For everyone else — the salaried professional, the mid-tier investor, the family buying their primary residence — there are better-value societies in the twin cities that deliver security, NOC compliance, real infrastructure, and far stronger resale liquidity at a fraction of Eighteen's per-Marla cost.
The Verdict: Is Eighteen the Most Overpriced Society in the Twin Cities?
Yes — by every objective market measure, Eighteen Islamabad is the most overpriced society in the Islamabad–Rawalpindi twin cities in 2026.
A 10 Marla plot starting at PKR 5.1 crore (PKR 51 lakh/Marla) — in a society where Phase 2 is still selling bare land — sits at roughly 2× the per-Marla rate of fully developed DHA Phase 2, and 4–6× the rate of Capital Smart City, Bahria Town, and Faisal Town Phase 2. That premium is driven by brand, aspiration, international pedigree, and deliberate scarcity marketing — not by commensurate delivered infrastructure value.
Eighteen is a real, legal, impressive project with genuine delivery in Phase 1. It is not a scam. But for buyers who are not in the overseas, golf-lifestyle, or UHNW bracket, the numbers do not add up.
Before writing Eighteen a cheque, ask yourself one question: am I paying for land and infrastructure, or am I paying for the address? Both are valid answers — but only one of them should cost PKR 50 lakh per Marla.
Frequently Asked Questions
What is the price per Marla at Eighteen Islamabad in 2026?
A 10 Marla plot at Eighteen Islamabad currently costs PKR 5.1–6.86 crore, placing the per-Marla rate at PKR 51–68.6 lakh. For a 1 Kanal (20 Marla) plot, developer rates start at PKR 7.94 crore and resale prices reach PKR 11 crore, giving a per-Marla rate of PKR 40–55 lakh. Phase 2 half-Kanal plots are cheaper at PKR 3–4 crore (PKR 30–40 lakh/Marla) but come with no near-term infrastructure delivery.
Is Eighteen Islamabad under CDA or RDA jurisdiction?
Phase 1 of Eighteen Islamabad is under RDA (Rawalpindi Development Authority) and PHATA jurisdiction — not CDA. Despite its Islamabad branding and Srinagar Highway address, Phase 1 physically sits in Punjab province. Phase 2 is located in CDA Sector H-17 and is governed by CDA. Buyers must confirm which phase they are purchasing and under which regulatory authority.
Why is Eighteen Islamabad so expensive compared to other societies?
Four factors drive Eighteen's premium: (1) Ora Developers, owned by Egyptian billionaire Naguib Sawiris, brings rare international credibility; (2) a USD 2 billion project scale with a championship 18-hole golf course, boutique hotel, and luxury clubhouse; (3) world-class master-planning by Calisson RTKL (USA) and WATG; and (4) deliberate supply scarcity — limited plot inventory in a premium category creates upward price pressure. Critics argue that much of the premium reflects aspiration rather than fully delivered infrastructure.
How does Eighteen compare to DHA Islamabad in price?
DHA Phase 2 Islamabad 1-Kanal plots currently trade at PKR 3.75–6.95 crore (average ~PKR 5 crore, or ~PKR 25 lakh/Marla) in a fully developed, mature colony with complete infrastructure and strong resale liquidity. Eighteen Phase 1 charges PKR 40–55 lakh/Marla for the same 1-Kanal size — roughly 1.5–2× higher. The difference is brand premium and lifestyle amenities, not superior land value or civic infrastructure.
How does Eighteen compare to Capital Smart City in price?
Capital Smart City 1-Kanal plots trade in the resale market at PKR 1.5–2.5 crore — roughly PKR 7.5–12.5 lakh per Marla, or 20–30% of the equivalent Eighteen Islamabad plot price. CSC is a larger, CPEC-adjacent project with a different investment thesis. For buyers focused on per-Marla value and ROI rather than lifestyle branding, CSC and Faisal Town Phase 2 offer a far stronger entry point.
Should I invest in Eighteen Islamabad in 2026?
Eighteen is a legitimate, NOC-approved project with significant Phase 1 delivery. For overseas Pakistanis, golf lifestyle buyers, and UHNW end-users who can absorb the price point, it remains one of Pakistan's most credible luxury societies. For pure investment buyers, however, the per-Marla entry cost is extremely high relative to comparable societies, Phase 2 resale liquidity is unproven, and holding costs are above-market. Value investors are better served by DHA Phase 2, DHA Margalla Enclave, or Bahria Enclave for mature-market exposure, or Capital Smart City for growth-stage exposure.
What are the ongoing monthly costs at Eighteen Islamabad?
Eighteen charges ongoing community service fees covering 24/7 security, CCTV, golf course upkeep, common area maintenance, and landscaping. Heights apartment residents pay additional building management and elevator charges. These costs are not publicly listed as a single figure but are standard at luxury golf communities internationally and can run into tens of thousands of rupees monthly. Buyers should request the current service charge schedule from the developer before committing.
Data in this article is based on Milkiyat.com market research, developer payment plans, and active listing data as of June 2026. Property prices change — verify current rates with the developer or a registered property agent before making any investment decision.
For RDA NOC verification of any Rawalpindi-area society, visit the RDA official website. For CDA-approved society status, check the CDA official portal.
