How to Buy a Plot in Sialkot & Daska (2026 Guide)

By Engr. Ahmad Sheraz Cheema, Warasat Real Estate Agency

Short answer: To buy a plot in Sialkot or Daska in 2026, get a fresh fard of the land from the Punjab Land Records Authority (PLRA), match it with the seller's CNIC, confirm there is no dispute, then register the sale deed through PLRA e-registration. The buyer pays advance tax under Section 236K, the seller pays under 236C, and everyone appears before the Sub-Registrar for biometric verification.

Key facts (2026)

Fard first: never pay a token amount before you see a fresh fard.
Buyer tax (236K): flat 1.25% for active taxpayers (ATL filers) from 1 July 2026.
Seller tax (236C): flat 2.75% for active taxpayers.
Section 7E: deemed income tax on property was omitted by the Finance Act 2026.
New process: from 26 August 2026 the FBR challan for Punjab registries is generated inside the PLRA e-registration portal.
Non-filers pay much higher advance tax, so check ATL status before fixing the price.

What is a fard and why does it matter?

A fard (fard-e-malkiat) is the official record-of-rights extract that shows the owner's name, share, area and the khewat, khatuni and khasra numbers of a piece of land. In Punjab you can get it from an Arazi Record Centre (ARC), an Arazi Moawin centre, or the PLRA online fard service. A verification fard checks ownership, while a registry fard is used for buying and selling. Always ask for a fresh copy, not a photocopy the seller already holds.

Step-by-step: buying a plot in Sialkot or Daska

Verify the seller. Match the seller's CNIC with the name, share and area on the fard, letter for letter.
Read the fard properly. Check the mutation (intiqal) history and look for mortgages, court orders or a recent transfer that does not match the seller's story.
Match the plot on the ground. Confirm that the khasra number and area on the record match the actual plot. A mismatch is a classic fraud sign.
Check land status. For plots on roads like Sambrial-Daska Road, confirm the land-use status. For plots inside a housing scheme, confirm the scheme is approved.
Confirm the value. Taxes are charged on the higher of the declared price and the official FBR/DC value.
Check ATL status of both buyer and seller.
Open the e-registration case on the PLRA portal. Enter buyer, seller, witness and property details, generate the challan there, and pay stamp duty and fees online.
Visit the Sub-Registrar. Buyer, seller and witnesses bring original CNICs for statements and biometrics.
Collect the registered deed and follow up on mutation. Request a fresh fard in your name as the final proof.

Taxes and fees at a glance (filers)

Section 236K advance tax (paid by buyer): 1.25%
Section 236C advance tax (paid by seller): 2.75%
Section 7E deemed income tax: omitted from 1 July 2026
Stamp duty, CVT and registration fee (provincial): check the PLRA fee calculator for the exact amount

236K and 236C are adjustable advance taxes. Example (illustrative): on a plot valued at Rs 50 lakh, a filer buyer pays Rs 62,500 (1.25%) and a filer seller pays Rs 137,500 (2.75%), before stamp duty and other provincial charges.

Common mistakes buyers make

Paying a large advance on a stamp-paper agreement without checking the fard.
Trusting an old photocopy of a fard.
Buying from someone whose name does not match the record.
Under-declaring the price. It does not reduce tax because the official value applies.
Not following up on mutation after registration.

Buying in Sialkot, Daska and Bhopalwala with Warasat

Warasat Real Estate Agency verifies the fard and mutation history and guides buyers through PLRA e-registration before any payment. See our current plots and houses or contact us on +92 301 6667697 for a document check.

FAQs

How can I check a fard online in Punjab?

Use the "Fard Online" service on the PLRA Punjab Zameen website. Enter the property details and download the fard as a PDF, or visit your nearest Arazi Record Centre with your original CNIC.

What documents are needed to get a fard?

Your original CNIC and property details such as khewat, khasra or registry number. A representative needs a verified power of attorney.

What is the buyer's tax on property in Pakistan in 2026-27?

Active taxpayers pay a flat 1.25% under Section 236K from 1 July 2026. Non-filers pay a much higher rate.

What is the seller's tax on property in 2026-27?

Active taxpayers pay a flat 2.75% under Section 236C. Non-filers pay significantly more.

Where is the FBR challan generated for Punjab property registration now?

From 26 August 2026, inside the PLRA e-registration portal, not separately on the FBR website.

Is Section 7E tax still applicable?

No. The Finance Act 2026 omitted Section 7E.

Is a stamp-paper agreement enough to buy a plot?

No. A registered sale deed is the safe route, and mutation depends on registration.

Disclaimer: General information, not legal or tax advice. Rates and procedures change; confirm with PLRA, FBR or a lawyer before transacting.

Sources: PLRA Punjab Zameen (Fard information); KPMG Taseer Hadi, "A Brief of Finance Act 2026"; FBR Budget 2026-27 Salient Features; PLRA e-registration portal.