Most real estate projects in Lahore give you a single path: buy a shop, buy an apartment, buy a plot. The Cube Etihad Town, developed by Athar Associates on Main Raiwind Road, is built differently. Inside a single six-storey structure, two entirely separate investment categories exist — commercial outlets on the ground and first floor, and Faletti’s Grand Hotel rooms on floors two through six. Both sit on the same address. Both operate under the same 3-year payment plan structure. But the income model, the entry capital, the investor profile, and the return mechanism are fundamentally different.
If you are evaluating The Cube and trying to decide which option belongs in your portfolio, this comparison is built for that exact question. We have broken down both investment categories side by side, from entry cost and payment structure through to the logic behind each return model, so you can match the right option to your capital position and investment goals.
At a Glance: Commercial vs Hotel Room — Key Comparison
| Factor | Commercial Outlets (G & 1F) | Faletti’s Grand Hotel Rooms (F2–F6) |
| Investment Range | PKR 19.8M – 66.3M | PKR 11.7M – 15.87M |
| Entry Capital (25% upfront) | PKR 4.95M – 16.57M | PKR 2.9M – 3.96M |
| Floor Positions | Ground & First Floor | Floors 2 to 6 |
| Unit Categories | 4 size/view categories | Deluxe Premier & Executive Suite |
| Income Type | Commercial tenant rental | Hospitality revenue share |
| Management Model | Investor-managed / leased | Managed by Faletti’s Grand Hotel |
| Key Advantage | 1,600-ft boulevard visibility | 140-year brand, passive income |
| Investor Profile | Active commercial investor | Passive / overseas investor |
| Capital Appreciation | Retail brand density, road growth | Branded 4-star hospitality demand |
| Minimum Monthly Outlay | PKR 198,000 (1F Etihad view) | PKR 117,000 (Deluxe Premier) |
The Project and Why the Dual Structure Matters
A Single Address, Two Revenue Models
The Cube is positioned at the Premier Enclave, Etihad Town Phase 1, on Main Raiwind Road — a corridor that has transformed over the last decade into one of Lahore’s most commercially active southern arteries. The structure commands 1,600 feet of frontage on Main Raiwind Road, placing it in the direct line of sight of the dense daily traffic moving between the M2 Motorway interchange (2 minutes), Thokar Niaz Baig (4 minutes), Ring Road Lahore (12 minutes), DHA Lahore (20 minutes), and Lahore Airport (25 minutes). For a commercial investor, that frontage is the asset. For a hotel room investor, that connectivity is what fills rooms.
Confirmed Brands and the Footfall Ecosystem
Brands already confirmed onboard include Faletti’s Grand, Limelight, Maria.B, Royal Tag, Miniso, Unze London, and Second Cup. This is not a speculative tenant profile — it is an active roster of national and international names that generate the kind of footfall that sustains a retail ecosystem. Ground floor commercial investors benefit directly from that footfall. Hotel room investors benefit from the fact that corporate visitors, event guests, and out-of-city business travellers patronising those brands and the hotel’s own banquet hall, restaurant, gym, spa, and conference rooms will be occupying their rooms.
Option 1: Commercial Outlets — Ground & First Floor
1. Ground Floor: Two Price Points, Two Investor Positions
Ground floor units are available in two distinct categories based on view and pricing. Units facing the Main Boulevard Raiwind Road are priced at PKR 85,000 per sq. ft across 780 sq. ft areas — the premium tier within the entire building. Direct boulevard visibility and maximum retail footfall potential justify this price point. These are the units that premier national brands want to occupy, and for an investor, a strong tenant demand base is the foundation of both rental income and capital appreciation.
Ground floor units with an Etihad Town interior view are available at PKR 60,000 per sq. ft across 330 sq. ft areas. This is the most accessible entry point on the ground floor, and while the footfall dynamic differs from the boulevard-facing side, these units still benefit from the same building ecosystem, the same anchor brand presence, and the same hotel guest traffic moving through the shared amenity spaces.
2. First Floor: The Mid-Range Commercial Investment
First floor units replicate the same view-based pricing structure. Boulevard-facing units on the first floor span 686 sq. ft at PKR 65,000 per sq. ft, totalling PKR 44,590,000. Etihad Town view units on the first floor cover 543 sq. ft at PKR 50,000 per sq. ft, totalling PKR 27,150,000. First floor commercial investment suits investors who want exposure to this commercial corridor at a lower entry cost than the ground floor while still benefiting from the brand density and hotel footfall that make The Cube a fundamentally different proposition from a standalone plaza.
What Makes the Commercial Case Strong
The commercial investment thesis at The Cube is anchored in two structural factors. First, the density of confirmed anchor brands means the commercial corridor operates like a curated retail mall rather than an ordinary plaza — and that distinction sustains tenant interest and rental rates over the long term. Second, the Raiwind Road commercial growth trajectory, supported by the residential density of Etihad Town Phase 1, Phase 2, DHA Phase 8, and the broader southern expansion of Lahore, means that the catchment population for retail on this corridor continues to grow. Boulevard-facing ground floor units carry the highest capital appreciation potential — and the highest entry cost to match.
Commercial Outlets — 3-Year Payment Plan
* 6 semi-annual balloon payments are also included in the commercial plan structure. Contact Invenza Group for the full semi-annual schedule per unit category.
Option 2: Faletti’s Grand Hotel Rooms — Floors 2 to 6
The 140-Year Brand Behind the Investment
Floors two through six operate as premier hotel rooms and executive suites under the management of Faletti’s Grand Hotel — a brand that has been part of Lahore’s hospitality fabric for over 140 years. Founded in 1880, Faletti’s is one of the oldest and most recognised hospitality institutions in the subcontinent, having hosted heads of state, international delegations, and generations of business travellers across its long history. Bringing that legacy into a new, purpose-built structure on Main Raiwind Road is a significant positioning decision by Athar Associates, and for investors, it means their asset is managed by a team that does not need to build credibility from scratch.
1. Deluxe Premier — Entry-Level Branded Hospitality
The Deluxe Premier room covers 390 sq. ft and is priced at PKR 11,700,000. This is the most accessible investment unit in the entire building across both commercial and hotel categories. The entry capital — combined booking and confirmation — is PKR 2,900,000, making it accessible to a significantly wider investor base than any of the commercial unit categories. Monthly instalments run at PKR 117,000 over 30 months, with six half-yearly balloon payments of PKR 491,666 each and a final 20% payment of PKR 2,340,000 at completion.
2. Executive Suite — Larger Unit, Higher Yield Potential
The Executive Suite covers 529 sq. ft at PKR 15,870,000. Monthly instalments on the Executive Suite are PKR 158,700 with half-yearly balloons of PKR 661,250 and a 20% completion payment of PKR 3,174,000. The larger unit area and the suite-level classification position it for higher nightly rates within the Faletti’s operational model, which correspondingly improves the revenue share profile for the investor.
The Passive Income Model Explained
The hotel room investment operates on a revenue-sharing model. The investor owns the unit; Faletti’s Grand Hotel manages operations, occupancy, maintenance, and guest services entirely. This is not a serviced apartment arrangement, it is a full-service four-star hospitality operation with a banquet hall, restaurant, coffee shop, conference rooms, gym, spa and sauna, 24/7 electricity backup, 24/7 surveillance, and valet parking. The management structure removes the landlord function entirely from the investor’s responsibilities.
The hospitality sector carries a structural income advantage that commercial retail does not: hotel occupancy is driven by corporate travel, events, conferences, and business activity rather than being dependent on a single long-term tenant. Diversified demand means more consistent income across the year. For overseas Pakistanis and investors who want a Lahore asset without Lahore-based management, this model is the clearest fit in the building.
Faletti’s Grand Hotel Rooms — 3-Year Payment Plan
* Both hotel room categories follow the same payment structure: 12.5% booking, 12.5% confirmation, 30 monthly instalments, 6 half-yearly balloon payments, and 20% at completion.
Entry Capital: What Does It Actually Cost to Get In?
Ranked by Combined Booking and Confirmation Outlay
All six unit categories across both investment types share the same payment structure. The difference is entirely in the total price quantum. The table below ranks every option from the most accessible to the most capital-intensive, with the combined booking and confirmation outlay (25% of total) and the monthly instalment shown for direct comparison.
| Option | Total Price (PKR) | Combined Entry (25%) | Monthly Instalment |
| Deluxe Premier Hotel Room | 11,700,000 | 2,900,000 | 117,000 |
| Executive Suite Hotel Room | 15,870,000 | 3,967,500 | 158,700 |
| Ground Floor — Etihad Town View | 19,800,000 | 4,950,000 | 198,000 |
| First Floor — Etihad Town View | 27,150,000 | 6,787,500 | 271,500 |
| First Floor — Main Boulevard | 44,590,000 | 11,147,500 | 445,900 |
| Ground Floor — Main Boulevard | 66,300,000 | 16,575,000 | 663,000 |
* Green values indicate combined entry outlay (Booking 12.5% + Confirmation 12.5%). All figures in PKR.
The Deluxe Premier hotel room at PKR 2,900,000 combined entry is the lowest threshold to enter The Cube. The boulevard-facing ground floor commercial unit at PKR 16,575,000 combined is the highest — before any monthly or balloon payments begin. Everything between those two figures represents a different capital position and a different investment philosophy.
Which Option Suits Which Investor?
1. The Active Commercial Investor
The commercial outlet is the right choice for investors who have capital in the PKR 19M to PKR 66M range, who are comfortable managing or leasing commercial property, and who want long-term capital appreciation driven by a branded retail ecosystem in a high-visibility location. Ground floor boulevard-facing units are for investors who think in terms of brand placement, footfall strategy, and commercial rental rates. First floor and Etihad Town view units provide the same project access at a lower entry point with a different footfall dynamic. The income model here is active — it depends on tenant quality, lease terms, and the ongoing commercial health of the corridor.
2. The Passive Income Seeker and Overseas Pakistani Investor
The Faletti’s Grand Hotel room is the right choice for investors who want their capital working passively inside a managed hospitality operation. Entry starts at PKR 11.7M, which brings it within reach of a far wider investor base, including overseas Pakistanis who want a Lahore-based asset without Lahore-based management responsibilities. The revenue share model removes the landlord function entirely — Faletti’s handles occupancy, maintenance, and guest services. For investors who are already in commercial real estate and want to diversify into hospitality income without the operational burden of running a hotel, this is also a structurally clean option.
3. The Portfolio Diversifier
A third investor profile worth considering is the portfolio builder who takes both approaches, combining the stability of apartments with the higher income potential of commercial shops. The building is designed as a single integrated ecosystem, hotel guests use commercial floors, commercial tenants benefit from hotel footfall. Holding a unit in both categories within the same structure is a legitimate diversification play, with each half of the portfolio feeding the other’s value proposition. An investor who holds a first floor Etihad Town view commercial unit alongside a Deluxe Premier hotel room has exposure to two entirely different income models within the same project and the same payment plan structure.
Location Advantage That Serves Both Investment Types
1. Why Etihad Town Phase 1 Is the Right Catchment
The Cube’s position at the Premier Enclave within Etihad Town Phase 1 is not incidental. Etihad Town Phase 1 is a delivered, operational society not a future-phase project waiting for development. The residential base that generates commercial footfall and hotel demand is already there. The M2 Motorway interchange at 2 minutes means the project sits on a legitimate intercity business travel corridor. Lahore Airport at 25 minutes keeps it accessible for arriving guests. DHA Lahore at 20 minutes connects it to one of the city’s largest high-purchasing-power residential bases.
2. What Connectivity Means for Each Investment Type
For the commercial investor, this connectivity translates into a tenant base that is not dependent on a single catchment area, retail brands benefit from passing motorway traffic, Etihad Town residents, and DHA visitors simultaneously. For the hotel room investor, it means the asset sits on a business travel corridor rather than a purely residential zone where hotel occupancy would depend on weekend leisure alone. Both investment types benefit from the same location for different reasons, which is what makes The Cube’s dual-use structure coherent rather than merely opportunistic.
Frequently Asked Questions
| What is the minimum investment at The Cube Etihad Town? | The minimum investment is PKR 11,700,000 for a Deluxe Premier hotel room (390 sq. ft) on floors 2–6, managed by Faletti’s Grand Hotel. The combined booking and confirmation outlay for this option is PKR 2,900,000, making it the most accessible entry point in the entire building. |
| What is the difference between the commercial outlets and hotel rooms at The Cube? | Commercial outlets occupy the ground and first floors. They are investor-managed or leased to commercial tenants and generate rental income from retail brands. Hotel rooms occupy floors 2–6 and are managed by Faletti’s Grand Hotel under a revenue-sharing model, generating passive hospitality income. The two options have different income structures, entry costs, and investor profiles. |
| Who manages the hotel rooms at The Cube Etihad Town? | The hotel rooms on floors 2–6 are managed by Faletti’s Grand Hotel, a hospitality brand with over 140 years of history in Pakistan, founded in 1880. Faletti’s handles all operations including occupancy, maintenance, guest services, and revenue distribution to investors. |
| What is the payment plan structure at The Cube Etihad Town? | Both commercial and hotel room investments use the same 3-year instalment structure: 12.5% booking, 12.5% confirmation, 30 monthly instalments, 6 half-yearly or semi-annual balloon payments, and 20% at completion. The total investment quantum differs by unit type and floor, but the payment mechanism is consistent across all categories. |
| What is the difference between a Deluxe Premier and Executive Suite at The Cube? | The Deluxe Premier covers 390 sq. ft at a total price of PKR 11,700,000, with a monthly instalment of PKR 117,000. The Executive Suite covers 529 sq. ft at PKR 15,870,000, with a monthly instalment of PKR 158,700. Both are managed by Faletti’s Grand Hotel. The Executive Suite commands a larger area and is positioned for higher nightly rates within the hotel’s revenue model. |
| What is the price difference between boulevard-facing and Etihad Town view commercial units? | Ground floor units facing the Main Boulevard Raiwind Road are priced at PKR 85,000 per sq. ft (780 sq. ft, total PKR 66.3M). Ground floor units with an Etihad Town interior view are priced at PKR 60,000 per sq. ft (330 sq. ft, total PKR 19.8M). On the first floor, boulevard-facing units are PKR 65,000 per sq. ft (686 sq. ft, total PKR 44.59M) and Etihad Town view units are PKR 50,000 per sq. ft (543 sq. ft, total PKR 27.15M). |
| Is The Cube Etihad Town a good investment in 2025? | The Cube offers two structurally strong investment propositions. The commercial outlets benefit from a confirmed roster of national and international brands, 1,600 feet of Raiwind Road frontage, and the growing residential and commercial catchment of Lahore’s southern corridor. The hotel rooms benefit from Faletti’s 140-year management credibility, a full-service hospitality operation, and diversified occupancy demand driven by corporate and business travel. Both are backed by Athar Associates, a developer with an established track record in Lahore. |
| Can overseas Pakistanis invest in The Cube Etihad Town? | Yes, The Cube is well-suited for overseas Pakistani investors, particularly the Faletti’s Grand Hotel room option. The revenue-sharing model managed by Faletti’s removes the need for any on-the-ground property management. Invenza Group, the authorised sales partner, can facilitate the investment process including documentation and payment routing entirely through Invenza Group channels. |
| What brands are confirmed at The Cube Etihad Town? | Confirmed brands onboard at The Cube include Faletti’s Grand Hotel, Limelight, Maria.B, Royal Tag, Miniso, Unze London, and Second Cup. These are established national and international retail and hospitality names that anchor the building’s commercial ecosystem and drive consistent footfall. |
| Where is The Cube Etihad Town located? | The Cube is located at the Premier Enclave, Etihad Town Phase 1, Main Raiwind Road, Lahore. It sits 2 minutes from the M2 Motorway, 4 minutes from Thokar Niaz Baig, 12 minutes from Ring Road Lahore, 20 minutes from DHA Lahore, and 25 minutes from Lahore Airport. The building has 1,600 feet of frontage on Main Raiwind Road. |
