Eighteen, Islamabad
Design, construction, grey-structure completion and interiors for villas in Eighteen and plots in Eden by Eighteen.
Eighteen is an RDA-approved scheme on the M-1/M-2 Link Road. Its villas have been marketed fully fitted and, in 2026, in grey structure, and its Eden plots are sold for owners to build on. Avenir designs new houses and villa changes, completes villas from the structure up and fits out interiors, from its Islamabad studio at Gulberg Greens.
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4,839 Kanal
town planning approved by RDA as Elite Reverie Housing (Eighteen); transfer and mortgage deeds under process
RDA register, entry updated 3 Feb 2026
½ to 8 Kanal
villas of 2,728 to 13,988 sq ft constructed area
Eighteen, villa specifications
521 plots
in Eden by Eighteen, launched September 2026
Eden brochure, August 2026; Manahil Estate, 4 Sep 2026
July 2026
direct entry and exit from the M-1/M-2 Link Road announced as open
Islamabad Post, 20 July; Business Recorder, 21 July 2026
Eighteen today
Portals and dealers disagree on Eighteen's approval, size and distances. These are the figures from RDA, Eighteen and dated press, checked on 5 October 2026.
Eighteen is a gated golf-course community on the M-1/M-2 Link Road, adjacent to Sector H-17, developed by Ora Developers with Saif Group and Kohistan Builders. It is registered with the Rawalpindi Development Authority as the private housing scheme Elite Reverie, approved over 4,839 Kanal in the revenue estates of Bajnial and Phamra.
It combines developer-built villas from ½ to 8 Kanal, apartments in The Heights, offices in The Core, a golf course designed as 18 holes by International Design Group and, since September 2026, Eden by Eighteen plots for owners to build on. Avenir Developments is an independent firm, not connected with Eighteen's developer.
| Item | What the source says | Source |
|---|---|---|
| Developer | Egypt's Ora Developers with Saif Group and Kohistan Builders; developer company Elite Estates (Pvt) Ltd | Eighteen; master plan on RDA's register |
| Leadership | Naguib Sawiris, Chairman of Ora Developers; Anwar Saifullah Khan, Vice Chairman; Mohamed Mansour, CEO of Eighteen | Eighteen, About us |
| Approval | RDA-approved private housing scheme "Elite Reverie Housing (Eighteen)": town planning approved over 4,839 Kanal; transfer and mortgage deeds under process | RDA register of approved schemes, updated 3 Feb 2026 |
| Land | Revenue estates of Bajnial and Phamra in Rawalpindi District ("Bhamra" on the register); Eighteen gives its address as Srinagar Highway, M-1/M-2 Link Road, adjacent to Sector H-17, Islamabad-Rawalpindi | RDA register; RDA jurisdiction schedule (1989); Eighteen contact page |
| Master plan | The developer's 2016 master plan attached to the register entry shows 1,297 residential plots; golf course 34.5%, residential and apartments 25.9%, roads 17.1% of 4,839 Kanal. It predates Eden by Eighteen | Master plan on RDA's register, revised November 2016, marked Submission |
| Villas | ½, 1, 2, 4 and 8 Kanal; 2,728 to 13,988 sq ft constructed; four to seven bedrooms | Eighteen villa specifications |
| Apartments | The Heights: over 28 pavilion-style buildings of up to seven storeys; 775 to 4,579 sq ft | Eighteen, The Heights |
| Plots | Eden by Eighteen: 521 residential plots of ½, 1, 2 and 4 Kanal, plus commercial plots | Eden brochure; The News, 3 Sep 2026 |
| Golf | Designed as an 18-hole course by International Design Group, over 7,000 yards; nine holes playable as of January 2024 | Eighteen, The Club; Pakistan Today, 7 Jan 2024 |
| Design team | WATG, Wimberly Interiors, International Design Group and nine local consultants (2018); CallisonRTKL and MZECH named on the master plan | Dawn Aurora, 19 Jun 2018; master plan on RDA's register |
| First handover | First villa handed over in July 2023, in the Dandelion cluster | ProPakistani, 17 Jul 2023 |
| Seismic zone | Zone 2B for the Rawalpindi and Islamabad tehsils | Building Code of Pakistan, Seismic Provisions 2007 |
Some portals still call Eighteen CDA-approved and place the airport anywhere from 3 km to 25 km away; acreage figures run from 572 to 700. RDA's register and Eighteen's own pages are the sources above, and our own straight-line distances are in the next section.
Access in 2026
Announced in July 2026. Eighteen's developer first applied to NHA for an interchange in 2019; the July releases do not say whether this is that interchange.
Map drawn by Avenir from published coordinates: Eighteen's own map location, GeoNames for the two interchanges and Golra Mor, Wikipedia for the airport. Roads are drawn straight between junctions. The outline is traced from the 2016 master plan attached to RDA's register entry and placed from Eighteen's map location, so it is indicative. Eighteen has not published the exact position or directions of the new connection.
Eighteen lies on the south-east side of the M-1/M-2 Link Road, the stretch of the Srinagar Highway that NHA describes as the Islamabad Link Road from the N-5 to the M-1/M-2 Interchange. Its published map location is 1.3 km north-east of the M-1/M-2 Islamabad Interchange in a straight line.
The master plan on RDA's register shows the scheme running about 2.5 km south-east from the road, by our measurement, with University Town to the south-west and Sector H-17 to the east.
| From Eighteen to | Straight line | Direction |
|---|---|---|
| M-1/M-2 Islamabad Interchange | 1.3 km | South-west |
| G.T. Road Interchange on the N-5 | 6.5 km | North-east |
| Islamabad International Airport | 7.4 km | South-west |
| Golra Mor | 8.9 km | East |
| Saddar, Rawalpindi | 15.9 km | East |
| Zero Point, Islamabad | 20.1 km | North-east |
Straight-line distances calculated by Avenir from published coordinates on 5 October 2026, with directions to the nearest of eight compass points. Road distances are longer. Eighteen's own material gives ten minutes to the airport and 20 minutes to downtown Islamabad.
2019
Eighteen's developer applies to NHA for an interchange near the motorway link road, with a Rs 5 million processing fee and a design submission.
Reported Dec 2024
After hearings at the Wafaqi Mohtasib's Secretariat, NHA accords its initial approval for the interchange.
Oct 2025
Eighteen's CEO describes a dedicated slip road from the Srinagar Highway as being in the final stages of approval.
20 Jul 2026
Eighteen announces it has inaugurated a direct entry and exit from the M-1/M-2 Link Road, approved by NHA, with SIFC credited.
A direct entry from the link road may shorten deliveries of concrete, steel and finishes coming off the M-1 and M-2. Eighteen has not published which directions it serves or whether contractors may use it, so we confirm gate rules and hours with Eighteen before a programme is fixed.
The airport is 7.4 km from Eighteen in a straight line, along the same highway. A site visit, a materials sign-off or a meeting with the site team can sit between flights on a short trip home.
The link road meets the N-5 at the G.T. Road Interchange and continues as the Srinagar Highway towards Golra Mor and Zero Point; the motorway interchange at its western end leads north to Peshawar and south to Lahore.
Approvals, design rules and what can be built inside Eighteen stay the same. The connection changes logistics and travel, not the rulebook, and we make no claim about its effect on property prices.
Tell us the villa or plot, the cluster and what you want to build. We confirm gate rules and delivery hours with Eighteen before any programme is fixed.
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Villa sizes
In Eighteen a Kanal size names a villa type, not a fixed plot.
Villa plot areas vary widely within each type. A 1 Kanal villa sits on anything from 4,510 to 10,000 sq ft of land, and the larger types are built at low density: the 4 Kanal villa has 9,844 sq ft of constructed area on plots of 16,627 sq ft and more.
| Villa | Plot area, sq ft | Constructed area, sq ft | Bedrooms | Bathrooms | Covered parking | Pool |
|---|---|---|---|---|---|---|
| ½ Kanal | 2,206 to 5,941 | 2,728 | 4 | 5 + powder room | 2 | Not listed |
| 1 Kanal | 4,510 to 10,000 | 5,005 | 5 | 6 + powder room | 2 | Not listed |
| 2 Kanal | 8,731 to 15,878 | 7,169 | 5 | 7 + powder room | 2 | Optional |
| 4 Kanal | 16,627 to 27,563 | 9,844 | 6 | 8 + powder room | 3 | Optional |
| 8 Kanal | 38,156 to 46,052 | 13,988 | 7 | 9 + 2 to 4 powder rooms | 6 | Optional |
Source: Eighteen villa specifications, read 5 October 2026. Eighteen lists no basement or storey count for any type.
Where you start
Each starts from a different document and leads to a different scope.
Fitted villa
Eighteen markets its villas as fully fitted with high-end fixtures. An owner may still want rooms replanned, the kitchen and lighting reworked, or space added.
We start from the villa's approved drawings and Eighteen's consent, then design the change and build it.
Grey structure
In September 2026 a listing account describing itself as Eighteen's official direct inventory offered villas in grey structure, and a resale listing described a villa bought from Eighteen as-is.
We survey the structure, define the remaining scope and price the completion from a bill of quantities.
Eden plot
Eden by Eighteen sells ½ to 4 Kanal plots laid out along the land's valleys and contours.
We survey the levels, design the house for the slope, prepare the approval drawings and build it, or design it for your own contractor.
Sources: Eighteen, villas; Lamudi listings of September 2026, since removed (a direct-inventory listing of a grey-structure villa and a Cluster G resale listing "Purchased directly from Eighteen (As-Is Basis)"); Eden by Eighteen.
Completion
Someone else built the frame. Before any finish goes on, we establish exactly what was built and what it was built for.
A grey-structure villa in Eighteen is a shell built by the developer's contractor to the developer's design. Finishing it well depends on information that is not visible on site: the approved drawings, where the services were cast in, the floor levels the structure assumed and how the roof and wet areas were meant to be waterproofed.
We take on these villas once the developer's structural work is complete and the villa is handed to you. We do not step into a site while another contractor is still working on it; until then, project consultancy gives you an independent review of drawings, quantities and progress.
| Check | Why it matters in a completion |
|---|---|
| Approved and as-built drawings | We ask Eighteen for the architectural, structural and MEP drawings of the villa type. A finish priced without them is priced on assumptions. |
| The structure | A condition survey of slabs, beams, columns and walls for cracking, honeycombing, exposed steel and deflection, with a structural engineer's review wherever anything is in doubt. |
| Services cast into the structure | Conduits, sleeves and drainage routes already in the slab decide where lights, sockets and bathrooms can go. A new layout may need new routes. |
| The level datum | The floor levels the structure assumed set the screed, tile and door heights. We fix one datum for the whole villa before any finish goes down. |
| Roof and wet-area waterproofing | Whether a membrane exists, where it stops and who laid it. The joint between existing and new work is where leaks start. |
| Exposure since construction | A shell that has stood open through monsoons needs its steel ends, slab surfaces and openings checked before it is closed in. |
| The changes you want | Layout and facade changes are separated from the base completion so each can be approved and priced on its own. |
A measured survey and condition record of the villa as handed over, with photographs.
Approved drawings, the handover letter and Eighteen's requirements for completion work, requested in writing.
A written list of everything still to build, kept separate from any design changes.
Revised drawings where you want changes, with Eighteen's consent and the plan approval Eighteen confirms is needed. Structural and MEP consequences are drawn and checked, not assumed.
Quantities measured from the drawings, then a single lump-sum figure for the completion.
Plaster to paint, second-fix MEP, flooring, joinery, external works and interiors through to handover, with weekly progress reports.
Read what a grey structure contract should contain on our grey structure construction page.
Send the cluster, the villa size and photographs of the structure as it stands. We start with a survey, not a rate.
We quote after drawings, a survey and a verified bill of quantities.
Approvals
Eighteen sits under the Rawalpindi Development Authority, not CDA. That decides whose rules your drawings follow.
Eighteen is an RDA-approved private housing scheme. For houses in approved private schemes, RDA's published checklist asks for an original NOC from the society, plans stamped by a registered architect and a certificate from an RDA-registered structural engineer, with a residential fee of Rs 10 per sq ft. Eighteen does not publish its own design guidelines, so its consent comes first and its requirements are confirmed in writing for each villa or plot.
Step 1
Written confirmation of what Eighteen allows for your villa type or plot, then its NOC.
Step 2
Plans stamped by a registered architect, with a certificate from an RDA-registered structural engineer.
Step 3
Submission with the owner's documents and the residential fee of Rs 10 per sq ft.
Step 4
Construction to the approved drawings; completion requirements confirmed with RDA and Eighteen.
Route from RDA's checklist for residential building plans in approved private housing schemes (uploaded May 2025). Confirm with Eighteen whether it runs further design control for your unit before drawings start.
CDA and RDA rules differ on matters such as septic tanks, height limits, basement piling and rainwater harvesting. Drawings prepared to CDA's Islamabad regulations because the address says Islamabad can follow the wrong rulebook in Eighteen. Our CDA and RDA byelaws guide sets out how the two differ.
In March 2021 RDA sealed six apartment buildings under construction in the scheme for violating the approved layout plan (Dawn, 31 March 2021); we found no report of the outcome. Building to approved drawings is the safe course for every owner.
The Rawalpindi and Islamabad tehsils are in Seismic Zone 2B under the Building Code of Pakistan (Seismic Provisions 2007). Any change to a villa's structure is designed and checked by a structural engineer against that zone, never assumed from the plot size.
Eden by Eighteen
Eden's 521 plots follow the valleys and contours of the land. The house has to as well.
Eden by Eighteen, launched in September 2026, offers ½, 1, 2 and 4 Kanal residential plots and commercial plots. Eighteen states that 72.4% of Eden is parks and green areas, 15.4% roads and pavements and 12.19% building footprints. Plot areas are published as averages (the brochure gives the 1 Kanal as up to 469 sq m), so the dimensions and levels of your plot come from Eighteen's demarcation.
| Plot | Average area | In sq ft | Eighteen's stated capacity |
|---|---|---|---|
| ½ Kanal | 231 sq m | 2,486 sq ft | a comfortable villa |
| 1 Kanal | 469 sq m | 5,048 sq ft | up to five bedrooms |
| 2 Kanal | 945 sq m | 10,172 sq ft | up to six bedrooms |
| 4 Kanal | 1,836 sq m | 19,763 sq ft | up to seven bedrooms and a private pool |
Source: Eden by Eighteen, read 5 October 2026; square feet converted by Avenir at 10.7639 per square metre. 521 plots: Eden brochure, August 2026 and Manahil Estate, 4 September 2026.
Covered-area limits, height, setbacks, basement rules and construction deadlines for Eden plots were not on Eighteen's website, or in the parts of the Eden brochure we could read, on 5 October 2026. We obtain them from Eighteen in writing before concept design starts.
Eden's "1 Kanal" averages about 5,048 sq ft, between the 4,500 and 5,445 sq ft that a Kanal means in other schemes. Plan from your plot's measured dimensions, not from the size name. Our 1 Kanal, 2 Kanal and 4 Kanal house design pages show how we plan at each size.
Services
One team can take a villa or plot from survey to handover, or you can use one service on its own.
Concept design, 3D views, submission drawings, and structural and MEP coordination for Eden houses and villa changes.
Grey structure, finishing or complete construction with material, quoted as one lump sum after drawings and a verified bill of quantities. Boundary walls, gate columns, parapets and water tanks are calculated inside that figure.
Survey, remaining scope, bill of quantities and finishing through to handover for villas bought in grey structure.
Space planning, kitchens, joinery, lighting, ceilings and finishes for fitted villas and new houses, with 3D views before anything is ordered.
One contract from first drawing to handover, so the drawings that are priced are the drawings that are built.
Independent review of drawings, quantities and site progress when another firm is building.
Send the plot or villa size, the cluster and what you want to build or change.
We reply on WhatsApp with what we need to start.
Cost
Planning figures for October 2026, from Avenir's Islamabad and Rawalpindi rates and the sizes of Eighteen's own villas.
Building a house the size of Eighteen's own 1 Kanal villa, 5,005 sq ft, costs about PKR 3.95 crore at Avenir's Standard rate of PKR 7,900 per sq ft. The same house at the Premium rate of PKR 10,400 per sq ft comes to about PKR 5.21 crore. These are planning figures for the building, not quotations.
| Size of Eighteen villa | Constructed area, sq ft | Standard, PKR 7,900 (crore) | Premium, PKR 10,400 (crore) | Luxury, PKR 13,850 (crore) |
|---|---|---|---|---|
| ½ Kanal | 2,728 | 2.16 | 2.84 | 3.78 |
| 1 Kanal | 5,005 | 3.95 | 5.21 | 6.93 |
| 2 Kanal | 7,169 | 5.66 | 7.46 | 9.93 |
| 4 Kanal | 9,844 | 7.78 | 10.24 | 13.63 |
| 8 Kanal | 13,988 | 11.05 | 14.55 | 19.37 |
Complete construction (grey structure and finishing) with material, at Avenir's Islamabad and Rawalpindi rates for Q4 2026. Excludes land, design fees, Eighteen and RDA charges, basements and pools. In an Avenir quotation, boundary walls, gate columns, parapets and water tanks are calculated and included in one lump sum. For your own area and specification, use the house construction cost calculator.
Completion is priced from the survey and a written scope, not from a rate per square foot, because two shells of the same size can need very different work. The largest swings come from the services already cast in, layout changes, the state of the waterproofing and the finishing specification.
Our construction cost calculator prices grey structure, finishing and basement separately, which gives a first planning range for the finishing stage; the grey structure cost page shows the other half.
Owners abroad
Decisions in writing, progress every week, and a site close to the airport.
Our work
We have not yet published a project inside Eighteen. These show comparable scope in Islamabad and Lahore.
232
projects completed across architecture, interiors, construction and Design + Build
24
projects designed and built by Avenir
167
authority approvals, counting approval letters and completion NOCs
23
housing societies and authorities worked with
Islamabad
Approved covered area of 30,000 sq ft; under construction by Avenir.
Lahore
Designed by Avenir. A typical 4 Kanal house takes 18 to 24 months to build.
See every house, farmhouse and apartment building in our projects portfolio.
Send your drawings, or the villa or plot size and the scope you want. We prepare the bill of quantities and one lump-sum figure.
The planning figures above are not quotations.
Interiors
A villa delivered fully fitted still reflects someone else's brief.
Eighteen markets its villas as fully fitted with high-end fixtures, and in 2018 the developer described houses fitted with wardrobes, kitchen cabinets and appliances, with Wimberly Interiors on its design team. Changing a fitted villa is usually about how it lives, not about its structure.
Where an interior change moves walls, services or openings, we treat it as a villa change and obtain Eighteen's consent before work starts.
Questions
Eighteen is developed by Egypt's Ora Developers in partnership with Saif Group and Kohistan Builders, through the developer company Elite Estates (Private) Limited. Eighteen's website lists Naguib Sawiris as Chairman of Ora Developers, Anwar Saifullah Khan as Vice Chairman and Mohamed Mansour as CEO of Eighteen. Avenir Developments is an independent architecture and construction firm; it is not Eighteen's developer and works for owners of villas and plots.
RDA. The Rawalpindi Development Authority's register of approved housing schemes lists "Elite Reverie Housing (Eighteen)" in Bajnial and Bhamra (Phamra in RDA's jurisdiction schedule), with town planning approved over 4,839 Kanal and transfer and mortgage deeds under process; the entry was last updated on 3 February 2026. Some portals still describe Eighteen as CDA-approved, a claim made at the 2017 launch that no CDA list supports.
Eighteen sits on the south-east side of the M-1/M-2 Link Road, about 1.3 km north-east of the M-1/M-2 Islamabad Interchange in a straight line. Both city names are used. Eighteen gives its address as "Srinagar Highway, M-1/M-2 Link Road, Adjacent to Sector H-17, Islamabad - Rawalpindi", and its land lies in the revenue estates of Phamra and Bajnial, which sit inside RDA's notified area in Rawalpindi District. For building approvals, RDA is the authority that matters.
RDA's published checklist for houses in approved private schemes asks for an original NOC from the society, plans stamped by a registered architect and a certificate from an RDA-registered structural engineer, with a residential fee of Rs 10 per sq ft. Eighteen's consent comes first. Ask Eighteen in writing whether it runs any further design control for your villa type or plot before drawings start.
Not publicly. We found no design code for villa changes or Eden plots on Eighteen's website or in the Eden brochure on 5 October 2026. In 2018 the developer described "strict design guidelines and a uniform architectural vernacular". Ask for the current document for your unit type and keep the version you are given.
On 20 and 21 July 2026 Eighteen announced that it had inaugurated a direct entry and exit connection from the M-1/M-2 Link Road, with NHA approving the connection and SIFC credited for support. Eighteen's developer applied to NHA for an interchange in 2019, and NHA's initial approval was reported in December 2024; the July releases do not say whether the new entry and exit is that interchange, which directions it serves or exactly where it is.
About 7.4 km in a straight line from Eighteen's published map location to the airport, by our calculation from published coordinates. The road distance is longer. Eighteen's own material describes the airport as a ten-minute drive.
One resale listing in September 2026 said so, describing a villa bought from Eighteen on an as-is basis, but Eighteen has published no rule on owners completing villas. Before any work, obtain Eighteen's requirements and NOC in writing, and the approved drawings for your villa type. Layout and facade changes are a separate approval question from finishing what was designed.
From a survey and a written scope, not a rate per square foot. We record what was built, check the structure, services, levels and waterproofing, list the remaining work and any changes you want, then measure a bill of quantities and give one lump-sum figure. Two shells of the same size can need very different work.
A house the size of Eighteen's own 1 Kanal villa, 5,005 sq ft, comes to about PKR 3.95 crore at Avenir's Standard rate of PKR 7,900 per sq ft, or about PKR 5.21 crore at the Premium rate of PKR 10,400 (Islamabad and Rawalpindi rates for Q4 2026). This is complete construction of the building with material, before land, design fees, approvals, basement and pool. It is a planning figure, not a quotation.
Eighteen lists ½, 1, 2, 4 and 8 Kanal villas with constructed areas of 2,728, 5,005, 7,169, 9,844 and 13,988 sq ft and four to seven bedrooms. Plots are irregular: a 1 Kanal villa sits on 4,510 to 10,000 sq ft of land, so the Kanal size names a villa type rather than a fixed plot.
Eden by Eighteen, launched in September 2026, offers ½, 1, 2 and 4 Kanal residential plots averaging 231, 469, 945 and 1,836 square metres (about 2,486, 5,048, 10,172 and 19,763 sq ft), plus commercial plots. Eighteen's brochure lists 521 residential plots.
Treat any change to walls, openings, the facade or the footprint as a change to an approved building. Eighteen's consent comes first, then the approval route it confirms. Interior changes that leave walls and services where they are usually need far less.
Yes. We replan kitchens, joinery, lighting, ceilings, flooring and bathrooms for fitted villas, with 3D views before anything is ordered. Where a change moves walls or services, we treat it as a villa change and obtain Eighteen's consent before work starts.
A typical 4 Kanal house takes 18 to 24 months to build. For other sizes, and for completing a grey-structure villa, the programme is set once the drawings and the remaining scope are fixed, because it depends on covered area, basement, finishes and site access.
Yes. Drawings, selections and variations are issued and approved in writing, construction clients receive weekly progress reports, and the airport is about 7.4 km from Eighteen in a straight line, so a site visit fits around a short trip home. RDA's checklist names owner documents such as the CNIC and the society's allotment and possession letters, so we list what the approval needs at the start.
Related pages
Start here
Four details let us reply with exactly what we need to start.
Discuss My Project on WhatsAppPage reviewed on 5 October 2026 against RDA's register, Eighteen's website and press coverage to 3 September 2026. Prepared by Avenir Developments.