Evolution of Pakistan Real estate
CategoriesConstruction Developments Independence

From Partition to Progress: Evolution of Real Estate in Pakistan

The story of Pakistan’s real estate market is deeply intertwined with the country’s history. From the earliest days after Partition to the present moment, real estate has mirrored the nation’s struggles, ambitions, and transformations. This blog traces the evolution of Pakistan real estate, highlighting key milestones, market shifts, and emerging trends, while offering insights into the current situation of real estate in Pakistan and its future potential. It’s also part of our Independence Day blog series, showing how real estate development has become a cornerstone of national progress.

1947–1970: The Foundational Phase

After Partition, Pakistan faced the monumental task of building cities to accommodate millions of migrants. Urban land was scarce, and planning policies were rudimentary. Karachi, the initial capital, experienced unplanned urban sprawl. Cities like Lahore and Peshawar struggled to cope with the sudden population boom.

Real estate Trends in Pakistan

In response, early housing schemes like Nazimabad and PECHS in Karachi and Model Town in Lahore were launched to create affordable housing. The government initiated the first regulatory frameworks, such as the 1959 Land Acquisition Act, to manage development and distribution of land.

Key Characteristics:

  • Government-led land schemes
  • Absence of private developers
  • Emphasis on housing migrants
  • No vertical development

This era laid the groundwork for what would become a multi-billion-rupee industry.

1971–1990: Regulation and Expansion

The 1970s brought more regulation and a renewed focus on urban development. The Housing and Physical Planning Department (HPPD) was formed to address the growing demand for structured housing and town planning.

The Defence Housing Authority (DHA), though initially formed in the 1970s for military personnel, gradually gained traction with civilians as well. Large-scale private developers were still not dominant, but there was growing interest in real estate as an investment vehicle.

Notable Shifts:

  • Development of Gulshan-e-Iqbal and Gulistan-e-Jauhar in Karachi
  • Rise of cooperative housing societies in Lahore and Islamabad
  • Increased construction of plazas and commercial markets

This era introduced the idea of real estate as a savings tool for the middle class, setting the foundation for speculative growth in the following decades.

1991–2010: The Boom Years

The real estate sector entered a phase of rapid growth. Economic liberalization, overseas remittances, and the increasing demand for housing drove prices up. Large developers began to emerge, leading to more planned urban expansion.

Real estate trends in Pakistan

DHA expanded rapidly. Bahria Town entered the scene in the late 1990s and quickly became a game-changer by offering gated communities with modern infrastructure.

Key Trends:

  • Gated housing societies became standard
  • Real estate was seen as a top investment
  • Speculation became common
  • Overseas Pakistanis drove up demand

This was a turning point in the evolution of Pakistan real estate, as the sector became more organized and investor-focused. Private developers started delivering mega housing projects, redefining urban living.

2011–2021: Digital Transformation and Demand Surge

This decade saw the advent of real estate portals like Zameen.com and Graana, transforming how people searched, bought, and sold properties. Information became more accessible, and market transparency improved.

Pakistan also saw record-breaking foreign remittances and local investment in real estate during this time. Housing demand increased due to the country’s rapidly growing population.

Key initiatives included:

  • Naya Pakistan Housing Scheme: Aimed to build 5 million affordable homes
  • RERA (Real Estate Regulatory Authority) proposals: Intended to bring transparency

Technology began playing a key role:

  • Virtual tours
  • 3D visualization
  • Digital land records in Punjab and KPK

This digital shift brought the real estate industry closer to global standards.

2022–2024: Uncertainty and Slowdown

April 2022 marked a significant political shift with the removal of the PTI-led government. Their tax amnesty schemes had previously fueled massive growth in the sector.

The new administration introduced stricter tax measures and removed amnesties, leading to a cooling of the market. Simultaneously, macroeconomic instability—including high inflation and currency depreciation—shrunk purchasing power.

Key Impacts:

  • Real estate transactions declined
  • Developers like DHA reported slower activity
  • Speculative investments reduced

These changes sparked concern about the current situation of real estate in Pakistan, but also laid the groundwork for a more transparent, structured future.

2024–2025: Early Signs of Recovery

Amid uncertainty, a critical development occurred: the State Bank of Pakistan slashed interest rates from 22% to 13% in just a few months. This triggered optimism in the market.

Why This Matters:

  • Bank deposits became less attractive
  • Investors began seeking alternative avenues—like real estate
  • Developers started launching projects again

Industry analysts project interest rates could fall to single digits by March 2025—creating favorable conditions for mortgage and construction financing.

High-Rise and Mixed-Use Projects Gain Momentum

A major transformation in the real estate trends in Pakistan has been the shift from horizontal to vertical growth. With land scarcity and increasing urbanization, cities are moving upward.

Commercial Real Estate Trends:

  • CBD Lahore: A dedicated commercial zone attracting multinational businesses
  • IT Parks in Islamabad: Government-supported innovation hubs
  • High-rise apartments: Emerging in Lahore, Islamabad, and Karachi

Mixed-use developments that combine residential, commercial, and recreational spaces are gaining popularity. These trends are reshaping how Pakistanis live and work.

Citadel 7: A New Era of Innovation

In the heart of Islamabad’s Blue Area, Citadel 7 corporate tower stands tall—both literally and symbolically. It reflects the next generation of Pakistan’s real estate vision: tech-integrated, strategically located, and future-ready.

10 Reasons Why Citadel 7 Is the Best Vertical Corporate Tower in Islamabad

What Makes It Unique:

  • Smart building features and modern architecture
  • Prime business location at the capital’s commercial hub
  • Designed for a hybrid workforce with premium workspaces and lifestyle facilities

Citadel 7 is not just another high-rise—it’s a blueprint for what’s possible. Where traditional landmarks once marked progress through size, Citadel 7 marks it through innovation.

Population Pressure and Housing Demand

Pakistan’s current population exceeds 260 million. Housing demand far exceeds supply. A study by the World Bank reveals that Pakistan needs 5 million new homes to accommodate renters alone.

Addressing this gap could:

  • Stimulate construction
  • Create jobs
  • Expand middle-class housing options

Serviced apartments, short-term rentals, and co-living spaces are also rising in popularity, particularly in high-tourism areas like Murree, Naran, and Hunza.

Innovation and Sustainability Are the Future

The best real estate in Pakistan will increasingly reflect global trends:

  • Green building standards
  • Digital transactions using blockchain
  • Smart city infrastructure

Shared workspaces, e.g., WeWork-style office setups, are already popular in Lahore and Karachi.

Sustainability certifications and eco-friendly developments are becoming the new gold standard for real estate developers.

Challenges That Still Need Solving

While the industry is evolving, it still faces serious challenges:

  • Policy inconsistency
  • Tax confusion
  • Corruption in land acquisition
  • Lack of reliable urban data

Improving transparency, streamlining regulations, and adopting tech can resolve many of these issues.

A Look Ahead: Real Estate Market 2025 and Beyond

Despite recent struggles, experts believe the market is set to rebound by mid-to-late 2025. Here’s why:

  • Interest rate cuts will unlock capital
  • Urbanization trends will continue
  • High-rise developments will become the norm
  • Digitalization will streamline transactions
  • Demand for housing will remain high

Investors looking for the top real estate trends should focus on:

  • Commercial high-rises
  • Mixed-use developments
  • Serviced apartments
  • Eco-certified housing

Final Thoughts: From Partition to Progress

From emergency shelters in 1947 to smart skyscrapers in 2025, the evolution of Pakistan real estate tells a powerful story of resilience, ambition, and reinvention.

The real estate trends in Pakistan reflect the nation’s ongoing transition—from rural to urban, informal to regulated, fragmented to integrated.

Projects like Citadel 7 represent a bold new chapter—where design meets data, and growth meets governance.

This blog is part of our Independence Day blog series, connecting the dots between past, present, and future.

Because building homes, offices, and cities isn’t just construction—it’s nation-building.

 

What is raft foundation
CategoriesConstruction Featured blog

What is Raft Foundation? Types, Use Cases, and Construction Guide

Raft foundation, also known as mat foundation, is a widely used structural foundation system in both residential and commercial projects. It plays a crucial role in distributing building loads over a large area, particularly in sites with weak or compressible soils. This article provides a comprehensive guide on raft foundation, including its definition, types, use cases, materials, and construction methods. It is optimized for readers and search engines using key phrases like “raft foundation,” “types of raft foundation,” “raft foundation materials,” and “raft foundation design.”

What is a Raft Foundation?

A raft foundation is a thick, reinforced concrete slab that extends over a large area and supports the structure above. It spreads the load from columns and walls evenly over the ground, reducing stress on the soil and preventing differential settlement. Typically, this type of foundation covers the entire footprint of the structure and is suitable for soils with low bearing capacity.

In structural engineering, the raft foundation design considers both the structural load and soil condition to ensure optimal performance and safety. The slab is heavily reinforced with steel to resist bending and shear forces.

Working Principle of Raft Foundation

The working principle behind a raft foundation is simple yet effective. Instead of transferring loads to the soil through individual footings, the entire weight of the structure—including the self-weight of the slab—is distributed across the entire surface area of the foundation. This lowers the pressure exerted on any one point of the soil, thereby minimizing the risk of shear failure or uneven settlement.

raft foundation working principles

This mechanism is especially useful in scenarios where:

  • Soil bearing capacity is low.
  • Loads are unevenly distributed.
  • The structure layout results in overlapping footings.

When to Use a Raft Foundation

Choosing the correct foundation type is vital in structural engineering. Raft foundations are commonly used when:

  • The soil has a low bearing capacity.
  • The structure covers a large area.
  • Individual footings would cover over 50% of the ground area.
  • Columns or walls are closely spaced.
  • A basement is to be included.
  • The site contains compressible or variable soil layers.
  • There is a high water table.

Examples include:

  • Residential or commercial buildings
  • Warehouses and factories
  • Storage tanks and silos
  • Heavy equipment foundations

Types of Raft Foundation

The types of raft foundation used in construction depend on the soil conditions, load distribution, and structural layout. Below are the most common types of raft foundations:

1. Flat Plate Mat

This is the simplest and most economical form of raft foundation. Suitable for light loads and uniformly spaced columns, the slab is typically no thicker than 300mm. Reinforcement is provided in both directions, with additional bars under columns and walls.

Flate Plate Mat

2. Plate Thickened Under Columns

When loads are higher, the raft slab is thickened at column locations. This helps resist shear forces and provides extra reinforcement where needed.

Plate Thickened under columns

3. Two-Way Beam and Slab Raft

Beams are integrated into the raft slab in both directions. This method is suitable for structures with large spans between columns and varying loads.

wo-Way Beam and Slab raft foundation

4. Raft with Pedestals

A pedestal is added at the base of each column to provide additional support. This is similar to the thickened slab method but includes a discrete element under the column.

Raft with Pedestals

5. Piled Raft Foundation

Here, piles are driven into the ground to support the raft slab. It is ideal for soft soils and high water table areas. Piles reduce settlement and increase overall load-bearing capacity.

Piled Raft Foundation

6. Rigid Frame Mat or Cellular Raft Foundation

This advanced type involves two slabs connected by deep beams, forming a cellular structure. It is used when the building carries extremely heavy loads, and high rigidity is needed.

Each of these types of raft foundation has specific use cases, and the selection depends on a thorough site investigation and load analysis.

Rigid Frame Mat or Cellular Raft Foundation
Mat (Raft) Foundations types

Raft Foundation Materials

High-quality materials are essential for the effective performance of any raft foundation. Common materials include:

  • Concrete: Used for the slab and beams, offering compressive strength.
  • Steel Reinforcement: Reinforces the concrete, enabling it to resist tensile and shear forces.
  • Formwork: Temporary molds to hold concrete in place until it sets.
  • Waterproofing Membrane: Protects the foundation from groundwater and moisture.
  • Spacers: Ensure proper spacing of reinforcement bars for effective load transfer.

Raft Foundation Design Considerations

A robust raft foundation design requires analysis of multiple factors:

  • Soil Investigation: To determine bearing capacity, moisture content, and compressibility.
  • Load Calculation: Includes dead load, live load, wind load, and seismic factors.
  • Slab Thickness: Depends on the load and soil properties; typically ranges from 200mm to 500mm.
  • Reinforcement Layout: Should accommodate both structural and construction requirements.
  • Settlement Control: If needed, piled rafts may be used to minimize differential settlement.

The raft foundation design should also consider local building codes and geotechnical recommendations.

Construction Process of Raft Foundation

The construction of a raft foundation involves several well-defined steps:
  1. Site Preparation: Mark the area and remove vegetation or debris.
  2. Excavation: Dig to the desired depth based on the design.
  3. Soil Compaction: Compact the subsoil to improve bearing capacity.
  4. Waterproofing: Apply a waterproof membrane to prevent water ingress.
  5. Blinding Layer: Pour a 3-inch layer of cement-sand paste to smooth the base.
  6. Reinforcement Placement: Lay steel bars as per the design with appropriate spacers.
  7. Concrete Pouring: Place concrete in layers and ensure uniform distribution.
  8. Curing: Keep the surface moist for at least 7–14 days to achieve full strength.

Attention to detail during each phase ensures the long-term durability and safety of the foundation.

Advantages of Raft Foundation

  • Economical for large structures
  • Reduces differential settlement
  • Distributes load over a wide area
  • Suitable for poor soil conditions
  • Provides a base for basement construction

Conclusion

A raft foundation is a practical and cost-effective solution for supporting structures on weak or variable soils. With several types of raft foundation available, each catering to different structural and soil requirements, it offers versatility and reliability in construction. By understanding raft foundation design, materials, and construction methods, engineers and builders can ensure safe and efficient structural support.

Whether for a residential building, commercial tower, or industrial facility, the raft foundation remains a go-to choice in modern construction.

Real-World Application: Citadel 7 by Chakor Ventures

A prime example of the application of raft foundation can be seen in Citadel 7, an exclusive high-rise corporate tower in Islamabad developed by Chakor Ventures. Located in the prestigious Blue Area, Citadel 7 incorporates modern design with advanced engineering practices, including a robust raft foundation system to handle variable soil conditions and heavy structural loads. With its 20-story layout comprising retail, food court, and office spaces, Citadel 7 stands as a model for how effective foundation design supports safe, resilient, and functional commercial architecture.

 

Seismic Proof Building
CategoriesConstruction

Seismic Proof Buildings in Pakistan: Techniques and Methods to Develop Earthquake Resistant Building

Pakistan, a country blessed with awe-inspiring mountains and scenic landscapes, sits at the crossroads of several tectonic plates, making it prone to frequent seismic activity. From the Himalayan region in the north to the Makran coast in the south, large swathes of Pakistan fall under high or moderate seismic zones. The devastating earthquakes in Kashmir (2005), Balochistan, and the northern regions have repeatedly highlighted the urgent need for seismic proof buildings and seismic proof construction techniques across the country.

As urbanization continues and vertical development becomes a necessity, ensuring the safety of buildings against earthquakes is not just a matter of compliance, but one of survival. This article explores the modern techniques, materials, and engineering philosophies used to develop earthquake resistant buildings in Pakistan, highlighting their importance, application, and future potential.

Understanding Seismic Risk in Pakistan

The Indian and Eurasian tectonic plates converge beneath Pakistan, generating significant seismic forces. Major cities like Islamabad, Karachi, Quetta, and Peshawar are all exposed to varying levels of earthquake risk. Rapid population growth and urban sprawl have led to dense clusters of residential and commercial buildings, making the implementation of seismic proof construction not just advisable, but essential for safeguarding lives and property.

What Are Seismic Proof Buildings?

Seismic proof buildings (or earthquake-resistant buildings) are designed and constructed to withstand seismic forces generated during earthquakes. While no building can be entirely “earthquake-proof,” these structures aim to absorb, deflect, or dissipate seismic energy, minimizing damage and preventing catastrophic collapse. The goal of modern seismic proof construction is not only to avoid loss of life but also to ensure that critical facilities such as hospitals, schools, and government offices remain functional after an earthquake.

Seismic Proof Construction

Core Principles of Earthquake Resistant Construction

1. Flexibility and Ductility

A seismic proof building must be able to flex and sway without breaking. Ductility allows a structure to absorb seismic energy and deform without sudden failure. Steel, reinforced concrete, and timber are commonly used for their high ductility.

2. Strong and Stable Foundation

A solid yet flexible foundation is the bedrock of seismic safety. Advanced soil testing is essential before construction, ensuring the ground can support dynamic forces during an earthquake.

3. Even Distribution of Weight

Architects must design buildings so that heavy elements are placed on lower levels, reducing the risk of top-heavy collapse during seismic activity.

Latest Techniques in Seismic Proof Construction

Modern seismic proof construction incorporates several innovative techniques. The most effective methods are outlined below:

1. Base Isolation Systems

Base isolation is a cutting-edge technique where a building is separated from its foundation using flexible pads or dampers made of steel, rubber, or lead. These isolators absorb and deflect ground movement, allowing the structure to remain steady while the earth shakes below.

Benefits:

  • Dramatically reduces transmission of seismic forces to the building.

  • Especially useful for hospitals, emergency centers, and other critical infrastructure.

Applications in Pakistan:
While still limited, base isolation systems are gaining traction in major urban projects, especially in Islamabad and Lahore.

2. Shock Absorbers and Dampers

Modern seismic proof buildings use a range of dampers to absorb and dissipate earthquake energy:

  • Viscous Dampers: Filled with fluid, they absorb seismic shock waves.

  • Tuned Mass Dampers (TMD): Large, weighted balls suspended in tall buildings counteract swaying motions.

  • Friction Dampers: Reduce vibrations by converting movement into heat via friction.

Benefits:

  • Minimize structural response during earthquakes.

  • Can be retrofitted to existing buildings.

3. Shear Walls and Cross-Bracing

Shear walls are vertical, reinforced concrete or steel walls that resist lateral (sideways) forces. Cross-bracing involves placing diagonal steel braces in X-patterns within the frame, which increases rigidity and reduces deformation.

Earthquake proof buildings in Pakistan

Benefits:

  • Improved stability and resistance to horizontal forces.

  • Common in both new construction and seismic retrofitting.

4. Reinforced Concrete and Steel Frames

Reinforced concrete frames use a composite of concrete and steel bars to enhance strength and flexibility. Properly designed, these frames can endure immense seismic loads without collapsing.

Advantages:

  • Reliable, proven technique.

  • Widely used in Pakistan’s modern high-rises and public buildings.

5. Flexible Foundations

Flexible foundations allow controlled movement during seismic events. Techniques include using rubber bearings or sliding bearings to absorb shocks and reduce structural stress.

Advantages:

  • Essential for high-rise construction in seismic zones.

  • Reduces sudden, destructive movements.

6. Lightweight Construction Materials

Heavier buildings attract greater seismic forces. Modern seismic proof construction favors lightweight materials such as steel, aluminum, fiberglass composites, and lightweight concrete. These materials lessen the load on the foundation and reduce the risk of structural failure.

Seismic Retrofitting: Strengthening Existing Buildings

Many structures in Pakistan were built before the adoption of modern seismic codes. Seismic retrofitting involves upgrading older buildings using techniques such as:

  • Adding steel or carbon fiber wraps to pillars and beams.

  • Installing cross-bracing or shear walls.

  • Retrofitting base isolation or damper systems.

Benefits:

  • Cost-effective compared to complete demolition.

  • Preserves cultural and historical heritage.

Innovative Global Trends and Their Relevance to Pakistan

Countries like Japan, New Zealand, and the United States have pioneered innovative seismic technologies that can inspire Pakistan’s construction industry:

Earthquake resistant buildings in Pakistan

Concurrent Shake-Table Testing

Used to experimentally validate building designs by subjecting models to simulated earthquake conditions. This helps refine construction methods and improve local standards.

Steel Plate Shear Walls (SPSW)

Invented specifically to resist seismic activity, SPSWs use steel infill plates in a frame, optimizing the structure’s post-buckling behavior.

Superframe Structures

Combining core walls, hat beams, and dampers, superframes reduce overturning moments and allow column-free interiors—ideal for modern high-rises in Karachi or Islamabad.

Shape Memory Alloys and Fiber-Reinforced Plastics

These advanced materials add resilience, absorbing energy and returning to their original shape after deformation.

Earthquake-Resistant Architecture: Aesthetic and Functional

Seismic proof buildings are not just about hidden reinforcements. Earthquake-resistant architecture integrates seismic safety into design, creating visually appealing and safe spaces. Key elements include:

  • Symmetry and regularity in building shape.

  • Even mass distribution.

  • Avoiding soft stories or overhanging floors.

  • Using reinforced core walls and open, flexible interiors.

Implementing Seismic Proof Construction in Pakistan

Building Codes and Regulations

Pakistan has introduced seismic building codes, but compliance and enforcement remain challenges, especially in rural areas and informal settlements. Raising public awareness and training engineers, architects, and builders is crucial for widespread adoption of seismic proof construction.

Public and Private Sector Roles

  • Government: Must enforce seismic codes and promote retrofitting of critical infrastructure.

  • Private Developers: Should invest in seismic proof technologies for residential and commercial projects.

  • Public Awareness: Homeowners need education on safe construction practices and the importance of retrofitting.

Case Studies: Seismic Proof Buildings in Pakistan

1. Islamabad’s High-Rises

Many recent high-rise projects in Islamabad like Citadel 7 use reinforced concrete frames, shear walls, and base isolation to meet modern seismic standards.

2. Hospitals and Emergency Centers

Critical facilities in earthquake-prone regions are now designed with shock absorbers, base isolation, and steel reinforcement, ensuring they remain operational after an earthquake.

3. Retrofitting Heritage Buildings

Heritage sites like Lahore Fort and Mohenjo-Daro have seen pilot projects for seismic retrofitting, using advanced materials and techniques to protect Pakistan’s cultural legacy.

Citadel 7 Corporate Tower: Progressing Towards Safer Buildings in Pakistan

Citadel 7 Corporate Tower, located in Islamabad’s business district, is an example of the country’s move toward safer buildings in earthquake-prone areas. While only the basic, grey structure has been completed so far, it was built with modern safety methods in mind to help protect the building if an earthquake occurs. Citadel 7 highlights the growing awareness and importance of strong, well-designed buildings in Pakistan, showing that even at the early stages of construction, safety can be a top priority for the future of our cities.

Conclusion

The seismic threat in Pakistan is real and persistent, but the tools and knowledge to combat it are readily available. By adopting global best practices in seismic proof construction, enforcing robust building codes, and raising awareness, Pakistan can drastically reduce earthquake-related casualties and property loss.

Seismic proof buildings are not just a technical achievement—they are an investment in the safety, sustainability, and resilience of Pakistan’s cities and communities. As the country continues to grow, integrating earthquake-resistant design in every aspect of construction will protect lives and ensure a safer future for generations to come.

 

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