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Pakistan Real Estate Glossary: Explaining Common Real Estate Terms

Pakistan Real Estate Glossary

The real estate market in Pakistan can be daunting, especially for those new to the industry or unfamiliar with the jargon used. Understanding common property terms is crucial for navigating the market effectively and making informed decisions regarding properties. 

Pakistan Real Estate Glossary

In this article, we will explain the most common Pakistan Real Estate Glossary terms in the Pakistani real estate industry, highlighting the importance of knowing these terms and the benefits they bring.

Table of Contents

Importance of Knowing Real Estate Terms

Knowing the common property terms empowers individuals in the real estate market. It allows them to understand the intricacies of property transactions, make informed decisions, negotiate effectively, and protect themselves from potential risks and disputes. 

Familiarity with these terms promotes confidence, clarity, and a smoother experience throughout the buying, selling, or investing.

Common Pakistan Real Estate Glossary Terms

We have enlisted the most common and important real estate terms you must know to get enlightened on the real estate market in Pakistan in alphabetical order.

Common Real Estate Terms and Their Description 

Common Real Estate TermsExplanation
Abwab (ابواب)Cess
Acre (ایکڑ)An area of 43,560 sq. ft. or 8 Kanal.
Aks Shajra (عکس شجرہ)A map of land ownership, including information about possession.
Asami (اسامی)Tenant 
BighaA 4-kanal piece of land, equal to half of an acre.
BisaOne-twentieth of a bigha.
BacchDistribution of revenue over holdings.
Badastur (بدستور)Ledger
BiswiA fee paid in recognition of property right.
Bandobast (بندوبست)The process of assessing land revenue, including data collection and determining the state’s share of produce.
Butemar A tenant who has acquired permanent rights in the land by clearing it of jangal.
Bisa Refers to one-twentieth of a bigha.
Banjar (بنجر)Uncultivated land.
Chak (چک)Assessment Circle
Doab A country lying between two rivers
Fard (فرد)Document showing the ownership of a piece of land. 
Gardavri (گرداوری)Certificate for leasing rights issued by a Gardori with the landowner’s permission.
Gardori A person who examines land records.
Haq-e-Shufa (حق شفع)A right of first refusal in Muslim law allows a neighbor to buy adjacent property before a stranger can. 
Inteqaal The process of transferring ownership of a property from one person to another.
Jamabandi (جمع بندی)A process of updating land records.
Kanal (کنال)Equivalent to 20 Marlas.
Marla (مرلا)A unit of land measurement ranging from 225 to 272 sq. ft. 
Moza An area of land used by a revenue collector’s office.
Partal (پڑتال)A process of verifying and updating property records during a transfer of ownership. 
Patwari (پٹواری)An official in the revenue department who keeps area records.
Qilabandi (قلعہ بندی)A technique involving replacing irregular fields with uniform, rectangular plots for improved water distribution.
Registry (رجسٹری)Document proving property ownership issued by the revenue department.
Sale DeedA legal document that transfers ownership of a property from a seller to a buyer. 
Shajra (شجره)Comprehensive map of the property issued by Patwari.
Sarsahi (سرساہی)The smallest unit of land is equivalent to 25 sq. ft. 
Theka A lease agreement in which the tenant pays rent in exchange for using a property owned by the landlord.
Tehsil (تحصیل)A sub-division of a district, charge of Tehsildar.
Tehsildar (تحصیل دار)An official in chief executive charge of a Tehsil.
Waris (وارث)Landholder
Warisi (وارثی)Right of the waris.
Wirsana (ورثانہ)A fee paid in recognition of the proprietary title.

Here’s a detailed description of the common Pakistan real estate glossary for better understanding.

Abwab (ابواب)

Abwab or ابواب means cess, which is a form of tax or levy imposed by the government to fund specific purposes or projects. Cesses are usually imposed as an additional tax over and above the regular income tax or other taxes.

The revenue generated from these cesses is allocated to particular activities, such as education, healthcare, infrastructure development, or other welfare schemes. .

Acre (ایکڑ)

An acre is a unit of land measurement equivalent to 43,560 square feet or 8 Kanal. It is commonly used to describe the size of large plots of land.

Note: Kanal or کنال is a unit of land measurement and is equivalent to 20 marlas. It is commonly used in Pakistan to measure land area. In imperial calculations, one kanal equals 5400 square feet, while in urban calculations, it is typically considered as 4500 square feet.

Marla or مرلا is a unit of land measurement that varies in size, ranging from 225 to 272 square feet. The size of a marla can vary based on the specific region or context. It is commonly used in Pakistan to measure smaller land areas, such as residential plots. 1 marla is equal to 9 sarsahi.

Sarsahi or سرساہی is the smallest land measurement unit, equivalent to 25 square feet. It is used to denote a very small area of land.

How much is 1 acre in Pakistan?

1 Acre is equal to 239 Marlas or (11 Kanals 19 Marlas).

How many acres is 1 hectare in Pakistan?

1 hectare is equal to 2.47 acres.

How much is 1 kanal Pakistan?

1 Kanal is equal to 5400 square feet.

How big is 1 Kanal plot?

The measurement of 1 Kanal varies in housing societies. In Bahria Town, the land area in 1 Kanal is 50 ft x 90 ft, equal to 4500 sq ft. According to the standard sizes, one Kanal equals 5,400 sq. ft.

How to calculate 1 marla in Pakistan?

1 Marla is equal to 225 square feet.

Asami (اسامی)

Asami refers to a tenant, particularly in older settlement literature. In some contexts, the term may be specifically used to refer to a resident tenant.

Aks Shajra (عکس شجرہ)

Aks Shajra is a map of land ownership drafted by Patwari, the lowest-level official in the revenue department. This map includes information about farmland and possession, providing a comprehensive overview of the property’s boundaries and ownership.

Note: Patwari is the lowest-level official in the revenue department who keeps area records. They are responsible for maintaining land records, updating ownership information, and providing information related to land measurements, boundaries, and ownership rights.

What is Aqas Shajra?

Aks-Shajra means an image of a specific piece of land or the plan of an estate or village defining its boundaries.

What is Shajra Kishtwar?

It is often used in conjunction with a shajra, a family tree of the owner, used for a reference map of the village that administers the land described by the khasra girdawari.

Bigha (بیگہ)

A bigha or بیگہ is a unit of land measurement equivalent to 4 kanals or half an acre. It is commonly used in Pakistan to measure large agricultural or rural land areas.

How many Bigha are there in one acre in Pakistan?

One acre is equal to 1.6 bighas in Pakistan.

How many Bigha are there in one marla in Pakistan?

One marla is equal to 100 bighas in Pakistan.

Bisa (بیسہ)

Bisa or بیسہ is a term that refers to one-twentieth of a bigha. It is a smaller unit of land measurement used in some contexts, particularly in rural areas.

Bacch

Bacch refers to the distribution of revenue over land holdings. It involves allocating the revenue from a specific land area to the respective landholders.

Badastur (بدستور)

Badastur is a holdings register showing the land held by owners and tenants. It provides information about the rent, land revenue, and cesses payable.

Bandobast (بندوبست)

Bandobast is a Persian term meaning “settlement.” In the context of real estate, it refers to the meticulous process of specifying and assessing land revenue, which includes data collection and determining the state’s share of produce.

What is the meaning of Bandobast?

Bandobast means settlement. In real estate, it refers to specifying and assessing land revenue.

Biswa

Biswa is a unit of land measurement equivalent to 1350 square feet. It is commonly used in certain regions of Pakistan to describe land areas.

Butemar (بٹیمار)

Butemar or بٹیمار refers to a tenant who has acquired permanent rights in the land by clearing it of jangal (uncultivated land). They have established their claim to the ground through cultivation and are recognized as having ownership rights.

Biswi

Biswi is a fee paid in recognition of property rights. It is a payment made to acknowledge and establish ownership or property rights. 

Banjar (بنجر)

Banjar refers to uncultivated land. It represents land that has not been cultivated or utilized for agricultural purposes.

What is the meaning of Banjar in Urdu?

Banjar or بنجر means Wasteland unfit for cultivation; unproductive land, fallow land; waste, wild, jungle.

Chak (چک)

Chak is an assessment circle or a block of land. It is a specific area that is demarcated for administrative or revenue purposes.

What does Chak mean?

Chak, a Punjabi word, is the land revenue settlement/assessment circle marking a contiguous block of land.

Doab (دوآب)

Doab or دوآب refers to a country or region that lies between two rivers. It typically denotes the area between two major rivers and is often associated with fertile land.

What do you mean by DOAB?

Doab means the land between two streams of a river. The place where two small streams join together and appear in the formation of a big river is called a doab. 

Where is Doab in Pakistan?

Doab signifies an area between two rivers. The Sindh Sagar Doab is the area between the Indus River and the Jhelum River.

Fard (فرد)

Fard is a document that shows the ownership of a piece of land. It is an official record that provides evidence of ownership and is derived from the Patwari record, which is a record of the revenue paid by the landowner.

Here are the different types of fard categorized by their purpose:

  • Fard for Record Purpose: This type of fard is obtained to confirm and update the owner’s land ownership status. It serves as an official record of ownership.
  • Fard e Bay: This type of fard is obtained when the owner intends to sell their property through the registry. It is required to complete the legal transfer of ownership during the sale process.
  • Fard for Bail: This type of fard is obtained to be presented in court for bail purposes. It serves as proof of ownership and may be required when seeking bail using the property as collateral.
  • Fard for Gift: This type of fard is obtained when the owner intends to gift their property to someone through the registry. It is necessary to transfer ownership as a gift legally.
  • Fard for Mortgage: This type of fard is obtained when the owner mortgages their property to another individual or organization. It is necessary for the legal documentation of the mortgage agreement. 

These different types of fard serve specific purposes in the context of land ownership and transactions, ensuring that the legal requirements are fulfilled, and the rights of the parties involved are protected.

What is fard in property in Pakistan?

Fard is a document of a land record that includes details about the land, such as the identities of the owners, their proportion of ownership, the names of the farmers, the acreage, a lease, and other fees that are due on it, etc.

What is the fee for a fard?

The fee for Fard is Rs.500. The facility of online Fard is also available for overseas Pakistani and is accessible in several embassies.”

What is fard in real estate?

Fard is a document that shows ownership of a piece of land. The details are based on the record of a Patwari, which is, in fact, a record of the revenue an owner pays for the said land.

Gardavri (گرداوری)

Gardavri refers to a certificate for leasing rights that is issued by a Gardori. This certificate grants permission for leasing rights on a property and is issued with the landowner’s consent.

Note: Gardori is a person who examines land records. They are responsible for verifying and maintaining records related to land ownership, boundaries, and transactions.

Haq-e-Shufa (حق شفع)

Haq-e-Shufa is a right of first refusal in Muslim law. It allows a neighbor to purchase adjacent property before it is sold to a stranger. This right aims to prioritize the interests of the community and ensure that the land is utilized in a manner that benefits the neighborhood.

What is Haq Shufa law in Pakistan?

Haq-e-shufa means the right to subsequent purchase of a property adjacent to owning from another fresh purchaser. In practice, it means a right to dislodge a fresh purchaser and step in his shoes in respect of an adjacent property.

What is haq e shufa in Islam?

Haq-e-shufa is the right of shufaa or pre-emption, is a right that the owner of an immovable property possesses to acquire by purchasing another immovable property that has been sold to another person.

Inteqaal 

Inteqaal is the process of transferring ownership of a property from one person to another. It involves updating the land records to reflect the change in ownership. This process is documented in a “mutation” and is essential for legalizing the transfer of registered land.

What is the meaning of Inteqal in property?

Inteqaal is the process of transferring ownership of a property from one person to another. The inherited and gifted properties must also undergo this process to ensure that the new owner of a particular property is officially recorded as one too.

Jamabandi (جمع بندی)

It is a process of updating land records. It involves periodic updates and revisions to the land records, typically carried out every 4 years. These updates ensure that the land records accurately reflect the current status of ownership and other relevant information.

Here are the explanations of the major columns in the Jamabandi form:

  • Khewat Number: This column represents a unique account number assigned to a group of landowners. It helps in identifying and categorizing the ownership of land parcels within a specific area.
  • Khatauni Number: This column contains a unique account number for cultivators associated with a land plot with multiple Khasra numbers. It includes information about the tenant and their relevant details, such as their name and other identifying information.
  • Khasra Number: This column indicates the unique plot number or survey number assigned to a specific piece of land. It serves as a reference to identify and locate the land accurately.
  • Owner Details: This column captures the details of the landowner, including their name, father’s name, and grandfather’s name. These details help in verifying the identity of the landowner.
  • Cultivator Details: This column specifies whether the person in possession of the land and cultivating it is the same as the owner or not. It helps distinguish between the owner and the cultivator if they are different individuals.
  • Lagan Details: This column records the agreement between the landowner and the cultivator regarding the sharing of produce or any other mutually agreed-upon arrangement. It outlines the terms and conditions of the agreement between the parties involved.
  • Remarks Column: This column allows entries for various transactions and updates that occur during the Jamabandi process. It serves as a record of important information related to the land, such as changes in ownership, cultivation status, or any other significant updates.

Ensuring accurate entries in the Jamabandi form is crucial to prevent issues such as double sales, double mortgages, and other fraudulent activities. Accurate and up-to-date information helps maintain the integrity of land records and ensures transparency in land transactions.

How can I check ownership of property in Punjab?

The process is as follows. Step 1: Visit jamabandi Punjab website. Step 2: Select the ‘Jamabandi’ option listed on the right-hand side of the portal. Step 3: Select ‘Owner Name Wise’ to search by owner name.

How can I check my land record in Punjab?

The process is as follows. Step 1: Go to the official website of Punjab land records. Step 2: On the homepage, click on the ‘Registry Deed’ tab. Step 3: A details window will be opened. Step 4: Choose district and Tehsil and select the Search criteria

Moza

Moza refers to an area of land used by a revenue collector’s office. It is often associated with the administrative division of land and used for revenue collection.

Partal (پڑتال)

Partal is a process of verifying and updating property records during a transfer of ownership. It is carried out by a Patwari, who examines the land records and ensures that they accurately reflect the current ownership and other relevant details. 

Qilabandi (قلعہ بندی)

Qilabandi is a technique that involves replacing irregular fields with uniform, rectangular plots. This technique aims to improve water distribution and enhance cost efficiency in agricultural land. It helps optimize land utilization and facilitates better management of resources.

Registry (رجسٹری)

Registry refers to a document that proves property ownership. The revenue department issues it and serves as evidence of ownership. The registry document contains important information about the property, including its description, ownership details, and other relevant information.

How to check the brand registry in Pakistan?

You can check the trademark registration status online at IPO Pakistan’s official site. This database contains information about all registered trademarks in Pakistan, including their name, registration number, date of filing, and other details.

What is the registry of property in Pakistan?

The registration of an immovable property helps protect the rights of the owner, and it is a crucial part of property rights in Pakistan. Secondly, it ensures the smooth transfer of property ownership in the event of a sale or inheritance.

How to register real estate in Pakistan?

Real estate registration in Pakistan requires the company to have a hierarchy designed with at least 2 directors, 2 shareholders, an authorized amount of capital worth Rs. 1 Lack, and A physically present infrastructure as a workstation.

Sale Deed

A sale deed is a legal document that transfers ownership of a property from a seller to a buyer. It is a crucial document in real estate transactions and includes details such as the property description, price, payment terms, and ownership information. The sale deed serves as evidence of the transfer of ownership.

What is the sale deed of property in Pakistan?

The title deed is the document that proves the ownership of the seller. The ‘Sale deed.’ This is the agreement signed between the buyer and the seller, largely considered the most important property document in Pakistan.

What is a sale deed in Karachi?

Sale Deed is a document by which the title of the property is conveyed by the seller to the purchaser. Conveyance is the act of transferring ownership of the property from a seller to the buyer.

How to register a sale deed in Pakistan?

Registration of a Deed is done by preparing a deed by a Deed Writer on stamp paper, getting NOC from M/o Interior and M/o Foreign Affairs (for Foreigners only), submitting your dues to the National Bank of Pakistan, visiting the Office of Sub-Registrar located at F-8 Markaz, Islamabad, and submitting all the documents to Sub-Registrar to receive the receipt.

Shajra (شجره)

Shajra refers to a comprehensive map of the property issued by a Patwari. It includes detailed information such as measurements, location, boundaries, and surrounding areas. The Shajra map provides a visual representation of the property, aiding in understanding its layout and ownership.

Theka 

Theka refers to a lease agreement in which a tenant pays rent in exchange for using a property owned by the landlord. In the context of agriculture, the tenant utilizes the leased land for farming and producing crops. The lease agreement outlines the terms and conditions of the tenancy.

What is the average income per acre in Pakistan?

The average revenue per acre for a farmer is PKR 80,600 per acre.

How much do farmers make in Pakistan?

The average salary range for a Farmer Field Crop is between PKR 1,079,493 and PKR 1,803,653.

Is tree farming profitable in Pakistan?

A five-year-old tree is sold at Rs 5,000 to 10,000, depending on the rates of timber at that time. If the price is taken at Rs 5,000 and the number of trees 10,000, the projected income will be Rs 50 million.

Tehsil (تحصیل)

Tehsil refers to a sub-division of a district. It is an administrative unit headed by a Tehsildar who is responsible for various administrative and revenue-related functions.

Note: A Tehsildar or تحصیل دار is an official who holds a significant administrative position within a tehsil, which is a subdivision of a district in Pakistan. The Tehsildar serves as the head of the tehsil and is responsible for overseeing various administrative, revenue, and land-related matters.

What are tehsils in Pakistan?

In Pakistan, a tehsil is an administrative sub-division of a District.

How many tehsils are there in Peshawar?

Peshawar is divided into 7 tehsils which are further divided into village council (rural areas) and neighborhood council (urban areas). There is a total of 357 councils in Peshawar district, out of which 130 are neighborhood councils and 227 are village councils.

What is the tehsil of Lahore?

Lahore has 5 tehsils, including Cantonment City, Model Town, Raiwind, and Shalimar.

How many tehsils are there in Pakistan?

Pakistan has a total of 404 tehsils. These include P.A.K. (18), Punjab (119), and Sindh (89).

What is the difference between a district and a tehsil?

Tehsil is the second administrative unit of Pakistan or second tier in local government. After dividing divisions of all 4 provinces into districts, it is further divided into tehsil.

Wirsana (ورثانہ)

Wirsana or ورثانہ refers to inheritance. It is the property or assets that are passed on to heirs or beneficiaries after the death of the owner.

Inheritance laws and regulations determine how the assets of a deceased person are distributed among their legal heirs according to the applicable legal system and religious beliefs in different regions or countries. The distribution of wirsana is an essential aspect of estate planning and succession.

Conclusion

Having a grasp of the common property terms used in the Pakistan real estate market is crucial for anyone involved in property transactions. 

Understanding property titles, land measurement units, property types, documentation, valuation, financing, real estate agents, property taxes, and legal obligations provides individuals with the knowledge necessary to navigate the market confidently and make well-informed decisions. 

By knowing these terms, individuals can streamline their real estate journey and maximize the benefits of their investments.

FAQs

What is Moza in the land?

Moza refers to an area of land used by a revenue collector’s office. It is often associated with the administrative division of land and used for revenue collection.

What is fard in Pakistan for a property?

Fard is a document that shows the ownership of a piece of land. It is an official record that provides evidence of ownership and is derived from the Patwari record, which is a record of the revenue paid by the landowner.

What is khasra number in Pakistan?

Khasra number represents a unique account number assigned to a group of landowners. It helps in identifying and categorizing the ownership of land parcels within a specific area.

What is the real estate situation in Pakistan?

The Pakistani housing market has been growing unprecedently, and this is likely to flourish more in 2023. Real estate experts say that the demand for housing in the country will definitely grow for a number of reasons, such as urbanization and the growing middle class.

What are the property laws in Pakistan?

The Land Revenue Act of 1967, the Transfer of Property Act of 1882, and the Registration Act of 1908 are the primary rules that govern the transfer of property in metropolitan areas. Under the Registration Act of 1908, all transactions of immovable property in metropolitan areas must be recorded.

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