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 |
|---|---|
| Top City, Bajneyal (Tehsil Rawalpindi) | Residential off-road Rs 2,909.1/sq ft ≈ Rs 26,182/sq yd · commercial on-road Rs 20,165.2/sq ft |
| Top City-I, Bijnial (off road) | Residential Rs 2,650.9/sq ft ≈ Rs 23,858/sq yd |
From S.R.O. 1728(I)/2024, the Rawalpindi table. Two rows, two spellings of the same mauza, two slightly different rates — we print both rather than pick. The useful point is that Top City does have an FBR value; it is simply filed under Rawalpindi, which is why every page saying “no FBR value” is looking in the wrong table. 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 |
|---|---|---|
| 10 Marla | avg Rs 1.75 Cr | Zameen index, data through Jul 2026, fetched 2 Sep 2026 — +17.4% year on year, +23.2% over two years. |
| 1 Kanal | avg Rs 2.48 Cr | Same fetch, Rs 5,515/sq ft. |
| 5 Marla | avg Rs 62.07 Lac | +4% year on year — much slower than the 10 Marla band. |
The gap between 5 Marla growth (+4%) and 10 Marla growth (+17.4%) in the same scheme is worth a question of its own: it usually means the larger plots are where actual construction is happening and the smaller ones are still trading as paper.
The honest part
- Two risks, not one. Regulatory compliance (the NOC, possession, development) and corporate control (who owns and signs for the developer) are separate. Diligence on one tells you nothing about the other.
- The NOC is not primary-source verified here. Dealer sources agree closely and FBR independently names the same mauza, which is corroborating — but ask to see the letter and its reference number.
- Multiple regulators touch this corridor — RDA, the aviation authority and the highway authority all have interests near the airport. Confirm your specific block against all of them, not just RDA.
- Nobody searches for the ownership case. Not one autocomplete query in our research surfaces it. That is precisely why it belongs on a page like this rather than only in the news archive.
What to ask before you pay
- “Show me the RDA NOC letter, with its reference and date.”
- “Which block, and is it inside the approved layout?”
- “Who signs the transfer today, and under what authority?” A fair question anywhere; a necessary one here.
- “Which mauza is this block in?” It picks your FBR row.
Against Bahria Enclave, plainly
Top City is an airport-corridor play: cheaper land, motorway access, and growth rates in the larger plot sizes that beat most of Islamabad’s sector grid. Bahria Enclave is the opposite trade — higher entry, established resale depth, inside the capital, and governed by CDA with all the paperwork that implies, including the notices we publish about it.
If the airport corridor is where your budget works, Top City is a serious option and its price data supports that. Just do the two-part diligence this page describes, rather than the one part everyone else does.
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
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.
Top City-1, honestly
By the Rawalpindi Development Authority, not CDA — which is why it appears in neither of CDA's public lists, and that absence is not a red flag. Independent dealer sources consistently report an RDA NOC dated 17 October 2019 covering about 9,081 Kanal in Mauza Bijnial. We could not confirm it against RDA's own register, whose scheme list is a client-rendered page our tools cannot read, so ask the seller to produce the letter and its reference number.
Because it is not Islamabad-jurisdiction land. It is valued in FBR's Rawalpindi table, S.R.O. 1728(I)/2024: Rs 2,909.1 per square foot residential for 'Top City, Bajneyal' and Rs 2,650.9 for 'Top City-I, Bijnial' — roughly Rs 26,182 and Rs 23,858 per square yard. Pages telling you Top City has no FBR value are looking in the wrong table.
It is a dispute about control of the developer, not about the scheme's NOC — and we keep those separate deliberately. In May 2017 the developer's office and owner's residence were raided; in 2023 the owner petitioned the Supreme Court alleging the raid was meant to force a takeover, and on 9 November 2023 the Court directed an investigation. Army proceedings were announced on 12 August 2024, and in December 2025 a former ISI director-general was reported sentenced to 14 years. For a buyer the practical question is narrow: who signs your transfer today, and under what authority.
Considering Top City-1?
Send the block and size. You get the FBR rate that actually applies, the current asking band, and a plain read on both kinds of risk here.