Three branded hospitality projects in Lahore are selling ownership right now, at PKR 16,500, PKR 30,000 and PKR 37,500 per square foot. But price is not what should decide this. Two of the three guarantee 12% or better. The third; the most expensive of them, projects 3.71% and guarantees nothing. This guide compares all three on the figures their own payment plans publish.
We sell all three, so we have no reason to push you toward one, but read the reasoning, not just the recommendation. Every number below comes from the official payment plans and has been checked: each plan sums to exactly 100% of the purchase price. Where a developer has not published something, we say so rather than filling the gap with an estimate.
At a Glance
| Royal Swiss International | Faletti’s Grand Hotel (The Cube) | City Scape Heights | |
| What you buy | Hotel room | Hotel room | Service apartment |
| Brand | Swiss International Hotels & Resorts | Faletti’s Grand Hotel — founded 1880 | Faletti’s Service Apartments |
| Developer | Athar Associates (est. 2004) | Athar Associates | Mun-O-Salva + Motasim & Sons |
| Location | Ring Road, Bahria Interchange SL3 | Etihad Town Phase 1, Raiwind Road | Adda Plot, Raiwind Road |
| Price per sq ft | PKR 37,500 | PKR 30,000 | PKR 16,500 |
| Entry price | PKR 13,012,500 (Comfort, 347 sq ft) | PKR 11,700,000 (Deluxe Premier, 390 sq ft) | PKR 5,412,000 (Deluxe Studio, 328 sq ft) |
| Upfront | 20% — PKR 2,602,500 | 25% — PKR 2,900,000 | 25% — PKR 1,353,000 |
| Instalments | 54 monthly (60%) | 30 monthly + 6 half-yearly balloons | 30 monthly + 6 half-yearly |
| On completion | 20% | 20% | 15% |
| Plan length | 4.5 years | 3 years | 3 years |
| Possession | 36 months from booking | 2 years | 2 years |
| Income | 60/40 revenue share — not guaranteed | 12–16% guaranteed | 12% guaranteed |
| Projected yield | 3.71% cash | 12.00% guaranteed | 12.00% guaranteed |
| Owner perk | 14 free nights/yr (PKR 476,000) | Not published | Not published |
| Categories | 7 room types | 2 room types | 13 unit types |
| Construction | Site visits available | Not disclosed | Raft foundation done, pouring 24/7 |
| Shariah policy | Not stated | Not stated | “No Riba, no hidden charges” |
All three price at a flat rate per square foot, no premium for a higher floor or a better view. City Scape Heights adds 10% for preferential locations within the building.
Start With the Rate, Not the Sticker Price
Most buyers compare these on the price of the cheapest unit. That is the wrong number, because the units are different sizes. The rate per square foot is what compares them:
- City Scape Heights — PKR 16,500 per sq ft.
- Faletti’s Grand Hotel at The Cube — PKR 30,000 per sq ft, 82% above City Scape.
- Royal Swiss International — PKR 37,500 per sq ft. The most expensive hospitality square foot on sale in Lahore: 127% above City Scape and 25% above The Cube.
A higher rate can be justified by brand strength, location demand, or income certainty. So the fair question is what each project delivers for its premium and that is where the ranking changes.
The Number That Actually Decides It: What You Earn
This is where the three separate, though not along the line the price tags suggest.
1. Royal Swiss — 3.71% cash yield, not guaranteed
Royal Swiss publishes a worked example. A Deluxe Premier lets at PKR 34,000 a night at an assumed 80% occupancy. The owner takes 60% of revenue, the operator keeps 40%, producing PKR 648,000 a year. On a PKR 17,475,000 room that is a 3.71% cash yield.
You also get 14 free nights a year, about PKR 476,000, or another 2.72%, if you use them. Total benefit is roughly 6.43%, of which under 4% is cash in your account. And the projection assumes the hotel reaches 80% occupancy. There is no guaranteed minimum if it does not, which for a new property finding its market is a real risk to hold.
2. Faletti’s Grand Hotel at The Cube — 12–16% guaranteed
The Cube guarantees 12–16% annually from possession, described by the developer as paid whether the room is occupied or not. At the bottom of that range a Deluxe Premier pays PKR 117,000 a month, or PKR 1,404,000 a year, on a PKR 11,700,000 room. Occupancy risk sits with the operator rather than with you.
3. City Scape Heights — 12% guaranteed
City Scape Heights guarantees 12% annually from possession, managed directly under the Faletti’s Service Apartments brand. On a PKR 5,412,000 Deluxe Studio that is PKR 649,440 a year, or PKR 54,120 a month. A PKR 22,093,500 two-bed Royal Luxury pays PKR 220,935 a month.
A pattern worth noticing across both guaranteed projects
In every single unit at both Faletti’s projects, the guaranteed monthly income is exactly the same figure as the monthly instalment. PKR 54,120 and PKR 54,120 on a Deluxe Studio. PKR 117,000 and PKR 117,000 on a Cube Deluxe Premier. PKR 220,935 on a two-bed Royal Luxury. Both developers built their payment plans to 1% of price per month, which is precisely 12% a year divided by twelve.
Be clear about what that does and does not mean. The two do not run at the same time — instalments are paid during construction, and income begins at possession. What it means is that the monthly outgoing you have been paying is replaced by an incoming of identical size. That is a clean way to plan around, but it is not the same as the unit paying its own instalments.
| Income comparison | Royal Swiss | The Cube | City Scape |
| Unit | Deluxe Premier 466 sq ft | Deluxe Premier 390 sq ft | Deluxe Studio 328 sq ft |
| Price | PKR 17,475,000 | PKR 11,700,000 | PKR 5,412,000 |
| Annual income | PKR 648,000 projected | PKR 1,404,000 guaranteed | PKR 649,440 guaranteed |
| Monthly income | PKR 54,000 | PKR 117,000 | PKR 54,120 |
| Cash yield | 3.71% | 12.00% | 12.00% |
| Occupancy risk | Investor | Operator | Operator |
Both Faletti’s projects guarantee 12%. Royal Swiss projects 3.71% — so either Faletti’s project delivers roughly 3.2 times the yield, with the occupancy risk carried by the operator rather than by you.
That leaves a genuine question between the two guaranteed projects: if the yield is the same, what does your money actually buy? At PKR 30,000 per square foot, a Deluxe Premier at The Cube is 390 square feet. The same PKR 11,700,000 at City Scape’s PKR 16,500 buys 709 square feet — 1.8 times the floor area for identical income. The Cube’s answer is its 12–16% band, which can pay up to four points more, and the fact that Faletti’s Grand Hotel is a stronger brand than Faletti’s Service Apartments. City Scape’s answer is size, a much lower entry point, and construction you can actually go and look at.
Royal Swiss International Hotel — Ring Road, Bahria Town
What you are buying
A room inside a Swiss International-branded hotel within Icon Mall & Towers — a 17-storey, 22-kanal complex of over 500,000 square feet holding 340-plus residential and 150-plus commercial units, facing Lahore Ring Road at the Bahria Interchange. More than 5,000 vehicles an hour pass the frontage, and hotel access does not require going through Bahria Town’s gated entry.
The developer is Athar Associates, established 2004, with Zaiby Residencia, Athar Aman Castle and Mall One delivered, and Icon Avenue and The Canal View in progress. Swiss International already runs a hotel near Allama Iqbal Airport where comfort rooms sell at PKR 40,000–45,000 a night — evidence the brand trades in this city rather than a promise that it will.
Rooms and prices
All seven price at exactly PKR 37,500 per square foot. You pay more for a suite only because it is bigger — unusually transparent pricing, and worth crediting.
Payment plan
10% on booking, 10% on confirmation, 54 monthly instalments covering 60%, and 20% on completion — 4.5 years with no balloon payments. On a Comfort Room that is PKR 1,301,250 to book and PKR 144,583 a month. Possession is 36 months from booking, with a stated 100% before-time delivery commitment.
Amenities and location
Swimming pool, gym, concierge and room service, prayer room, valet and bellboy, laundry, in-house retail mall and international food court. Building-wide: 24/7 security and CCTV, 10 escalators, high-speed lifts, full backup generator, WiFi throughout, smart metering, property insurance and covered basement parking. Direct access to Bahria Town, Lake City, DHA and the city centre.
Exit
Bookings are transferable before possession, and Invenza keeps an active buyer database for pre-possession resales.
The honest assessment
Royal Swiss asks the highest rate in Lahore and publishes the lowest cash yield of the three; by a wide margin now that both Faletti’s projects guarantee 12%. The case rests on the location, the traffic, a 20-year developer and a brand already trading here, all of which are genuine. But at PKR 37,500 per square foot you are carrying occupancy risk yourself for a projected 3.71%. This suits a buyer who wants a blue-chip address and owner-use benefits more than income.
Faletti’s Grand Hotel at The Cube — Etihad Town Phase 1, Raiwind Road
What you are buying
A room in a Faletti’s Grand Hotel on floors 2 to 6 of The Cube, a mixed-use development with 1,600 feet of frontage on Main Raiwind Road in Etihad Town Phase 1. Ground floor plus six storeys on an 88’6” by 90’ footprint with two high-speed lifts, holding 100 hotel rooms. The Cube is developed by Athar Associates, the same firm behind Icon Mall & Towers and Royal Swiss. Faletti’s dates to 1880, making it Pakistan’s oldest hotel brand at more than 140 years.
The ground and first floors are retail with seven confirmed tenants: Faletti’s Grand, Limelight, Maria.B, Royal Tag, Miniso, Unze London and Second Cup. That matters to a room owner, signed tenants mean footfall from opening rather than a promised roster.
Rooms and prices
Both at PKR 30,000 per square foot. Around 40 to 45 Deluxe Premier rooms sit across floors 2 to 6. Larger units of 541–771 square feet exist on the third floor but pricing has not been published for them.
Payment plan
12.5% on booking and 12.5% on confirmation; PKR 1,450,000 each on a Deluxe Premier, so PKR 2,900,000 upfront. Then 30 monthly instalments of PKR 117,000, six half-yearly balloon payments of PKR 491,666, and 20% on completion. Three-year term, possession at two years.
Budget for the balloons. They add up to roughly PKR 2,950,000 over the plan, about 25% of the price and they sit on top of the monthly instalments. Royal Swiss has none. This is the one place where The Cube asks more of your cash flow than its headline suggests.
How you earn
12–16% guaranteed annually from possession, described as paid whether the room is occupied or not. On a Deluxe Premier that is PKR 117,000 a month at the bottom of the band, and up to PKR 156,000 at the top. That upside band is the clearest advantage The Cube holds over City Scape Heights, which guarantees a flat 12%.
Amenities and location
Gym, spa and sauna, banquet hall, restaurant, coffee shop, conference rooms, central heating and cooling, 24/7 backup power and CCTV, valet parking, two high-speed lifts, and a hotel entrance separate from the retail floors. The motorway interchange is about a minute away, Thokar Niaz Baig and Johar Town about five, Bahria Town eight, Lake City ten, the airport twenty-five.
The honest assessment
A contractual guarantee moves occupancy risk from you to the operator, and that is worth considerably more than the PKR 7,500 per square foot you save against Royal Swiss. But a guarantee is only as good as the party behind it. Before signing, get it written into the sale agreement rather than the brochure, confirm how many years it runs, and establish what replaces it when it ends, a three-year guarantee followed by a revenue share is a very different product from a fifteen-year one. Ask the same of City Scape Heights.
Raiwind Road is also a growth corridor rather than an established one. It lacks the commercial density of Ring Road today. You are buying earlier in the story, which is the trade for the higher return.
City Scape Heights Faletti’s Service Apartments — Adda Plot, Raiwind Road
What you are buying
This is the odd one out in asset type. You are buying a service apartment — a kitchen and living area, let to relocating families, medical visitors and corporate secondments for weeks rather than nights. Steadier occupancy, lower nightly rates. A different business from a hotel room, not a cheaper version of the same one.
The building occupies roughly 23,937 square feet near the Adda Plot Interchange on Main Raiwind Road, developed as a joint venture by Mun-O-Salva Associates and Motasim & Sons, and is the first residential Faletti’s-branded project in Pakistan. It blends turnkey corporate hoteling with conventional residential apartments, with hands-free management and daily housekeeping under the Faletti’s umbrella. Motasim & Sons operate on a stated no-Riba, no-hidden-charges policy, the only Shariah-compliant option of the three, which matters to a large share of Pakistani buyers.
Units, prices and guaranteed income
| Category | Area | Total price | 15% down | 30 monthly | 12% / mo |
| Deluxe Studio | 328 sq ft | PKR 5,412,000 | PKR 811,800 | PKR 54,120 | PKR 54,120 |
| Royal Studio | 505 sq ft | PKR 8,332,500 | PKR 1,249,875 | PKR 83,325 | PKR 83,325 |
| 1-Bed Deluxe | 633 sq ft | PKR 10,444,500 | PKR 1,566,675 | PKR 104,445 | PKR 104,445 |
| 1-Bed Executive | 670 sq ft | PKR 11,055,000 | PKR 1,658,250 | PKR 110,550 | PKR 110,550 |
| 1-Bed Exec Royal | 739 sq ft | PKR 12,193,500 | PKR 1,829,025 | PKR 121,935 | PKR 121,935 |
| 2-Bed Exec Luxury | 1,108 sq ft | PKR 18,282,000 | PKR 2,742,300 | PKR 182,820 | PKR 182,820 |
| 2-Bed Royal Luxury | 1,339 sq ft | PKR 22,093,500 | PKR 3,314,025 | PKR 220,935 | PKR 220,935 |
Seven of the thirteen categories shown. All price at PKR 16,500 per square foot, with nine one-bed variants between the Deluxe and Royal tiers. A 10% surcharge applies to preferential locations. The final column is the guaranteed monthly income at 12% from possession; identical, in every row, to the monthly instalment.
Payment plan
15% down, 10% on confirmation, 30 monthly instalments covering 30%, six half-yearly instalments covering another 30%, and 15% on possession. On a Deluxe Studio: PKR 811,800 down, PKR 541,200 on confirmation, then PKR 54,120 a month. The six half-yearly instalments total PKR 1,623,600 on that unit — like The Cube, budget for them separately.
Construction status
The only one of the three with verifiable progress published: excavation complete to 20 feet, raft foundation finished, and concrete pouring underway on a 24/7 schedule. Against two competitors showing renderings, that is a real advantage and combined with a 12% guarantee it is the strongest argument this project has.
Amenities and location
Rooftop garden, jogging track, outdoor terrace gym, cafés and restaurants, prayer area, kids’ play area, dual lifts, 200-plus parking spaces, 24/7 power backup, CCTV and high-speed internet, with Faletti’s-managed concierge, 24/7 reception, daily housekeeping and in-house laundry. Bahria Town is about five minutes away, Shaukat Khanum seven, Indus Hospital eight, Ring Road and the motorway ten. Those two hospitals matter more than they look — medical visitors are exactly the multi-week guest a service apartment is built for.
The honest assessment
At PKR 5,412,000 with PKR 811,800 down, City Scape Heights is the only one here a mid-income salaried buyer can realistically enter and it guarantees the same 12% as The Cube at less than half the rate per square foot. Add the most defensive letting model, the only visible construction, and the only Shariah-compliant structure, and this is a stronger proposition than its price suggests.
What it gives up: the 12–16% upside band, and brand weight. Faletti’s Service Apartments is a less established proposition than Faletti’s Grand Hotel, and Mun-O-Salva and Motasim & Sons are smaller names than Athar Associates. NOC and LDA approval status has also not been published — ask for the document before you commit.
Ring Road or Raiwind Road?
Royal Swiss faces Ring Road at Bahria Interchange, inside a mall and residential complex that generates its own footfall, with over 5,000 vehicles an hour passing. Its guest is the business traveller and airport passenger; short stays, higher nightly rates, occupancy tracking Lahore’s commercial activity.
The Cube and City Scape Heights both sit on Main Raiwind Road near Thokar Niaz Baig, a minute from the motorway.
This is the growth story: Etihad Town has driven development, land values have moved, and the guest profile is broader; regional business, families, and medical visitors drawn by Shaukat Khanum and Indus Hospital.
Ring Road is the safer occupancy bet today; Raiwind Road carries more appreciation upside. But note what the guarantees do to that calculation: on the two Raiwind Road projects, occupancy risk is the operator’s problem, not yours. The corridor argument matters most for the project that does not guarantee anything.
Buying From Abroad
All three are set up for overseas Pakistanis and the process is broadly the same. Invenza handles NICOP or NRP documentation, you tour the site by WhatsApp video, payment is by telegraphic transfer to verified account details, and the agreement is reviewed with you clause by clause before signing. After possession, Invenza coordinates rental placement with the hotel or Faletti’s management, so there are no landlord duties on the ground.
One point specific to overseas buyers: you cannot monitor occupancy from another country. That is the argument for a guaranteed structure over a revenue share, and it points to either Faletti’s project ahead of Royal Swiss.
Which One Fits You?
| If you are… | Look at | Because |
| A first-time investor with PKR 5–8 million | City Scape Heights | PKR 811,800 down, and 12% guaranteed means PKR 54,120 a month from possession. |
| Chasing maximum cash yield | Faletti’s Grand Hotel or City Scape Heights | Both guarantee 12%. The Cube can reach 16%; City Scape gives far more floor area per rupee. |
| Wanting the most space for your money | City Scape Heights | Same 12% guarantee at PKR 16,500 per sq ft instead of PKR 30,000 — 1.8x the area for the same outlay. |
| An overseas Pakistani wanting predictable income | Either Faletti’s project | A guarantee removes occupancy risk you cannot monitor from abroad. Royal Swiss does not offer one. |
| Prioritising brand and location over income | Royal Swiss International | Swiss International already trades in Lahore, on the strongest corridor, with a 20-year developer. |
| Buying partly to use it yourself | Royal Swiss International | 14 free nights a year, about PKR 476,000 — the only owner-use benefit published. |
| Needing Shariah-compliant terms | City Scape Heights | A stated no-Riba policy. Neither of the others addresses this. |
| Wary of buying off renderings | City Scape Heights | The only one with published construction progress. |
| Sensitive to lumpy cash flow | Royal Swiss International | No balloon payments. The Cube adds about PKR 2,950,000 in half-yearly balloons; City Scape has six half-yearly instalments too. |
Five Questions to Ask Before You Book
- Is the return guaranteed, and for how many years? Both Faletti’s projects guarantee a return, but neither publishes the term. A guarantee that expires after three years and reverts to a revenue share is a different product. Get the term in the agreement, not the brochure.
- Who stands behind the guarantee — the developer, the hotel operator, or an escrow arrangement? That decides what it is worth if the project runs into trouble.
- What is the possession date in writing? Royal Swiss states 36 months; The Cube and City Scape Heights both state two years. Get it into the agreement with a remedy if it slips.
- What is the exit route before possession, and what does a transfer cost? Royal Swiss bookings are transferable. Ask the same of the other two.
- What is the NOC or LDA approval status? None of the three publishes it. Ask for the document.
The Verdict
On the published figures this is not the three-way toss-up the price tags suggest. It is two guaranteed-return projects and one that is not.
Faletti’s Grand Hotel at The Cube is the strongest overall — the 12–16% band can pay up to four points more than City Scape’s flat 12%, Faletti’s Grand Hotel is the stronger of the two Faletti’s brands, and Athar Associates is the largest developer here. Two conditions: verify the guarantee in the sale agreement, and budget for roughly PKR 2,950,000 in half-yearly balloons.
City Scape Heights is the value pick, not just the cheap one — the same 12% guarantee at less than half the rate per square foot, meaning 1.8 times the floor area for the same money, with the only visible construction progress and the only Shariah-compliant structure. It gives up the upside band and some brand weight. On floor area per rupee at equal yield, nothing else here is close.
Royal Swiss International is the location and brand play — the strongest corridor, a 20-year developer, a brand already trading in Lahore, 14 free nights a year, and no balloon payments. But at a projected 3.71% against 12% guaranteed from both competitors, it is not the income choice. At PKR 37,500 per square foot you are paying for certainty of address rather than certainty of return.
In one line: buy The Cube for the brand and the upside band, City Scape Heights for the most space at the same guaranteed yield, and Royal Swiss for the location and the free nights — but not for income.
| WhatsApp Ahmad Yousaf — +92 313 0001189 CEO, Invenza Group | Strategic Sales Partner — | Free Consultation |
Frequently Asked Questions
What is the best hotel room investment in Lahore in 2026?
Two of the three guarantee 12% or better. Faletti’s Grand Hotel at The Cube guarantees 12–16% from PKR 11,700,000, and City Scape Heights guarantees 12% from PKR 5,412,000 at less than half the rate per square foot. Royal Swiss International has the strongest location and brand but projects only 3.71%, unguaranteed.
Which Lahore hotel project gives guaranteed rental income?
Two of them do. Faletti’s Grand Hotel at The Cube guarantees 12–16% annually from possession, and City Scape Heights guarantees 12%. Royal Swiss International uses a 60/40 revenue share with no guaranteed minimum, so its income depends on how well the hotel actually trades.
How much rental income will a City Scape Heights apartment pay?
City Scape Heights guarantees 12% annually from possession — PKR 54,120 a month on a PKR 5,412,000 Deluxe Studio, rising to PKR 220,935 a month on a PKR 22,093,500 two-bed Royal Luxury. In every category the guaranteed monthly income is the same figure as the monthly instalment.
How much does a hotel room cost in Royal Swiss Lahore?
Royal Swiss rooms start at PKR 13,012,500 for a 347 sq ft Comfort Room and reach PKR 35,850,000 for a 956 sq ft Executive Suite. All seven categories price at a flat PKR 37,500 per square foot, so a larger room costs more only because it is larger.
What is the price of a Faletti’s Grand Hotel room at The Cube?
A 390 sq ft Deluxe Premier is PKR 11,700,000 and a 529 sq ft Executive Suite is PKR 15,870,000, both at PKR 30,000 per square foot. The plan runs three years: 12.5% booking, 12.5% confirmation, 30 monthly instalments of PKR 117,000, six half-yearly payments, and 20% on completion.
What is the cheapest hotel investment in Lahore?
City Scape Heights Faletti’s Service Apartments starts at PKR 5,412,000 for a 328 sq ft Deluxe Studio at PKR 16,500 per square foot, with PKR 811,800 down and PKR 54,120 monthly. It is less than half the entry price of the other two branded projects and guarantees 12% annually from possession.
What is the price per square foot for hotel investment in Lahore?
Royal Swiss International is PKR 37,500 per sq ft, Faletti’s Grand Hotel at The Cube is PKR 30,000, and City Scape Heights is PKR 16,500. All three apply a flat rate across every unit category, with no premium for floor or view.
Is Ring Road or Raiwind Road better for hotel investment in Lahore?
Ring Road is the safer occupancy bet — commercially established, connected to the airport corridor, 5,000-plus vehicles an hour past the frontage. Raiwind Road carries more capital appreciation potential because the Etihad Town corridor is earlier in its cycle. Ring Road for income certainty, Raiwind Road for growth.
What is the difference between a hotel room and a service apartment investment?
A hotel room earns from short nightly stays at higher rates and depends on tourism and business travel. A service apartment has a kitchen and living area, attracts stays of weeks or months from relocating families and medical visitors, and delivers steadier occupancy at lower nightly rates. City Scape Heights is a service apartment; the other two are hotel rooms.
How much do I need upfront to book a hotel room in Lahore?
Royal Swiss asks 20% upfront — PKR 2,602,500 on a Comfort Room. The Cube asks 25%, or PKR 2,900,000 on a Deluxe Premier. City Scape Heights asks 25% across down payment and confirmation, which is PKR 1,353,000 on a Deluxe Studio.
Can overseas Pakistanis invest in Lahore hotel projects?
Yes. All three accept overseas buyers. Invenza handles NICOP or NRP documentation, you tour the site by WhatsApp video, payment is by telegraphic transfer, and the agreement is reviewed clause by clause before signing. Guaranteed-return structures suit overseas buyers better because occupancy cannot be monitored from abroad.
Do you get to stay in the hotel room you own?
Royal Swiss International includes 14 nights of free stay a year, worth about PKR 476,000 at the current PKR 34,000 nightly rate. Owner-stay allowances for Faletti’s Grand Hotel at The Cube and City Scape Heights have not been published, ask before booking if this matters to you.
Who is the developer of The Cube and Faletti’s Grand Hotel Lahore?
The Cube, including Faletti’s Grand Hotel on its upper floors, is developed by Athar Associates — the same firm behind Icon Mall & Towers and Royal Swiss International. Athar Associates was established in 2004 and has delivered Zaiby Residencia, Athar Aman Castle and Mall One.
Talk to Invenza Group Before You Decide
We hold inventory in all three, so we can show you the units actually available rather than a brochure and tell you which one we would not put our own money into. Free consultancy, no obligation. WhatsApp Ahmad Yousaf, CEO, on +92 313 0001189, or visit 59 Central Commercial, Bahria Orchard, Lahore.
