Grand Orchard 3-Bedroom Executive Apartments DHA Phase 1 Islamabad 2026

📍 Verified Coordinates: 33.5420° N, 73.1090° E · Main Orchard Boulevard, Sector F, DHA Phase 1, Islamabad

Market Rate Stamped: October 2026

GRAND ORCHARD · UPPER RESIDENTIAL TOWERS 2 & 3

3-Bedroom Executive Panoramic Residences — Grand Orchard

Expansive 3-bedroom family sky apartments featuring separate maid quarters, dual viewing terraces framing Soan River & DHA hills, and luxury porcelain finishes.

Current Market Valuation (October 2026)

PKR 3.75 Crore – 4.75 Crore

PKR 19,531 – 24,739 / sq.ft

Gross Area 1920 Sq.Ft

Net Usable Carpet 1600 Sq.Ft (83.3% Efficiency)

Monthly Rent Estimate PKR 210,000 – 280,000

Annual Net Yield 7.8% – 9.2%

💬 Inquire 3-Bed Availability

Executive Architecture & Apartment Layout

Forensic spatial analysis and panoramic engineering for 3-bed executive units at Grand Orchard.

Direct Intelligence Summary

Grand Orchard 3-Bedroom Executive Specs & Investment Potential

3-bedroom apartments at Grand Orchard offer 1,920 gross sq.ft with 1,600 net carpet sq.ft (83.3% net efficiency) on Floors 5 to 14. Priced from PKR 3.75 Crore to 4.80 Crore in October 2026, they yield PKR 260,000–350,000 monthly rental income (8.0%–9.2% net yield) with panoramic DHA skyline views.

📐 Architectural Room Allocation

Master Royal Suite: 17'0" × 14'6" with panoramic river view terrace, walk-in dressing room, and double-vanity bathroom.
Junior Suites 2 & 3: 14'6" × 13'0" each with ensuite bathrooms, built-in wardrobes, and expansive acoustic windows.
Formal Living & Dining Room: 24'0" × 16'0" grand reception hall opening onto a massive 150 sq.ft viewing veranda.
Family Kitchen & Pantry: 12'6" × 9'6" full chef's kitchen with separate utility drying balcony and secondary entry.
Maid Quarters: Dedicated bedroom with private attached washroom and independent service foyer access.

💰 Rental Cash Flow & Investor Metrics

Embassy / Corporate Expat Lease: PKR 210,000 – 280,000 premier luxury tenant demand.
Short-Stay / Family Airbnb: PKR 30,000 – 42,000 / night large-group corporate tariffs.
Space Circulation Loss: 16.7% (1,600 net usable sq.ft living efficiency).
Monthly CAM Maintenance: PKR 61,440 / month (PKR 32/sq.ft gross area) covering 2 dedicated parking bays and facilities.
Annual Capital Appreciation: 14.0% projected annual equity growth in DHA Islamabad Sector F.

3-Bed Executive Financial Forensic Breakdown

Comprehensive investment ledger and space breakdown stamped October 2026 for Grand Orchard.

Financial Metric	Unit Specification / Value	Forensic Investment Insight
Gross Superstructure Area	1920 Sq.Ft	Official allotment area recorded with DHA Islamabad transfer office.
Net Usable Carpet Area	1600 Sq.Ft	83.3% internal living area; accommodates large executive family lifestyle.
Circulation / Common Loss	16.7%	Low shared loss ratio allocating spacious lift lobbies and fire escape stairwells.
Capital Valuation (October 2026)	PKR 3.75 Crore – 4.75 Crore	PKR 19,531 – 24,739 / sq.ft prime DHA Phase 1 competitive valuation.
Monthly Furnished Rental Yield	PKR 210,000 – 280,000	High-profile long-term tenancy by diplomatic, multinational, and corporate executives.
Unfurnished Monthly Rental	PKR 160,000 – 210,000	Reliable baseline cash flow with multi-year tenancy agreements.
CAM Maintenance Charges	PKR 61,440 / month (PKR 32/sq.ft)	PKR 32/sq.ft gross area covering 2 dedicated basement parking slots, HVAC, and security.
Net Capitalization Yield	7.8% – 9.2%	Elite wealth-preservation asset with commanding long-term capital upside.

3-Bedroom Executive Panoramic Residences — Grand Orchard

Executive Architecture & Apartment Layout

Grand Orchard 3-Bedroom Executive Specs & Investment Potential

📐 Architectural Room Allocation

💰 Rental Cash Flow & Investor Metrics

3-Bed Executive Financial Forensic Breakdown

High-Rise ROI, Rental Yield & Area Calculator

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