Mivida City Islamabad: Scam or Real Society? RDA Action, File Selling & Buyer Risks

The real estate sector in Pakistan has witnessed exponential growth over the past decade, attracting billions of rupees in investment from both local and overseas Pakistanis. However, this boom has been accompanied by a significant rise in property fraud. According to the Federal Investigation Agency (FIA), real estate fraud cases climbed by 30% between 2021 and 2023, reflecting both rising investor interest and growing scam operations [1]. Among the myriad of housing societies that have emerged, Mivida City Islamabad stands out as a controversial project that has drawn the attention of regulatory authorities and frustrated buyers alike.

This investigative article examines the legitimacy of Mivida City Islamabad, its history of rebranding, the gap between plot file sales and actual land, and the regulatory actions taken against it.

The Background of Mivida City

Mivida City is marketed as Pakistan’s first “eco-sustainable city,” located on Chakri Road near the M-2 Motorway, strategically positioned between Islamabad and Rawalpindi. The project is a joint venture between Mivida Developments (Pvt) Limited and Khanial Builders (Pvt) Limited [2]. The developers have aggressively promoted the society through various channels, offering residential plots ranging from 5.5 Marla to 40 Marla, alongside commercial plots and resort living facilities.

The name “Mivida” is derived from Spanish, combining “Mi” (My) and “Vida” (Life) to mean “My Life” [3]. However, the project was not always known by this exotic moniker. Prior to its current branding, the development was marketed as “Green Oaks,” an agro-farmhouse project [4].

This rebranding strategy is not uncommon in the Pakistani real estate market, where developers often change project names to distance themselves from past controversies, delayed deliveries, or to create renewed hype to attract fresh investment.

Regulatory Status and Legal Action

The legal standing of a housing society in the Islamabad-Rawalpindi region is determined by the Capital Development Authority (CDA) or the Rawalpindi Development Authority (RDA), depending on the specific location of the project. Because Mivida City is situated on Chakri Road, it falls under the jurisdiction of the RDA.

The regulatory status of Mivida City has been a subject of significant concern.

On November 21, 2022, the RDA’s Metropolitan Planning and Traffic Engineering (MP&TE) Directorate lodged a First Information Report (FIR) against Mivida City, alongside another project named Abdullah City [5]. The FIR was registered as part of an ongoing campaign against unauthorized housing schemes that operate without obtaining the mandatory No Objection Certificate (NOC).

According to an RDA spokesperson, the launching of housing schemes, apartment projects, commercial buildings, and their subsequent marketing and advertisements are entirely illegal without a valid NOC [5]. The civic body explicitly advised the general public against making any investments in such illegal housing schemes.

In November 2024, RDA Director General Kinza Murtaza reiterated this stance during a press briefing, confirming the FIRs lodged against Mivida City and other illegal societies [6].

Despite these clear regulatory actions, Mivida City has continued to market its plots and sell files, highlighting a systemic issue in the enforcement of real estate regulations in Pakistan.

The “File” Phenomenon and Delivery Failures

One of the most pervasive issues in Pakistan’s real estate sector is the sale of “files” rather than actual plots of land.

A file is essentially a promise of future allotment, often sold before the developer has acquired sufficient land or obtained the necessary regulatory approvals. This practice allows developers to raise massive amounts of capital upfront, but it frequently leads to situations where the number of files sold far exceeds the available land.

Mivida City appears to be deeply entangled in this practice.

Buyers have reported significant delays in possession, with some investors who purchased files in 2020 (Phase 1A) stating that their delivery dates have been pushed back repeatedly by over a year and a half [7].

The situation has become so precarious that reports have emerged of Mivida City files being merged with other housing societies, such as Blue World City and Lakeshore City [8].

These mergers are often a desperate measure taken when a society fails to acquire the land necessary to fulfill its commitments to file holders. While it may offer a glimmer of hope for investors to eventually secure a plot, it fundamentally alters the nature of their original investment and underscores the failure of the initial project.

The Broader Context of Real Estate Fraud

The issues surrounding Mivida City are not isolated incidents but rather symptomatic of a much larger crisis in the region’s real estate market.

The scale of housing fraud in the Islamabad-Rawalpindi area is staggering.

A recent investigation by the National Accountability Bureau (NAB) into the Islamabad Cooperative Housing Society (ICHS) revealed that the society’s approved Layout Plan and available land bank could support only about 6,000 files. However, former office-bearers and facilitators allegedly issued around 42,000 files [9].

This massive shortfall resulted in nearly 36,000 illegal plot files being sold to unsuspecting citizens, with financial irregularities exceeding Rs 16 billion [9].

The CDA has published a list of illegal housing schemes on its official website to protect citizens from rising property scams [10]. While Mivida City is not on this specific CDA list (as it falls under RDA jurisdiction), the RDA itself has issued public advisories regarding unapproved and illegal housing schemes operating within its territory [11].

Why Buyers Should Be Careful

Projects like Mivida City often attract investors because of:

• low booking amounts
• installment plans
• luxury marketing
• promises of future returns
• “eco city” branding
• strategic location claims

However, investors should always independently verify:

• NOC status
• approved layout plans
• land ownership
• possession timelines
• approved blocks
• development permissions

before investing.

In Pakistan’s real estate market, flashy advertisements and dealer marketing do not guarantee legal approval or actual delivery.

Conclusion

The evidence surrounding Mivida City Islamabad paints a concerning picture.

The project, developed by Khanial Builders, has undergone rebranding from “Green Oaks” to its current name. More critically, the Rawalpindi Development Authority has lodged an FIR against the society for operating without an approved NOC, while repeatedly warning the public against investing in illegal or unapproved housing schemes.

The continuous sale of large numbers of files without corresponding visible land delivery has resulted in growing buyer frustration, delayed possession concerns, and uncertainty surrounding the project’s future.

In an environment where real estate fraud is increasingly common, the case of Mivida City serves as a reminder that investors must prioritize:

• legal approvals
• transparent land ownership
• regulatory compliance
• actual development progress

over marketing promises and speculative hype.

Until developers secure clear approvals and demonstrate transparent land backing for sold files, projects like Mivida City Islamabad will continue to remain highly controversial and high-risk investments.

---

For a more detailed guide on Pakistan’s property file system reforms and what they mean for buyers, investors, and developers, visit Milkiyat.com’s complete guide: “The End of Pakistan’s Real Estate File System: A Complete Guide for Buyers & Developers (2026)”.

References

[1] Pakistan’s real estate boom fuels property fraud. (2024). LinkedIn. https://www.linkedin.com/posts/nabeilschaik_realestate-wealth-fraud-activity-7357068078016315394-WlhI

[2] MIVIDA CITY ISLAMABAD. (n.d.). Etimaad International. https://etimaadinternational.com/mivida-city-islamabad/

[3] Mivida City Islamabad | Payment Plan (UPDATED) | Location. (n.d.). The Lead Marketing. https://theleadmarketing.com/mivida-city-islamabad/

[4] Green Oaks | Mivida City Islamabad Latest Update. (n.d.). YouTube. https://www.youtube.com/watch?v=1j2e22tzarc

[5] Cases lodged against illegal housing societies. (2022, November 21). Dawn. https://www.dawn.com/news/1722204

[6] DG RDA, Ms. Kinza Murtaza briefing the press on Illegal Housing Societies. (2024, November 22). Rawalpindi Development Authority Facebook Page. https://www.facebook.com/RawalpindiDevelopmentAuthority/videos/dg-rda-ms-kinza-murtaza-briefing-the-press-on-illegal-housing-societies-and-othe/556131324016962/

[7] Buyer Complaint regarding Mivida City. (2025, April 18). Pakistan Property Forum Facebook Group. https://www.facebook.com/groups/pakistanpropertyforum/posts/1007715911334922/

[8] How To Merge Plots In Blue World City | Mivida City Sold. (2023, August 15). YouTube. https://www.youtube.com/watch?v=LCer6M9lSPA

[9] Large-scale housing scam unearthed in Islamabad society. (2026, May 8). Pakistan Today. https://www.pakistantoday.com.pk/2026/05/08/large-scale-housing-scam-unearthed-in-islamabad-society

[10] Here’s the Complete List of Illegal Housing Societies in Islamabad. (2026, May 6). ProPakistani. https://propakistani.pk/2026/05/06/heres-the-complete-list-of-illegal-housing-societies-in-islamabad/

[11] RDA’s Public Advisory Regarding Unapproved/ Illegal Housing Schemes. (2026). Rawalpindi Development Authority Facebook Page. https://www.facebook.com/RawalpindiDevelopmentAuthority/