FPN's 3 September 2026 developer-supplied inventory snapshot contains verified shop and food-court examples below PKR 70 Lakh. This guide compares five representative options from PKR 45.76 Lakh to PKR 69.35 Lakh and reconciles every payment stage to the exact unit total.
Swipe or scroll through all 4 images. Official documents are unedited; planning concepts and contextual images are clearly labelled.
Developer-supplied inventory snapshot dated 3 September 2026. Gross area drives the base price; category charges are added where stated. Availability must be reconfirmed immediately before payment.
| Unit snapshot | Net / gross area | Rate | Category charge | Total |
|---|---|---|---|---|
| F4-50 • food-court kiosk • atrium facing | 80 / 104 sq.ft. | PKR 40,000 / gross sq.ft. | PKR 4.16 Lakh | PKR 45.76 Lakh |
| F2-54 • shop • kiosk facing atrium | 110 / 143 sq.ft. | PKR 30,000 / gross sq.ft. | PKR 4.29 Lakh | PKR 47.19 Lakh |
| F3-34 • standard shop | 140 / 182 sq.ft. | PKR 30,000 / gross sq.ft. | None stated | PKR 54.60 Lakh |
| F1-33 • standard shop | 140 / 182 sq.ft. | PKR 35,000 / gross sq.ft. | None stated | PKR 63.70 Lakh |
| F3-19 • corner and atrium-facing shop | 155 / 201 sq.ft. | PKR 30,000 / gross sq.ft. | PKR 9.05 Lakh | PKR 69.35 Lakh |
Structure in the selected unit rows: 20% booking + 10% down + six biannual payments totaling 30% + thirty monthly payments totaling 30% + 10% possession = 100%.
| Unit | 20% booking | 10% down | Each of 6 biannual | Each of 30 monthly | 10% possession |
|---|---|---|---|---|---|
| F4-50 • PKR 45.76 Lakh | PKR 9.152 Lakh | PKR 4.576 Lakh | PKR 2.288 Lakh | PKR 45,760 | PKR 4.576 Lakh |
| F2-54 • PKR 47.19 Lakh | PKR 9.438 Lakh | PKR 4.719 Lakh | PKR 2.3595 Lakh | PKR 47,190 | PKR 4.719 Lakh |
| F3-34 • PKR 54.60 Lakh | PKR 10.92 Lakh | PKR 5.46 Lakh | PKR 2.73 Lakh | PKR 54,600 | PKR 5.46 Lakh |
| F1-33 • PKR 63.70 Lakh | PKR 12.74 Lakh | PKR 6.37 Lakh | PKR 3.185 Lakh | PKR 63,700 | PKR 6.37 Lakh |
| F3-19 • PKR 69.345 Lakh | PKR 13.869 Lakh | PKR 6.9345 Lakh | PKR 3.46725 Lakh | PKR 69,345 | PKR 6.9345 Lakh |
A lower total does not automatically mean better value. Floor, permitted use, frontage, atrium exposure, usable area and operating rules affect suitability.
| Comparison point | Buyer implication | Evidence to obtain |
|---|---|---|
| Food-court kiosk vs shop | Operating hours, exhaust, utilities and permitted trade can differ | Approved floor use and signed operating rules |
| Net vs gross area | Buyer pays on gross area but operates from net space | Dimensioned plan and area-definition clause |
| Corner or atrium charge | Premium raises every percentage-based payment | Unit category and premium calculation on signed statement |
| Floor and circulation | Visibility does not prove real footfall or sales | On-site route, entrances, lifts, escalators and occupancy plan |
| Rental case | Promised yield can fail if occupancy or management differs | Actual lease evidence after operations; no guaranteed-return assumption |
Request a dated all-in cost sheet. Do not assume a blank line means zero liability.
| Possible extra | When it may arise | Required check |
|---|---|---|
| Government taxes | Booking, instalments, transfer or possession | Current filer-status and transaction-value calculation |
| Transfer and documentation | Assignment or resale | Developer's current signed transfer policy |
| Utilities and fit-out | Before opening | Meter, load, HVAC, exhaust, signage and fit-out rules |
| Maintenance and sinking fund | Before or after handover | Rate basis, deposit, escalation and services |
| Possession or escalation | Handover or contract variation | Sale agreement and complete charge schedule |
The developer-supplied FPN snapshot dated 3 September 2026 listed multiple commercial and food-court rows below PKR 70 Lakh. Availability can change, so obtain a fresh signed unit-status and cost statement before payment.
F4-50, an 80 net / 104 gross sq.ft. atrium-facing food-court kiosk, totals PKR 45.76 Lakh in the supplied snapshot. Its approved use, utilities and operating rules require verification.
The selected rows state 20% booking. That ranges from PKR 9.152 Lakh on F4-50 to PKR 13.869 Lakh on F3-19, before any separate tax or charge.
Yes. The selected rows allocate 20% booking, 10% down, 30% through six biannual instalments, 30% through thirty monthly instalments and 10% at possession.
No. Permitted use, opening hours, exhaust, utilities, seating, signage and management conditions can differ. Match the exact unit to the sanctioned floor use and operating agreement.
FPN has not independently verified a project-specific approval document on this page. Obtain the exact authority reference, title and sanctioned building plan and verify them directly before booking.
The supplied 3 September inventory contains qualifying examples on the first, second and third commercial floors and the fourth-floor food court. This creates real choice, but these are not interchangeable units. A food-court kiosk depends on food operations and utilities; a standard shop depends on retail use, frontage and circulation.
F4-50 lists 80 sq.ft. net and 104 sq.ft. gross at PKR 40,000 per gross sq.ft., producing PKR 41.60 Lakh base. The stated atrium-facing charge is PKR 4.16 Lakh, bringing the total to PKR 45.76 Lakh. Booking is PKR 9.152 Lakh and the monthly amount is PKR 45,760.
F2-54 lists 110 sq.ft. net and 143 sq.ft. gross at PKR 30,000, giving PKR 42.90 Lakh base. A PKR 4.29 Lakh kiosk-facing-atrium charge brings the total to PKR 47.19 Lakh. Its net area is 30 sq.ft. larger than F4-50, but floor and permitted use differ.
F3-34 totals PKR 54.60 Lakh for 182 gross sq.ft. at PKR 30,000, while F1-33 totals PKR 63.70 Lakh for the same gross area at PKR 35,000. Neither selected row states a category charge. The PKR 9.10 Lakh difference is entirely the PKR 5,000 per gross sq.ft. floor-rate difference.
F3-19 lists 201 gross sq.ft. at PKR 30,000, producing PKR 60.30 Lakh base. Its corner and atrium-facing charge adds PKR 9.045 Lakh, or 15% of base, for a PKR 69.345 Lakh total. Confirm both premium attributes and sight lines on the exact floor plan.
OZ Developers' official page places Bahria Sky 2 in Bahria Orchard Phase 4 and describes shops, apartments, a fourth-floor food court and structured access through the building. The same page publishes promotional travel times. Buyers should visit at relevant hours; a location or circulation plan does not prove future occupancy, footfall or rent.
The official project page and payment schedule are not substitutes for title, project-specific approval, sanctioned use and a sale agreement. Small commercial units can also face concentration risk: signage, storage, frontage, utilities, tenant mix and management rules may limit the businesses that can operate. Do not buy solely on a projected rental yield.
Match the marketed unit to the legal project and complete financial obligation.
The dated schedule provides several mathematically complete entry points below PKR 70 Lakh, but the best choice depends on business use and real net-space utility. F4-50 has the lowest total, F2-54 offers more net area at a slightly higher price, standard shops avoid the stated category premiums, and F3-19 pays extra for two facing attributes. Verify current status and documents before choosing. FPN does not guarantee approval, delivery, rent, appreciation, footfall or resale.
Prepared on 7 September 2026. OZ Developers' official Bahria Sky 2 page confirms the project, shops, fourth-floor food court, Bahria Orchard Phase 4 location, floor plans and a developer-stated inventory mix of 255 shops. It does not publish a searchable current unit-status table or all unit-wise prices. Financial examples come from the developer-supplied commercial inventory transcribed by FPN and dated 3 September 2026. FPN checked each selected row's gross area, stated rate, category charge, total, 20% booking, 10% down payment, six 5% biannual instalments, thirty monthly instalments totaling 30%, and 10% possession. The components reconcile to 100%. Status can change after the snapshot; no unit is represented as currently available without fresh written confirmation. The figures do not prove approval, title, possession, footfall, rent, resale or the absence of taxes and additional charges. Information may change after publication; always obtain the latest official document before acting.
Friends Property Network is not responsible for project delays, non-delivery, possession delays, escalation or developer-imposed charges, approval changes, investment loss or developer default. Conduct independent legal, financial and technical due diligence before investing.