RDA/PHATA status, FBR gazette value and dated asking prices on the airport corridor — compared side by side, no legal-status verdict where it is unresolved.
Three schemes, three completely different open questions — and none of them is "which one is approved". All three sit under Rawalpindi-area jurisdiction (RDA or PHATA), so their absence from CDA's two Islamabad registers is expected, not a finding. Top City's NOC is widely reported but not something we could read directly on RDA's own site, and separately the company behind it has been through a genuine corporate-control fight in the courts and the army's proceedings — a governance question, not a land-title one. Mumtaz City has a clean-looking RDA approval figure but three different sources name three different districts for the same scheme. Faisal Town is really three legal positions wearing one brand: a developed Phase 1, a not-approved Phase 2, and a CDA-registered Faisal Residentia still waiting on its NOC after roughly four years. Here is the record for each, side by side.
| Top City-1 | Mumtaz City | Faisal Town & Faisal Hills | |
|---|---|---|---|
| Regulator & register status | RDA (Rawalpindi jurisdiction), not CDA — absence from CDA's lists is expected. NOC widely dealer-reported as dated 17 Oct 2019, ≈9,081 Kanal, Mauza Bijnial, blocks A–J. Not primary-source verified by us: RDA's own scheme-list page is client-rendered and our tools could not read it directly. | RDA, on the approved list. “Mumtaz City”, Pind Nasrala Gharbal, approved over 3,328.79 Kanal; a further 1,502.58 Kanal extension is approved for town planning but its transfer-and-mortgage deed is “in process”. Record updated 3 Feb 2026. Not a CDA scheme (expected). | Three different legal positions under one brand. Phase 1 / Faisal Hills: developed and trading, RDA jurisdiction, on Rawalpindi–Kohat Road (N-80) near Tarnol Interchange. Phase 2: not approved — “under process” with PHATA as of a 30 Jun 2026 report (34,880-Kanal layout). Faisal Residentia (Sector E-17): a separate CDA registration, LOP approved 29 Mar 2022, NOC still “Not Issued” at CDA's 11 Dec 2025 status date. |
| Enforcement notices / illegal-list entries | None on the land/NOC side reported on our sourced page. Separately — not a scheme notice, a corporate-control matter: the developer's office and owner's residence were raided in May 2017; in 2023 the owner petitioned the Supreme Court alleging an engineered takeover; on 9 Nov 2023 the Court declined it as a fundamental-rights matter but ordered an investigation; Army proceedings were announced 12 Aug 2024; in Dec 2025 a former ISI director-general was reported (Dawn, Arab News, Al Jazeera) sentenced to 14 years. | The Nation, 16 Jul 2026: an RDA enforcement squad sealed 8 illegal residential buildings, 2 commercial buildings and the J7 Icon multi-storey building across “The Avenue-1 and Mumtaz City” for violating approved building plans — the report does not separate which building belonged to which scheme. Separately, “The Avenue Housing Scheme” (same road, Mouza Pind Nasrala) is its own entry on RDA's illegal list — a different registered scheme, not Mumtaz City itself. | Phase 2 carries two dated RDA actions: a show-cause notice (reported Nov 2023) for marketing without approval, then a further notice on 23 Apr 2024 explicitly calling it “an illegal housing scheme” and ordering development, advertising and sales stopped — signed by two different RDA director-generals. A location conflict too: RDA/Dawn place Phase 2 at Mera Kalan/Kolian Par/Dhalla; a Jun 2026 report places the PHATA submission at Thalian Interchange, M-2. Not the same place; unresolved. |
| FBR value (SRO & gazette page) | S.R.O. 1728(I)/2024. Top City, Bajneyal (Tehsil Rawalpindi), p.444: residential off-road Rs 2,909.1/sq ft (≈Rs 26,182/sq yd), commercial on-road Rs 20,165.2/sq ft. Second row, same gazette page, different spelling — Top City-I, Bijnial (off road): residential Rs 2,650.9/sq ft (≈Rs 23,858/sq yd). | S.R.O. 1728(I)/2024, p.424. Pind Nasrala: commercial on-road Rs 24,225.4/sq ft (super-structure Rs 2,250), residential off-road Rs 3,821.5/sq ft (super-structure Rs 1,110). A near-duplicate row for the same mauza: off/on-road variant residential Rs 3,482.3/sq ft, commercial Rs 22,755.8/sq ft. | S.R.O. 1728(I)/2024, six rows across p.270–450. Faisal Town, Mauza Nogazzi (Taxila): residential Rs 2,492.6/sq ft, commercial Rs 30,666.6/sq ft. Faisal Hills, Mauza Ban / Dhoke Saidoo: residential Rs 939.9/sq ft. Faisal Hills, Taxila tehsil entry: residential Rs 146.9/sq ft — 6.4× below the Ban/Dhoke Saidoo rate, same brand, no boundary map to say which parcel is which. |
| Asking prices — labelled asking, by size | Zameen, fetched 2 Sep 2026. Listing count not stated on our sourced page. 5 Marla avg Rs 62.07 Lac (+4% YoY) · 10 Marla avg Rs 1.75 Cr (+17.4% YoY, +23.2% 2yr) · 1 Kanal avg Rs 2.48 Cr (Rs 5,515/sq ft). The gap between 5 Marla's +4% and 10 Marla's +17.4% growth in the same scheme is worth noting on its own. | Zameen index id 3464, filed under Islamabad, fetched 3 Sep 2026, 228 live listings (180 Residential, 48 Commercial, no Plot File category — Zameen's Plot Files page for Mumtaz City 404s). Headline avg (Jul 2026) Rs 3.25 Cr, +409% since Jun 2014. 5 Marla Rs 76.23 Lac (+14% YoY) · 10 Marla Rs 1.23 Cr (+12%) · 1 Kanal Rs 2.6 Cr (+32%, fastest band). Block-level: Executive Enclave Rs 3.18 Cr (+68% YoY) · Chanab Rs 1.62 Cr · Ravi Rs 1.08 Cr. | Faisal Hills, Zameen, avg Rs 78.4 Lac (May 2026 data, +53% since Aug 2016). 5 Marla Rs 51.57 Lac (+23% YoY) · 10 Marla Rs 81.98 Lac (+18%) · 15 Marla Rs 1.08 Cr (+12%). Listing volume, counted 2 Sep 2026: 1,690 Faisal Hills + 705 Faisal Town (F-18). A second Zameen sweep, different data month, gave 5 Marla ≈Rs 57.53 Lac and 10 Marla ≈Rs 90.67 Lac — both printed rather than reconciled. |
| Distance to airport / Islamabad | Not computed on our sourced pages — our OSRM routing table covers Capital Smart City, Mumtaz City, Blue World City, Eighteen and a Tarnol proxy point, not Top City specifically (Mauza Bijnial/Bajneyal, Tehsil Rawalpindi). | OSRM routing on OpenStreetMap geometry, computed 3 Sep 2026: 11.2 km / ≈21 min to Islamabad International Airport — the closest of the corridor schemes we routed. 24.1 km / ≈19 min to Zero Point; 26.7 km / ≈23 min to Blue Area. | Not computed specifically for Faisal Town/Faisal Hills on our sourced pages. The scheme sits on Rawalpindi–Kohat Road (N-80) near the Tarnol Interchange; we have not routed a distance from that exact point to the airport. |
| Possession status | Not itemised as a possession stage on our sourced page beyond “widely reported” plot counts (≈6,530 residential + 486 commercial across blocks A–J). | Reads as a possession market, not a paper market, per our own page: 228 live listings and no plot-file category at all (Zameen 404s it) — a meaningfully different pattern from the file-heavy schemes elsewhere on this corridor. | Phase 1 / Faisal Hills: “developed and trading” per our sourced page (1,690 + 705 live listings). Phase 2: not approved, so no legitimate possession activity should exist there. Faisal Residentia: LOP-approved but NOC still not issued after ~4 years — the same caveat applies. |
| What is unresolved | The NOC is dealer-reported only, not primary-source verified by us. Separately, and not a land question at all: who lawfully controls the developer company has itself been actively litigated for most of this scheme's life — ask who the allotting authority is today and who actually signs your transfer. | Which land revenue office — Rawalpindi, Attock, or elsewhere — actually processes mutation for your specific block; Zameen, RDA/FBR and OpenStreetMap name three different districts for the same scheme. And whether the 1,502.58-Kanal extension's transfer-and-mortgage deed has actually completed for your block. | Which of the three “Faisals” you are being offered — Phase 1, Phase 2, or Faisal Residentia — since only Phase 1 has a trading track record. Phase 2's exact location is disputed between two dated sources. And an unrelated CDA illegal-list entry, “Faisal Town Islamabad Highway”, carries no address or date and cannot be tied to this developer's filings — we are not guessing which scheme it is. |
Each of these carries a different kind of open item, not a simple better-or-worse ranking:
All three of these are RDA or PHATA-jurisdiction schemes for the parts that trade today (Top City, Mumtaz City, Faisal Town Phase 1/Faisal Hills, and Phase 2). Our own Islamabad Society Checker covers CDA's approved and illegal registers for Islamabad-jurisdiction land — it will not return a result for those parts, and that is expected, not a fault. The one exception on this page is Faisal Residentia (Sector E-17), which is a CDA-registered scheme — our checker does cover that one specifically. For the RDA/PHATA parts, check RDA's own live register directly, or send us the exact scheme, phase and mauza and we check it against the same primary record used to build this page.
Want the live-rate version? Send the exact scheme, phase and plot number and the written comparison — current asking, FBR value and what RDA's register says about that specific land — comes back the same day.
Also see: Capital Smart City vs Blue World City · the full Rawalpindi FBR table.
They carry different open items, not a simple ranking. Top City's NOC is widely dealer-reported (17 Oct 2019, ≈9,081 Kanal) but not something we could verify directly on RDA's own register, and separately the developer company has been through an actively litigated corporate-control fight — raided in 2017, a 2023 Supreme Court petition, army proceedings in 2024, a Dec 2025 sentencing reported by Dawn and others. Mumtaz City has a clearer RDA-approved figure (3,328.79 Kanal) and reads as a possession market (228 listings, no plot-file category), but three sources — Zameen, RDA/FBR, OpenStreetMap — name three different districts for the same scheme. Match the risk you can verify to the one you are being offered, rather than picking by brand.
Yes, for its core area: RDA's own register shows Mumtaz City approved over 3,328.79 Kanal at Pind Nasrala Gharbal, last updated 3 February 2026. A further 1,502.58-Kanal extension has its town planning approved too, but the transfer-and-mortgage deed for that extension is still “in process” on RDA's own register — ask directly if your specific block sits inside it. Do not confuse it with “The Avenue Housing Scheme”, a different registered scheme on the same road that is on RDA's illegal list.
No, not as of the most recent report on file (30 June 2026). Phase 2 followed two RDA actions calling it an illegal housing scheme — a show-cause notice reported in November 2023 and a further notice on 23 April 2024 ordering development, advertising and sales stopped. It has since moved to “under process” with PHATA on a 34,880-Kanal layout submission, which is a review stage, not an approval. This is separate from Phase 1 / Faisal Hills, which is developed and trading, and from Faisal Residentia, a different CDA-registered entity with its own unresolved NOC.
Teenon ka masla alag hai, ek jaisi ranking nahi di ja sakti. Top City ka NOC dealers ke mutabiq 17 Oct 2019 ka hai magar humein RDA ke apne record par seedha nazar nahi aaya; sath hi developer company ka corporate control 2017 se 2025 tak adaalaton aur army proceedings mein raha — ye zameen ka masla nahi, company ka hai. Mumtaz City RDA se approved hai (3,328.79 Kanal) magar teen mukhtalif sources (Zameen, RDA/FBR, OpenStreetMap) teen alag zilay batate hain. Faisal Town mein Phase 1 trade ho raha hai, Phase 2 abhi bhi “under process” hai, aur Faisal Residentia ka NOC ≌4 saal se nahi aaya. Pehle poochein aap ko kaunsa hissa dikhaya ja raha hai, phir faisla karein.
Phase 1 and Phase 2 are not the same product, the same authority, or the same risk. And a third “Faisal” registration sits in Islamabad with no NOC at all.
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.
Zameen files it under Islamabad, RDA and FBR under Rawalpindi, OpenStreetMap under Attock. RDA’s approved area, FBR’s value and dated asking prices, printed together rather than picked.
Send the scheme, phase and plot number — you get RDA's own register status, the FBR value and dated asking prices back before any token moves.