Every time the Federal Board of Revenue (FBR) touches a valuation table, the WhatsApp groups light up with the same claim: “transfer costs just went up again.” For DHA Rawalpindi, the freshest table tells a more interesting story — and understanding it is worth real money to a mid-budget twin-cities buyer. On 19 May 2026, FBR notified S.R.O. 877(I)/2026, revising the valuation tables for Rawalpindi (part of a wider round covering roughly eight cities) and replacing the rates first set in October 2024. For several high-value residential brackets, including DHA phases, the order actually trimmed official values by about 10–35%, not hiked them.
So why does the transfer-cost gap against an affordable, RDA-approved society like Silver City still look so wide? Because DHA’s valuation base and market prices start from a far higher floor. A small percentage cut on a big number is still a big number. This guide maps the mechanics honestly, so you can compare a DHA 5-marla against a Silver City 5-marla on a like-for-like basis.
What SRO 877(I)/2026 Actually Changed for DHA Rawalpindi
The Rawalpindi table is quoted in rupees per square foot. The revised order lists DHA brackets such as:
- DHA Phase II residential (highest bracket): about Rs 2,878/sq ft
- DHA Phase II commercial (highest bracket): about Rs 17,677/sq ft
- DHA Phases II-Extension, III and IV commercial: about Rs 5,946/sq ft
- DHA Valley residential (lowest bracket): about Rs 466/sq ft
The direction here is a downward revision — unusual, because FBR’s multi-year trend has been to push notified values toward market. A commonly cited worked example shows a high-value Rawalpindi bracket dropping roughly 32% (about Rs 20 million to Rs 13.6 million of notified value). Lower notified value means a lower base for the federal advance taxes that dominate a transfer bill.
The Headline Nuance: Trimmed, Not Hiked
If you heard that “DHA transfer costs are up,” that is outdated for the 2026 Rawalpindi table. What stays true is the gap: even after the trim, DHA’s valuation floor and resale prices are multiples of an entry-level RDA society, so the absolute rupees you hand over at transfer remain far higher.
How a Rawalpindi Transfer Bill Is Built
Most of what a buyer and seller pay is federal, adjustable advance income tax on the higher of the declared or FBR value. The headline rates for a filer versus a non-filer matter enormously:
| Charge | Who pays | Filer | Non-filer (illustrative) |
|---|---|---|---|
| Section 236K (advance tax) | Buyer | 1.25% | ~10.5% |
| Section 236C (advance tax) | Seller | 2.75% | ~11.5% |
| Punjab stamp duty + registration | Buyer | ~1–3% combined | ~1–3% combined |
| Section 7E (deemed-income certificate) | Seller | applies to larger holdings | applies |
| Society transfer / membership fee | Buyer/seller | fixed, society-specific | fixed, society-specific |
Note that 236K and 236C are adjustable against your annual return — they are a cash-flow cost at transfer, not necessarily a permanent loss for filers. The non-filer rates, by contrast, are punitive by design and are the single biggest reason a transfer bill balloons.
DHA 5-Marla vs Silver City 5-Marla: The Gap, Worked Out
Take two 5-marla (about 1,125 sq ft) residential plots. The figures below are illustrative — your exact bill depends on the sector, the current notified rate, and the latest Punjab notifications — but they show the scale a mid-budget buyer should expect on a filer basis:
| Line item (filer) | DHA Rawalpindi 5-marla | Silver City 5-marla |
|---|---|---|
| Indicative plot price | ~Rs 15,000,000+ | ~Rs 2,750,000 |
| Illustrative notified/declared value | Rs 11,000,000 | Rs 2,500,000 |
| 236K — buyer (1.25%) | Rs 137,500 | Rs 31,250 |
| 236C — seller (2.75%) | Rs 302,500 | Rs 68,750 |
| Stamp + registration (~2%) | Rs 220,000 | Rs 50,000 |
| Transfer friction (excl. society fees) | ~Rs 660,000 | ~Rs 150,000 |
That is roughly a Rs 500,000+ gap in transaction friction alone — before you even count the ~Rs 12 million difference in the ticket price. For a buyer whose entire budget is in the Rs 2.5–4 million band, the DHA option is not “a bit more expensive”; it is in a different universe.
The Non-Filer Multiplier
Run the same two plots as a non-filer buyer and 236K alone (~10.5%) becomes about Rs 1,155,000 on the DHA plot versus about Rs 262,500 on the Silver City plot. The lesson is twofold: get on the Active Taxpayers List before you transfer, and recognise that the penalty bites hardest on the highest-value asset.
What This Means for a Mid-Budget Twin-Cities Buyer
For the twin cities, the practical picture in 2026 looks like this:
- Islamabad (CDA) saw its own valuation drama — a December 2025 Islamabad table was put on hold until 31 January 2026 after stakeholder objections, then reassessed downward (reported ~30%). Even cut, Islamabad’s cheapest 5-marla has been cited near Rs 5.8 million before transfer taxes.
- DHA Rawalpindi values were trimmed by SRO 877(I)/2026, but the transfer bill stays heavy because the base is high.
- Entry-level RDA-approved societies keep both the ticket price and the transfer friction low, which is exactly where a Rs 2.5–4 million budget actually clears.
A disciplined buyer should compare on three axes, not one: the sticker price, the transfer friction, and the regulatory risk (is the layout actually approved?). On all three, a well-located, RDA-approved 5-marla is the budget-friendly answer.
Frequently Asked Questions
Did FBR’s new DHA Rawalpindi table raise transfer costs?
No — the latest Rawalpindi table, SRO 877(I)/2026 (19 May 2026), actually reduced notified values in several high-value brackets, including DHA phases, by roughly 10–35%. That lowers the base for advance taxes. The confusion comes from DHA’s absolute costs still being far higher than an entry-level society, because DHA’s values and prices start from a much higher floor.
Which taxes make up most of a transfer bill?
The two federal advance income taxes — Section 236K (buyer, 1.25% for filers) and Section 236C (seller, 2.75% for filers) — dominate, charged on the higher of declared or FBR value. Punjab stamp duty and registration add a few percent, and Section 7E plus society fees may apply. Non-filer rates are multiples higher, so filer status is the cheapest “upgrade” you can buy.
How much is a Silver City 5-marla and how is it paid?
A standard 5-marla residential plot at Silver City is indicatively in the Rs 2.55–2.75 million range, typically on 3–4 year (36–48 month) installment plans with roughly a 20–25% down payment and a possession payment. This structure suits salaried buyers and overseas Pakistanis using remittances.
Is Silver City RDA-approved, and why does that matter?
Yes. Silver City is an RDA-approved (NOC-cleared) society on Girja Road, near the Thalian interchange and the emerging Rawalpindi Ring Road corridor. RDA approval means the layout and land use are sanctioned, which removes the core regulatory risk that plagues unapproved files and protects your transfer and future resale.
The Bottom Line
SRO 877(I)/2026 is a reminder that valuation tables move in both directions — but the structural truth for a mid-budget buyer is unchanged: DHA’s transfer friction and ticket price sit far above what a Rs 2.5–4 million budget can comfortably absorb, even after the cut. If your goal is a clean, affordable entry into twin-cities property with the paperwork sanctioned up front, an RDA-approved Silver City 5-marla — low sticker price, modest transfer friction, flexible installments — is an option well worth putting on your shortlist. Always confirm the current notified rate and Punjab charges with your lawyer before you sign.
