Bahria Enclave & Margalla Enclave plot cost calculator
Work out what a plot actually costs you: land price, society transfer fee, §236K advance tax at your real status, and ICT stamp duty — on the FBR value, the way FBR charges it.
The short answer: the price you agree with the seller is not what you pay. On top of it you owe the society's transfer fee, FBR advance tax under §236K, and ICT stamp duty — and the advance tax is charged on the FBR-notified value, not on your agreed price. In Bahria Enclave the FBR value is often around half the market asking price, so most online calculators overstate your tax. For a filer the extra typically lands near 1.5–2.5% of the purchase price. For a non-filer it can exceed 10%. Put your real numbers in below.
Your plot
Advance tax and stamp duty are charged on this figure, not on the agreed price — unless the recorded consideration is higher. Confirm it at the sub-registrar; the presets carry our latest estimate only.
We tell you our rate before we start and it is never baked silently into a quoted price. Enter whatever you have actually agreed — with us or anyone else.
What you actually pay
What this does not include. Possession and utility charges are billed separately by the society — in Bahria Enclave that is PKR 117,000 on 5 Marla and PKR 408,000 on 1 Kanal. Outstanding dues left by the previous owner follow the plot, not the person. Neither is knowable until we check the specific file, so neither is guessed at here.
The rates behind the maths
Every figure, with its source
| Charge | Rate | What it means |
|---|---|---|
| Advance tax — buyer (§236K) | Filer / ATL: 1.25% flat | Adjustable against your return. Finance Act 2026 replaced the old slabs with a flat filer rate. |
| Advance tax — buyer, non-filer | 10.5% – 18.5% by value slab | ≤5 Cr: 10.5% · 5–10 Cr: 14.5% · above: 18.5%. Being on the FBR Active Taxpayer List is worth real money. |
| Overseas relief (Clause 111AC) | Filer rates without being a filer | Non-resident NICOP/POC holders get filer rates under §236C/236K — apply via the FBR portal's Overseas Pakistanis route before the transaction. |
| Advance tax — seller (§236C) | Filer 2.75% · non-filer 11.5% | Seller side, for reference when you negotiate who bears what. |
| Stamp duty (ICT) | ≈1% of recorded value | Reduced by recent finance measures; e-stamping is now mandatory in ICT. Confirm the current rate at the sub-registrar before payment. |
| Society transfer fee | By project & size | Bahria Enclave: Rs 73,200 (5M) to Rs 304,920 (2K) per the last published schedule. DHA Margalla Enclave: Rs 77,000 – 1,91,000 + Rs 25,000 processing/set. |
| Our commission | Standard market rate, disclosed | Told to you before we start — never baked silently into a quoted price. |
Bahria Enclave official schedule
| Size | Transfer fee | Possession charges | Utility charges |
|---|---|---|---|
| 5 Marla | Rs 73,200 | Rs 108,000 | Rs 117,000 |
| 8 Marla | Rs 106,920 | Rs 129,600 | — |
| 10 Marla | Rs 147,450 | Rs 151,200 | — |
| 1 Kanal | Rs 248,700 | Rs 237,600 | Rs 408,000 |
| 2 Kanal | Rs 304,920 | Rs 280,800 | — |
Transfer schedule in force since 17 October 2022; possession and utility since 4 October 2022. Re-checked from bahriaenclave.pk on 22 August 2026. “—” means the row is not published — confirm at the office.
Asked constantly
Cost questions, answered straight
For a 5 Marla plot in Sector N or I at a typical August-2026 asking price of around PKR 85 Lac, a filer buyer pays roughly PKR 85 Lac (land) + PKR 73,200 (Bahria Enclave transfer fee, per the schedule in force since 17 October 2022) + about PKR 52,500 advance tax under §236K (1.25% of the FBR value, using an estimated FBR value of PKR 42 Lac) + about PKR 42,000 ICT stamp duty (≈1%), which lands near PKR 86.7 Lac before any lawyer fee or agreed commission. A non-filer pays the same land price but roughly PKR 4.4 Lac in §236K instead of PKR 52,500 — the single most expensive decision in the whole transaction. Use the calculator above with the actual agreed price and the FBR value for your plot.
On the FBR-notified value for that sector and plot size, not on the price you and the seller agree — unless the recorded consideration is higher, in which case the higher figure governs. This matters a lot in Bahria Enclave, where the FBR value can be roughly half the open-market asking price. Every calculator that applies withholding tax to the market price overstates your tax bill, sometimes by double. Confirm the exact FBR value for your plot at the sub-registrar or with us before you budget.
Yes, if you claim it correctly. Under Clause 111AC, non-resident NICOP and POC holders are charged the filer rates under §236C and §236K without having to be on the Active Taxpayer List — but the relief is not automatic. You apply through the FBR portal's Overseas Pakistanis route BEFORE the transaction. Select “Overseas (NICOP/POC)” in the calculator to see the difference: on a 1 Kanal purchase it is commonly the difference between roughly PKR 2.2 Lac and PKR 25 Lac in advance tax.
Four. (1) The society transfer fee — Bahria Enclave charges PKR 73,200 on 5 Marla up to PKR 304,920 on 2 Kanal, and DHA Margalla Enclave adds a PKR 25,000 processing charge per set. (2) Possession and utility charges, which are billed separately from the transfer fee and are a large number on 5 Marla (PKR 117,000) and 1 Kanal (PKR 408,000) in Bahria Enclave. (3) The non-filer penalty, if you are not on the ATL on the day of transfer. (4) Outstanding society dues on the plot from the previous owner — these follow the plot, not the person, so verify them before you pay anything.
Zameen ki qeemat ke ilawa teen cheezen aur lagti hain: society ki transfer fee (5 Marla par Rs 73,200, 1 Kanal par Rs 248,700), FBR ka §236K advance tax (filer 1.25%, non-filer 10.5% se 18.5% tak), aur ICT stamp duty (taqreeban 1%). Sab se bara farq filer aur non-filer ka hai — filer hona 1 Kanal par lakhon bachata hai. Overseas Pakistani NICOP par filer rate le sakte hain (Clause 111AC), lekin transaction se PEHLE FBR portal par apply karna zaroori hai. Upar calculator mein apna asal rate daal kar dekh lein.
Last verified: 23 August 2026. Figures compiled from public market sources and official schedules on that date. Rates move — WhatsApp for today's number.
Want the exact number for one specific plot?
Send me the sector, size and the price you have been quoted. I will come back with the FBR value for that plot, the real transfer fee, and what it lands at — before you commit to anything.