Bahria Town Phase 8 Apartment Price per Square Foot: How Skyra Tower Rates Work

What is the price per square foot at Skyra Tower?

Skyra Tower, in the Business District of Bahria Town Phase 8, Rawalpindi, prices every unit by category. Every apartment type – from the 440 sq ft studio to the 1,225 sq ft two-bedroom – is on the same rate, so there is no premium or discount for a particular layout within the category. The rates below are from the developer’s current schedule, confirmed at booking.

That flat rate is useful: it means you can compare apartment types purely on area and layout, knowing each extra square foot costs the same PKR 15,000.

• Apartments (studio, 1-bed, 2-bed): PKR 15,000 per sq ft
• Duplex penthouses: PKR 17,000 per sq ft
• Clinics and offices: PKR 25,000 per sq ft
• Ground-floor showrooms (shops): PKR 60,000 per sq ft

How is the price calculated from area and rate?

Multiply the unit’s area by its rate. A Type F studio is 440 × 15,000 = PKR 6,600,000. A Type E one-bed is 560 × 15,000 = PKR 8,400,000. A Type A two-bed is 1,050 × 15,000 = PKR 15,750,000, and a Type D is 1,225 × 15,000 = PKR 18,375,000. For penthouses, PH3 is 4,290 × 17,000 = PKR 72,930,000 and PH1 is 5,300 × 17,000 = PKR 90,100,000.

The same maths applies to commercial units: clinic 106 is 540 × 25,000 = PKR 13,500,000 and showroom G-09 is 676 × 60,000 = PKR 40,560,000. If a quoted price ever doesn’t match area × rate, ask why before you pay.

Why do the rates differ so much between categories?

Each category is a different product. Penthouses are rated PKR 2,000 per sq ft above apartments; they are four-bedroom duplexes on the 8th and 9th floors, each with a double-height living room, a private terrace and an infinity pool. Clinics, at PKR 25,000, are commercial space with their own receptions. Shops, at PKR 60,000 – four times the apartment rate – are double-height, glass-fronted ground-floor showrooms on the retail promenade.

This is why you should never compare per-sq-ft rates across categories as if they were the same thing. Compare apartments with apartments, and commercial units with commercial units in the same district.

Is the square footage gross area or carpet area?

This is the most important question to ask, and one we recommend you get answered in writing. The room dimensions on the floor plans add up to less than the priced area. On a Type B, the lounge (15′-6″ × 11′-0″), bedroom (10′-1½″ × 12′-0″), kitchen (5′-0″ × 8′-7½″) and bathroom (5′-0″ × 8′-6″) come to roughly 380 sq ft of listed rooms, against 600 sq ft priced.

Some of the gap is walls, the balcony, internal passages and fixtures that aren’t listed as rooms. How much, if any, is a share of common areas depends on how the developer measures area – so ask the sales desk exactly what the sq ft figure includes. It doesn’t change the price you pay, but it changes how you compare Skyra with any other project quoting a per-sq-ft rate.

What is the effective rate with the full-payment offer?

The sales desk currently offers 15% off the schedule price for full payment up front. Applied to the rates, that works out to an effective PKR 12,750 per sq ft for apartments and PKR 14,450 for penthouses. On a Type C two-bed, the price drops from PKR 16,125,000 to PKR 13,706,250.

The offer has no published end date, so treat it as “currently offered” and confirm it in writing at booking. On instalments, the full schedule rate applies: 30% down, 65% over 36 monthly instalments and 5% on possession.

How should I use per-sq-ft rates when comparing projects?

Rates are only comparable when the area is measured the same way. Before putting two projects side by side, ask each for its measurement basis, and add the extras each includes – amenities, lifts, specification – to the comparison.

For Skyra, the next step is easy: WhatsApp the sales desk on +92 334 9107537 and ask for the area statement and payment schedule of the unit you’re considering, then check the floor plan at /floor-plans against it.

• Same measurement basis (gross, covered or carpet)?
• Same category (residential vs commercial)?
• What does the price include – specification, amenities, parking?
• Is the rate full-payment or instalment?
• Is the rate from a current written schedule?