How to Buy Property in Pakistan

The buying process — 7 steps

1. Research & shortlist — Browse listings, compare prices using the Price Index, visit properties, and check the area.
2. Verify ownership — Ask for the original title deed (sale deed / allotment letter / registry). Verify it from the local land record office (Patwari / tehsildar). For housing societies, confirm the plot is in the member's name in the society's own record.
3. Agree on price & pay token (Byana) — Once both sides agree, the buyer pays a small token amount (typically Rs 1–5 Lakh) to take the property off the market. This is usually done in front of the agent with a written receipt.
4. Sale agreement (Bayanama) — A written agreement on stamp paper detailing the price, payment schedule, transfer timeline, and penalties. Both parties sign, often with two witnesses.
5. Pay the remaining amount — As per the agreement schedule. For bank-financed purchases, the bank issues a pay order.
6. Transfer / Registry — Visit the Sub-Registrar's office (for registry) or the housing society office (for transfer). Pay stamp duty + registration fees. The deed is signed, biometrics are recorded, and ownership officially transfers.
7. Mutation (Intiqal) — After registry, apply for mutation at the revenue office so government land records reflect the new owner. This step is often overlooked but is legally important.

Documents you need

Seller must provide

• Original title deed / sale deed / allotment letter
• CNIC (copy + original for verification)
• Fard (land record extract) from Patwari — not older than 30 days
• NOC from the housing society (if applicable)
• Utility bills (to confirm no outstanding dues)
• Power of Attorney (if selling on someone else's behalf)

Buyer must bring

• CNIC (original + copies)
• Two passport-size photos
• Proof of payment / bank statement (for FBR 236C compliance)
• NICOP or passport (for overseas buyers)

Costs beyond the purchase price

Budget an additional 3–8% on top of the agreed price for:

• Stamp duty — varies by province (typically 1–3% of DC rate or market value)
• Registration fee — ~1% of the declared value
• FBR advance tax (Section 236C) — paid by the seller but often negotiated; 3% for non-filers, 1% for filers (on declared value)
• Withholding tax (Section 236K) — paid by the buyer on purchase; 3% for non-filers, 1% for filers
• Agent commission — typically 1–2% from each side
• Society transfer fee — housing societies charge a fixed transfer fee (can be Rs 50,000–500,000+)

Use our Property Tax Calculator to estimate your exact costs.

Buying from overseas

Overseas Pakistanis can legally buy property in Pakistan. The process is the same, with a few additions:

• You can use a General or Special Power of Attorney (executed at the Pakistan Embassy/Consulate, attested by MOFA) to authorise a trusted person to act on your behalf.
• Payment should come through official banking channels (Roshan Digital Account or bank transfer) for legal protection and FBR compliance.
• NICOP holders have the same property rights as CNIC holders.
• Verify everything independently — don't rely solely on the attorney or agent.

Common scams & how to avoid them

• Fake title deeds — Always verify the original from the issuing authority, not just copies shown by the seller.
• Selling the same plot twice — Check the latest Fard (land record) which shows the current legal owner.
• Power of Attorney fraud — Verify the PoA is genuine and not revoked. Contact the principal (the actual owner) directly.
• Unapproved housing societies — Check if the society has an NOC from the relevant development authority (LDA, CDA, RDA, etc.). Unapproved societies can be demolished.
• Benami (hidden ownership) property — Under the Benami Transactions Act, property held in someone else's name can be seized. Ensure the seller is the legal owner on paper.

Quick tips

• Always involve a lawyer for transactions above Rs 50 Lakh.
• Pay through bank channels and keep receipts — cash deals have no legal trail.
• Visit the property at different times of day (check noise, traffic, neighbourhood).
• For files/balloting plots: understand you're buying a promise, not a physical plot yet.
• File your tax returns — filers pay significantly less tax on property transactions.
• Use Jaydad to compare prices, check verified listings, and contact owners directly.