By Invenza Research Team | Published: 2026 | Developer: The Kings Developments | Location: Raiwind Road, Lahore
KEY NUMBERS AT A GLANCE
| Metric | Value | Notes |
| Apartment Base Rate | Rs 22,000 / sqft | All apartment types |
| Shop Rates | Rs 30,000 – 35,000 / sqft | By floor; First Floor highest |
| Booking Amount | 10% (Apartments & most shops) | 20% on Third Floor shops |
| Installment Period | 48 Months + 8 Bi-annual tranches | Commercial & residential |
| Possession Payment | 15% | All unit types |
| Min. Apartment Entry | Rs 6,820,000 | 310 sqft Studio |
| Min. Shop Entry | Rs 4,050,000 | 135 sqft, Third Floor |
| Min. Kiosk Entry | Rs 1,950,000 | 65 sqft, Third Floor |
* Location charges are applied additionally to all base prices shown above.
What Is Emirates Mall & Residency?
Emirates Mall & Residency is a large-format mixed-use development on Raiwind Road, Lahore, by The Kings Developments in association with FH (est. 1880). The project combines a multi-floor retail mall with Faletties Signature Apartments stacked above, a format that is still rare at this price-point in Lahore’s southern belt.
The project is positioned at the intersection of Raiwind Road and Al-Kabir Downtown, adjacent to Al-Kabir Town Phase I & II, Lake City, and within reasonable reach of the Ring Road interchange. That address is not incidental — it is the investment thesis.
📌 How this guide works: Every number in this document comes directly from Emirates Mall & Residency’s verified payment plan documents, cross-referenced with the official price lists. We have not rounded or projected. Location charges noted by the developer are additional to all base prices shown.
Why Raiwind Road? The Locational Case
Raiwind Road is arguably Lahore’s most contested real estate corridor right now. The combination of Ring Road connectivity, proximity to Bahria Orchard, Lake City, and Al-Kabir Town has made it a destination for both residential relocation and commercial footfall.
Verified Nearby Landmarks & Connectivity
What matters commercially is residential density within 5 km. Al-Kabir Town Phase I & II alone house tens of thousands of families. That is the consumer base that sustains a mall’s retail mix long after the hype cycle of a new project fades and it is already there.
✔ Location Verdict
Raiwind Road’s rapid urbanisation and Ring Road access create genuine commercial footfall potential. Emirates Mall’s site is not on the periphery of this corridor, it sits at one of its denser nodes, adjacent to Al-Kabir Downtown.
Faletties Signature Apartments: Full Verified Payment Plans
All apartments are priced at Rs 22,000 per square foot. The payment structure spreads across booking (10%), confirmation (10%), 48 monthly installments, an additional installment tranche, and payment at possession (15%). Location charges are applied separately based on specific unit position.
Apartment Payment Plan — Complete Data
* Rate: Rs 22,000/sqft across all units. Location charges applied additionally. Source: Faletties Signature Apartments official payment plan.
📌 Investor note: The 310 sqft studio at Rs 6.82M total with a 48-month plan is the most liquid exit unit in this project. Compact studios in mixed-use developments on high-traffic corridors tend to attract rental demand from nearby commercial tenants. However, rental yield in this corridor is still stabilising — buyer expectations should be grounded in 5–7 year hold periods rather than immediate yield.
Shop Rates by Floor: What the Data Shows
Emirates Mall has three commercial floors with distinct pricing. The rate premium across floors reflects standard commercial property logic: the ground-level floor commands the highest footfall premium, with pricing declining floor-by-floor.
Floor Rate Summary
| Floor | Rate (Rs/sqft) | Booking % | Size Range (sqft) | Entry Price (Rs) | Top Price (Rs) |
| First Floor | 35,000 | 10% | 151 – 699 | 5,285,000 | 24,465,000 |
| Second Floor | 32,000 | 10% | 146 – 699 | 4,672,000 | 22,368,000 |
| Third Floor | 30,000 | 20% | 135 – 651 | 4,050,000 | 19,530,000 |
| Kiosk (1st) | 30,000 | 20% | 70 | 2,100,000 | 2,100,000 |
| Kiosk (2nd) | 28,000 | 10% | 70 | 1,960,000 | 1,960,000 |
| Kiosk (3rd) | 30,000 | 10% | 65 | 1,950,000 | 1,950,000 |
* All prices exclusive of location charges. Third Floor booking is 20% — note higher upfront commitment.
First Floor — Selected Shops & Payment Breakdown (Rate: Rs 35,000/sqft)
* Kiosk (70 sqft) — Rate: Rs 30,000 | Total: Rs 2,100,000 | Booking 20%: Rs 210,000 | Monthly: Rs 10,938 | Possession: Rs 315,000
Second Floor — Selected Shops & Payment Breakdown (Rate: Rs 32,000/sqft)
* Kiosk (70 sqft) — Rate: Rs 28,000 | Total: Rs 1,960,000 | Booking 10%: Rs 196,000 | Monthly: Rs 10,208 | Possession: Rs 294,000
Third Floor — Selected Shops & Payment Breakdown (Rate: Rs 30,000/sqft, Booking 20%)
* Kiosk (65 sqft) — Rate: Rs 30,000 | Total: Rs 1,950,000 | Booking 10%: Rs 195,000 | Quarterly: Rs 97,500 | Possession: Rs 292,500
📌 Commercial note: Third Floor shops require 20% booking versus 10% on other floors — an important cash-flow consideration. Second Floor shops offer the best balance: Rs 32,000/sqft rate with 10% booking. Lower floors command premium rates but also higher total entry costs.
Honest Investment Analysis: Strengths, Considerations & Risks
1. STRENGTHS
1. Flexible payment structure with 48-month stretch. The four-part payment plan — booking, confirmation, monthly installments, and possession — is well-structured for buyers who cannot commit a lump sum. With apartment monthly installments beginning below Rs 40,000 for smaller studios, the monthly burden is comparable to market rent in the same area.
2. Location within an established residential catchment. Unlike projects launched on raw periphery land, Emirates Mall sits adjacent to Al-Kabir Town — a densely occupied housing society. This provides an existing consumer base for retail tenants and immediate rental demand context for apartment investors.
3. Mixed-use configuration reduces vacancy risk. Residential towers above a retail base mean the project is not dependent on retail success alone. Apartment sales fund the project, and retail benefits from resident footfall. This is a standard global model — and one still underutilised in Lahore’s southern corridor.
4. Developer credibility via FH (since 1880). The Kings Developments’ association with FH, a brand active since 1880, provides brand equity. This signals institutional backing that is worth verifying at the legal level before committing funds.
5. Entry-level investment thresholds. Kiosks from Rs 1.95M and studios from Rs 6.82M place Emirates Mall within reach of a wider investor profile than most competing mixed-use launches in Lahore at equivalent specifications.
2. CONSIDERATIONS & RISK FACTORS
1. “Location charges will be applied.” Every price list in this project carries this note. The exact charge for a specific unit can materially change the total cost. Confirm the exact additional charge for your shortlisted unit before signing anything.
2. Mall retail absorption risk. Lahore has seen multiple mall projects where retail space remained undertenanted for 2–4 years post-handover. Footfall on Raiwind Road is growing but has not yet reached the density of comparable corridors. Commercial investors should underwrite a conservatively longer stabilisation timeline.
3. Floor rate premium versus exit liquidity. A 699 sqft MB/Corner shop on First Floor at Rs 24.47M is a significant commitment. The resale market for large-format First Floor units in emerging mall projects is thinner than for standard-sized units. Buyers in this price range should have a clear hold strategy, not a flip strategy.
4. Third Floor 20% booking vs. standard. The higher upfront booking on Third Floor shops may reflect a softer initial demand signal for that level. This is worth noting when comparing floors as investment targets.
✔ Overall Investment Verdict
Emirates Mall & Residency presents a credible mid-market mixed-use investment case on a fast-urbanising corridor, with transparent payment plans and genuine residential catchment. It is not a low-risk speculative play — the retail absorption timeline is real and the location charge ambiguity needs resolution before commitment. For buyers with a 5–7 year horizon who have verified legal documentation and confirmed their unit’s total cost inclusive of location charges, it merits serious evaluation. Do not invest without independent legal due diligence on the developer’s NOC status and RERA compliance.
Buyer & Investor FAQs
Q: Is Emirates Mall & Residency a good investment?
Based on verified data: the location thesis is sound, the payment structure is flexible, and the developer has credibility markers. However, retail stabilisation risk is real and location charges are not yet itemised in public plan documents. It is a qualified yes — subject to legal due diligence and confirmed unit-specific pricing.
Q: What is the minimum investment amount?
The minimum entry point is a Third Floor Kiosk at Rs 1,950,000 total (65 sqft at Rs 30,000/sqft), with a booking amount of Rs 195,000. For apartments, the minimum is a 310 sqft Studio at Rs 6,820,000 with Rs 682,000 booking.
Q: What does “location charges will be applied” mean?
Location charges are additional premiums applied to specific units based on their floor position, view, or proximity to a lobby or corner. These charges are not included in the base price per sqft shown in the payment plan. Confirm the exact location charge for your shortlisted unit directly with the developer before signing any agreement.
Q: Which floor is the best commercial investment?
First Floor shops command the highest rate (Rs 35,000/sqft) and typically generate the strongest footfall and resale demand — but also the highest total cost. Second Floor shops (Rs 32,000/sqft with 10% booking) offer the most balanced entry for buyers seeking manageable monthly outflow without the Third Floor’s higher booking requirement.
Q: Who is the developer and what is their track record?
The Kings Developments, in association with FH (since 1880). Invenza recommends verifying the developer’s NOC, project approvals, and legal documentation directly with relevant authorities (LDA or relevant body) as a standard step before any real estate commitment.
Q: Is the payment plan the same across all floors?
No. Third Floor shops require a 20% booking amount, versus 10% for First and Second Floor shops and apartments. The installment structure (48 monthly installments + 8 bi-annual installments) applies across commercial units, while apartments have a slightly different tranche breakdown.
