The Rise (and Flaws) of Pakistan’s Housing Society: What Needs to Change
The Housing Boom in Pakistan: What’s Missing in These New Societies (And How to Fix It)
If you’ve driven through Lahore, Islamabad, or Karachi lately, or gone via M1 or M2 motorway, you’ve probably noticed something: cranes, construction sites, and billboards for yet another “luxury”, “eden”, “enclave” to yet another “cheesy luxury namely” housing society. From all those lush green farms which would accompany you till Peshawar or Lahore, now almost half the time you are looking at these “potential new and amazing” gated communities with names like “Elite Residencia” to high-rise apartments promising “modern living,” Pakistan’s real estate market is exploding.
But behind the glossy ads and grand promises, there’s a growing unease. Are these new housing societies really designed for people—or just profit?
Let’s dig into why Pakistan’s urban landscapes are transforming so rapidly, what’s missing in these cookie-cutter communities, and how developers should deliver and learn from pioneers like Bahria Town and DHA to build even better, smarter neighborhoods.
The Rise of Bahria and DHA: Blueprints of Success
To understand today’s housing society boom, we need to rewind to the 1990s and 2000s. Back then, Bahria Town and DHA (Defence Housing Authority) revolutionized Pakistan’s real estate scene. If you want to know the real OG behind the real estate society trend, then all the credit would be for Bahria Town, as they took the half executed model of DHA, refined it, and set new benchmarks for planned communities and gated housing societies.
These weren’t just housing or residential projects—they were lifestyle brands. DHA, with its military-backed discipline, offered security and prestige making it one of the most sought-after housing societies in Pakistan. Meanwhile, Bahria Town captivated buyers with its theme-based developments, world-class amenities, golf courses, and self-sustained security and power supply systems.
What Made Bahria Town and DHA Stand Out?
Both Bahria Town and DHA introduced master-planned housing societies with modern infrastructure, dedicated commercial zones, and state-of-the-art facilities. Their success set the foundation for the rise of new private housing societies across Pakistan, shaping the future of urban development and real estate investment.
- Planned Infrastructure: Wide roads, underground utilities, and designated commercial zones.
- Amenities: Parks, schools, hospitals, and shopping centers within the society.
- Trust: Buyers especially overseas investors and buyers felt confident investing because these societies delivered on their promises (most of the time). With a big emphasis on most of the time. As Bahria town and DHA aren’t also elusive to the Ponzi schemes and ‘files’ trend.
Their success became the gold standard. Today, every new housing society markets itself as “the next DHA” or “Bahria Town 1.0.” I am writing it as Bahria Town 1.0, not 2.0 as every developer wants to copy and execute what is working and not add to what else is required more.
However, rapid urbanization and population growth have turned Pakistan’s real estate sector into a chaotic marketplace. According to World Bank research, Pakistan’s urban population is expected to double by 2050, intensifying the demand for planned housing projects and turned real estate into a free-for-all.
The Dark Side of the Housing Boom
Despite the rise of new real estate projects, over 60% of housing schemes lack even basic amenities. Many exist only on paper, while others don’t even reach that stage—leaving investors stranded. In the worst cases, developers vanish with investors’ money, resulting in countless financial losses.
The housing society boom continues, but the challenge remains—how many of these projects truly deliver on their promises?
Architects in Islamabad Weigh In: The Hidden Flaws in Modern Housing
To understand why so many new housing societies in Pakistan feel… underwhelming, I spoke with several architects in Islamabad, including Ar. Ali Raza and Ar. Zubair from Primarc Studio. Their verdict? Poor planning and a profit-over-people mindset.
“Developers are slicing land into tiny plots, cramming in houses, and calling it a ‘community,’” says Talha Waheed, an architectural designer at Primarc Studio. “There’s no thought for green spaces, pedestrian paths, or how people will interact.”
What’s Glaringly Absent in Most New Housing Societies?
- Green Spaces: Many housing societies allocate less than 5% of land to parks, far below the global standard of 15-20%, leading to concrete jungles rather than livable environments.
- Community Hubs: No libraries, sports complexes, or public squares, leaving residents without spaces for social interaction and recreation.
- Walkability: Narrow roads, compromised sidewalks, long distances to mini-markets, and zero shade make walking impractical, forcing reliance on vehicles.
- Sustainability: A complete lack of rainwater harvesting, solar energy integration, and waste management systems, ignoring critical environmental concerns.
As a result, these so-called “planned communities” often turn into dormitory towns—places where people sleep but don’t truly live.
The question remains: Will future housing societies in Pakistan prioritize livability and sustainability, or will they continue to be profit-driven real estate ventures at the cost of quality urban living?
What’s Missing in Pakistan’s New Housing Societies? Let’s Compare
Let’s pit a typical new society against the gold standard (DHA/Bahria) using a quick comparison:
| Feature | DHA/Bahria | New Societies |
|---|---|---|
| Green Spaces | 15-20% allocated for parks | 2-5% (if any) |
| Infrastructure | Underground utilities, wide roads | Overhead wires, crumbling roads |
| Security | Gated entrances, patrols | Minimal or outsourced |
| Commercial Zones | Integrated markets, clinics, schools and mosques | Scattered shops, no schools nearby |
| Community Events | Festivals, Society Club, and play areas. | None |
The difference is stark. While DHA and Bahria aren’t perfect (their affordability has always been questionable), they at least planned for some human needs.
How Can Developers Improve? Lessons from the Pros
So, how can new housing societies in Pakistan avoid becoming ghost towns? Here’s a roadmap for better urban development:
1. Prioritize Green, Livable Spaces
Developers should allocate at least 20-30% of land to parks, playgrounds, and jogging tracks. Countries like Singapore’s urban planning legally mandate green cover, and Askari 14, Rawalpindi, is a local example of a society with easy access to well-planned parks. Trees are not just decorative—they help reduce urban heat, improve air quality, and enhance mental well-being.
2. Design for Community, Not Just Concrete
Communities thrive when people interact. Build public squares, community centers, and co-working spaces. Karachi’s Seaview Township (despite its flaws) gets this right with its beachfront promenade, encouraging social interaction and outdoor activities.
3. Partner with Architects in Islamabad (and Beyond)
Engaging urban planners and architects early in the process is crucial. Firms like Primarc Studio – Architecture and Interior Design Firm in Islamabad emphasize mixed-use zoning—such as cafés beneath apartments, schools within walking distance, and commercial hubs integrated into residential areas.
4. Embrace Sustainability
Sustainability should be a core principle rather than an afterthought. Developers should:
✔ Install solar panels to reduce reliance on the grid.
✔ Implement rainwater harvesting & wastewater recycling for efficient water management.
✔ Ban single-use plastics and encourage eco-friendly building materials.
In Lahore’s Raya Town, vertical gardens are being tested—a small yet progressive step towards sustainable urban living.
5. Regulate, Regulate, Regulate
Pakistan’s real estate sector is often compared to the Wild West—unregulated and chaotic. The government must enforce laws like Punjab’s Private Housing Scheme Rules 2021, which require developers to reserve land for essential amenities. Without strict oversight, housing societies will continue prioritizing short-term profits over long-term livability.
The Bottom Line: Build for People, Not Plots
To create truly livable housing societies in Pakistan, developers must shift from a profit-driven mindset to a people-centric approach. The rapid expansion of housing societies isn’t slowing down. With large-scale initiatives like the Naya Pakistan Housing Program, which aims to build 5 million homes, the stakes have never been higher. But unless developers prioritize livability over profit, we risk filling cities with housing societies that are nothing more than soulless concrete jungles.
DHA and Bahria Town set a benchmark for planned housing societies, proving that modern infrastructure and lifestyle-focused development are possible. Now, it’s time to raise the bar. We must demand housing societies where children can play in safe, accessible parks within the housing society. Neighbors can connect over coffee in vibrant community spaces inside the housing society. Sustainability is embedded in every housing society’s design, not an afterthought.
A housing society should be more than just rows of houses—it should be a community where people truly live, not just exist. After all, a house is just four walls—a home, and a thriving housing society, is everything else.