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Precinct 11a Bahria Town Karachi - 200 Sq Yard Bahria Homes Villa Price and Complete Details
پریسنکٹ 11A بحریہ ٹاؤن کراچی 2026 — 200 گز بحریہ ہومز ولا قیمت، کرایہ اور مکمل گائیڈ
Last Updated: 4 October 2026 — Guide restructured; villa price, rent, maintenance, transfer fee, FBR and utility rates load live from Housing Associates' central data; the latest Precinct 11A villa listings update automatically.
Precinct 11A is home to Bahria Homes — Bahria Town's own constructed 200 sq yard, Ground + 1 villas with 3 bedrooms and 1 servant quarter. It is one of the most populated precincts in Bahria Town Karachi: villas are well occupied, demand is high for both sale and rent, and rental availability is often limited. Right next door in Precinct 10A are Murree Point and the busy commercial gallery, which residents enjoy as part of their own neighbourhood. This guide covers location, the map, the villa, live prices and rent, facilities, utilities and solar, buying vs building, monthly costs and the latest Precinct 11A villas for sale.
1. Precinct 11A Bahria Town Karachi — Quick Facts
| Detail | Information |
|---|---|
| Location | Precinct 11A, Bahria Town Karachi (M-9 Superhighway), next to Precinct 10A |
| Main property type | 200 sq yard Bahria Homes villas, G+1 (built by Bahria Town) |
| Layout | 3 bedrooms · 1 servant quarter · Ground + First floor |
| Distance from main gate | Approximately 10 km |
| Occupancy | One of the most populated precincts in BTK; villas well occupied Local observation |
| Current price range | PKR 2.15 Cr – 2.25 Cr Live data |
| Current rent range | Based on current listings Live data |
| Monthly maintenance | PKR 9,500 / month Live data |
| PMT | Not paid separately on a ready Bahria Homes villa |
| Map | View Precinct 11A Map |
| Latest inventory | Live listings section below |
2. Precinct 11A Location — Murree Point & the Commercial Gallery
Precinct 11A is inside Bahria Town Karachi on the M-9 Superhighway, approximately 10 km from the main entrance gate, directly beside Precinct 10A. Many visitors to BTK come to the Precinct 10-A / 11-A belt for two reasons — both in the adjacent Precinct 10-A and both right next door for 11A residents.
Murree Point
A hilltop park and one of the most beautiful spots in BTK — families sit, relax and enjoy the weather overlooking the villas below. Sunset evenings and rainy weather here are memorable.
The commercial gallery
Restaurants open late into the night, tea stalls and comfortable sitting areas, in a gated, security-patrolled setting where families feel comfortable.
| Nearby | What It Is |
|---|---|
| 🏡 Precinct 10A | 200 sq yard Bahria Homes, adjacent — same villa category |
| 🏔️ Murree Point | Hilltop park in Precinct 10-A, right next door |
| 🏪 Precinct 10-A commercial gallery | Restaurants, tea stalls and daily needs |
| 🕌 Precinct 10-A masjid | Used by Precinct 11A residents for namaz |
| 🏡 Precinct 11B | 150 sq yard Bahria Homes, nearby |
Getting to Karachi: with the Malir Expressway open, many commuters reach central Karachi from the main gate in roughly 25–30 minutes; add the drive of approximately 10 km from the gate to Precinct 11A. Times are approximate and depend on traffic — see our Should You Move to Bahria Town Karachi guide.
3. Precinct 11A Map
Use the Housing Associates Society Maps page to see the exact Precinct 11A location, its streets and its position beside Precinct 10A and Murree Point, and the property map to see current listings on a map.
🗺️ View Precinct 11A Map📍 View Properties on Map
More maps: all Bahria Town Karachi society maps.
4. 200 Sq Yard Bahria Homes Villas in Precinct 11A
Precinct 11A is a Bahria Homes villa community — villas constructed by Bahria Town itself on 200 sq yard plots, Ground + 1, to a uniform design. It is the same 200 sq yard Bahria Homes category as Precinct 10A and the Quaid Villas, and one of the best community-living villa categories in Bahria Town Karachi.
| Area | Features |
|---|---|
| 🏠 Structure | 200 sq yard plot · Ground + 1 · built by Bahria Town |
| 🛏️ Rooms | 3 bedrooms · 1 servant quarter |
| 👨👩👧 Community | Fully occupied streets and established neighbours |
What to Check on Each Villa
| Factor | Why It Matters |
|---|---|
| Street position | Closeness to Murree Point and the commercial gallery affects convenience — and evening activity |
| Condition | Paint, seepage and fittings vary with how each villa has been maintained |
| Additions | Any changes should follow BTK construction guidelines |
| Solar / backup | A hybrid solar system already installed adds value |
| Documents & dues | Possession, maintenance and utility dues should be clear before transfer |
5. Precinct 11A Villa Prices 2026
How much does a villa cost in Precinct 11A? The figures below are kept separate so you know what each one means:
| Type of Figure | Precinct 11A 200 Sq Yard Villa | What It Means |
|---|---|---|
| Current market range Live data | PKR 2.15 Cr – 2.25 Cr | From Housing Associates' Live Prices (updated 26 September 2026) |
| Live inventory prices Live data | See listings below | Asking prices on current listings — not the final sale price |
| Indicative rental yield Live data | N/A | Annual rent ÷ sale price, before costs |
📈 Check Live Precinct 11A Prices
Resale availability is often limited and demand is often higher than supply Local observation. Compare with Precinct 10A, Quaid Villas and the wider Bahria Town Karachi property prices 2026.
6. Latest Precinct 11A Villas for Sale
These are the latest active Precinct 11A Bahria Homes listings from Housing Associates' inventory — newest first, unsold only, up to 3 at a time. The section updates automatically whenever a villa is added or marked sold.
Browse more: Precinct 11A villas for sale · 200 sq yard Bahria Homes for sale · all Bahria Town Karachi properties.
🎬 Watch Precinct 11A Bahria Homes Videos & Villa Tours
See Precinct 11A from the inside — villa tours, street views and Bahria Homes videos from Housing Associates.
Precinct 11A Single Belt Huge Garden Corner Villa | Premium Location | Bahria Town Karachi
Watch Video →
Precinct 11A Dream Villa for Sale | 200 Sq. Yards West Open in Bahria Town Karachi
Watch Video →
Precinct 11a 200 sq yard Inside tour
Watch Video →7. Precinct 11A Rent & Rental Market
| Figure | 200 Sq Yard Villa (Full House) |
|---|---|
| Current rent range Live data | Based on current listings |
| Indicative gross yield Live data | N/A |
Because Precinct 11A is one of the most populated precincts in BTK and villas are well occupied, rental availability is often limited and good units can let quickly. What usually moves the rent:
- Condition: fresh paint, working fittings and clean kitchens/bathrooms
- Furnished vs. unfurnished: most are let unfurnished
- Position: streets nearer Murree Point and the commercial gallery
- Extras: solar, backup power and parking
🔑 View Precinct 11A Rental Availability
8. Masjid, Sports & Facilities
| Facility | Status |
|---|---|
| 🕌 Precinct 11A masjid | Not yet ready / operational Local observation |
| 🕌 Where residents pray | Precinct 10-A masjid, next door |
| ⚽ Sports & athletic ground | Fully ready and available within Precinct 11A |
| 🌳 Parks & Murree Point | Developed in the adjacent Precinct 10-A |
| 🏪 Commercial gallery | Fully developed in Precinct 10-A, next door |
| 🔐 Security | Within Bahria Town Karachi's gated, patrolled environment |
The commercial gallery, masjid and parks in Precinct 10-A are fully developed, so Precinct 11A residents get the lifestyle of an established neighbour while living in their own Bahria Homes villa. The flip side of a lively area is more evening activity — visit at night as well as during the day.
Nearby in Bahria Town Karachi
- Schools: see our schools in Bahria Town Karachi guide
- Healthcare: Bahria Hospital near the main gate
- Family attractions: Theme Park, DanZoo and the Dancing Fountain on the Jinnah Avenue side
9. Utilities & Solar — Electricity, Water, Gas, Internet
| Utility | Status in Precinct 11A |
|---|---|
| ⚡ Electricity | 24-hour supply — PKR 84.96 / unit per unit + Verify with BTK fixed Live data |
| 💧 Water | BTK piped water — no tanker dependency; Verify with BTK fixed + consumption Live data |
| 🔥 Gas | No piped gas line — cylinder service; one call and the cylinder is delivered to your door |
| 📶 Internet | Multinet fibre available in Bahria Homes |
| Solar Option | Status |
|---|---|
| ✅ Hybrid solar | Allowed with no kW restriction — install up to your full rooftop capacity |
| ❌ On-grid | Not the available option in this category right now |
Electricity rate last updated: 08 June 2026. For the full policy read our BTK Solar Policy 2026 guide; Housing Associates offers hybrid solar installation. To pay bills online, see our Bahria Town Karachi utility bills guide.
10. Buy Ready or Build? Is Precinct 11A a Good Investment?
Housing Associates recommendation: in this category we recommend buying a ready Bahria Homes villa over building a private villa. At the current market range of PKR 2.15 Cr – 2.25 Cr, it is very difficult to construct a comparable house yourself once you add up the plot cost, PMT and construction. Bahria Homes also gives you a living community from day one — established neighbours and fully occupied streets that private construction in newer precincts cannot offer immediately.
Precinct 11A may suit buyers who want a ready 200 sq yard villa in a settled, popular community, but returns depend on purchase price, condition, rent achieved and market conditions. Investors should evaluate:
| Factor | What to Consider |
|---|---|
| Entry price | Compare live prices with Precinct 10A and Quaid Villas (same 200 sq yard Bahria Homes) |
| Demand | One of the most populated precincts; demand often higher than supply |
| Rental potential | Indicative gross yield N/A before maintenance, vacancy and repairs |
| Location | Approximately 10 km from the main gate, beside Murree Point and the 10-A commercial gallery |
| No PMT | Ready Bahria Homes — PMT is not paid separately by the buyer |
| Running costs | Maintenance and fixed electricity and water charges apply every month |
| Risks | Market cycles, policy changes, maintenance and utility costs |
No guarantees: property prices can rise or fall. Use live prices, current listings and recent transactions to judge value.
11. Who Should Consider Precinct 11A?
Families
A fully occupied community with Murree Point and the commercial gallery next door
Ready-villa buyers
Move straight in instead of buying a plot and building
Rental investors
Rentals are often limited; check yield, condition and running costs
People who enjoy evening life
Restaurants, tea stalls and Murree Point within reach
12. Maintenance, Transfer Fee, FBR Tax & Monthly Costs
| Cost | Current Value | Detailed Guide |
|---|---|---|
| BTK transfer fee | PKR 234,000 Live data | Transfer fees 2026 · transfer process |
| Monthly maintenance | PKR 9,500 / month Live data | Maintenance charges 2026 |
| FBR valuation | PKR 5,850,000 Live data | FBR tax 2026 guide |
| FBR tax — buyer (filer) | 1.5% = PKR 87,750 | Live rates |
| FBR tax — buyer (non-filer) | 10.5% = PKR 614,250 | Live rates |
| FBR tax — seller (filer) | 2.75% = PKR 160,875 | Live rates |
| FBR tax — seller (non-filer) | 11.5% = PKR 672,750 | Live rates |
| PMT | Not paid separately — settled by Bahria Town during development | PMT charges guide |
| Possession charges | Applies only where possession is pending | Possession charges 2026 |
The Late Filer category has been removed in the new budget — only Filer and Non-Filer apply. FBR rates can change in each federal budget.
Monthly Living Costs
| Cost Item | Monthly Amount | Notes |
|---|---|---|
| Maintenance | PKR 9,500 / month Live data | Current central rate for 200 sq yd Bahria Homes |
| Electricity | Verify with BTK fixed + units × PKR 84.96 / unit Live data | Fixed charge applies every month, even with no usage |
| Water | Verify with BTK fixed + consumption Live data | Fixed charge applies every month |
| Gas | Cylinders, by usage | No piped gas line in Precinct 11A |
Full breakdown: BTK monthly living costs 2026.
13. Frequently Asked Questions About Precinct 11A Bahria Town Karachi
Q 1: What is the current price of a Precinct 11A villa?
The current market range for a 200 sq yard Bahria Home in Precinct 11A is PKR 2.15 Cr – 2.25 Cr. Check the live listings on this page and the live prices page.
Q 2: What type of villas are in Precinct 11A?
Bahria Homes built by Bahria Town: 200 sq yard, Ground + 1, with 3 bedrooms and 1 servant quarter.
Q 3: What is the rent of a villa in Precinct 11A?
The current rent range is Based on current listings. Because villas are well occupied, rental availability is often limited.
Q 4: Is there a masjid inside Precinct 11A?
The Precinct 11A masjid is not yet ready. Residents currently use the Precinct 10-A masjid next door for namaz.
Q 5: Why does Housing Associates recommend buying instead of building here?
At the current price range it is very difficult to build a comparable private villa once plot cost, PMT and construction are added up. A ready Bahria Home also gives you instant community living with established neighbours.
Q 6: Do buyers pay PMT on a Precinct 11A villa?
No. Bahria Homes are sold as ready, pre-built units, and PMT construction charges were settled by Bahria Town during development. See our PMT charges guide for private construction.
Q 7: How far is Precinct 11A from the main gate?
Approximately 10 km, right next to Precinct 10A, Murree Point and the 10-A commercial gallery. See the Precinct 11A map.
Q 8: Is there piped gas in Precinct 11A?
No. Residents use gas cylinders, which are delivered to the door on a call.
Q 9: Is there a kW limit on solar in Precinct 11A?
No. Hybrid solar has no kW restriction for Precinct 11A Bahria Homes — install up to your full rooftop capacity. See our BTK Solar Policy guide.
Q 10: What are the maintenance and transfer fee for a Precinct 11A villa?
Maintenance is PKR 9,500 / month per month and the BTK transfer fee is PKR 234,000. FBR advance tax for a filer buyer is PKR 87,750 (1.5% of the PKR 5,850,000 valuation).
Q 11: What is the difference between Precinct 11A and Precinct 10A?
Both are 200 sq yard Bahria Homes. Murree Point, the commercial gallery and the operational masjid are in Precinct 10A; Precinct 11A is right beside them and has its own sports ground. Read our Precinct 10A guide.
Q 12: How can I check the latest Precinct 11A inventory?
Use the live listings on this page, which update automatically, or open Precinct 11A villas for sale.
14. Related Bahria Town Karachi Guides
- 🏘️ Precinct 10A Villas — Complete Guide
- 👑 Quaid Villas — Precinct 2 Guide
- 🏡 Precinct 11B 150 Sq Yard Guide
- 🏠 150 Sq Yard Villas — Comparison Guide
- 💰 Bahria Town Karachi Prices 2026
- 🏛️ FBR Tax 2026 — Property Valuation
- 📋 BTK Transfer Fees 2026
- 🔧 BTK Maintenance Charges 2026
- 💡 BTK Monthly Living Costs 2026
- 🧾 Bahria Town Karachi Utility Bills
- ☀️ BTK Solar Policy 2026
- 🛣️ Malir Expressway — Impact on BTK
- 📍 View Precinct 11A Map
🏡 Looking for a Precinct 11A Villa — Buy or Rent?
Housing Associates is on the ground in Bahria Town Karachi every day. Register your requirement and we will contact you as soon as a suitable Precinct 11A villa is available. WhatsApp: 03463285144.
Disclaimer: Values marked "Live data" are pulled from Housing Associates' central records (Live Prices and Admin Charges) when the page loads. Facility and occupancy status is based on our on-ground observation as of September 2026. Listing prices are asking prices. All charges are subject to change by Bahria Town Karachi and FBR — verify before any transaction. Housing Associates is not liable for decisions made based on this content.
