2BR Rents Faster But 3BR Yields More: 2 Bedroom Apartments Bahria Town

You're standing in Hill Crest Residency looking at two units. Unit A is a pristine two-bedroom, one thousand sq ft apartment listed at Rs42 lakh. Unit B is spacious three-bedroom, fifteen hundred sq ft apartment listed at Rs56 lakh. Your budget allows for either. Which one makes financial sense?

The developer will tell you the three-bedroom is "better value." The rental agent will tell you the two-bedroom "rents faster." The data tells a more nuanced story that depends entirely on your investment horizon.

The Rental Market Realities

Karachi apartment rental yields average 6.21%—one of Pakistan's highest. But that number masks critical variation by apartment size:

Two Bedroom Apartments (one thousand sq ft):

• Average monthly rent: Rs28,000–35,000
• Rental yield: 6.8–7.4% on Rs42–50 lakh purchase
• Vacancy rate: eight to twelve percent (most marketable)
• Average vacancy duration: fifteen to twenty days between tenants
• Tenant profiles: Young professionals, small families, corporate executives
• Tenant stability: seventy percent renew annual contracts

Three Bedroom Apartments (fifteen hundred sq ft):

• Average monthly rent: Rs38,000–48,000
• Rental yield: 8.1–9.2% on Rs50–65 lakh purchase
• Vacancy rate: sixteen to twenty-two percent (less marketable)
• Average vacancy duration: forty-five to sixty days between tenants
• Tenant profiles: Large families, business owners, diplomatic staff
• Tenant stability: fifty-five percent renew annual contracts

The uncomfortable truth: A three-bedroom apartment yields twelve to fifteen percent more monthly rent. But vacancies last three times longer, tenant turnover is twenty-five percent higher, and maintenance calls per vacancy are forty percent more frequent.

Over a ten-year holding period, two-bedroom generates more consistent income because it spends more months occupied by higher-retention tenants.

The Cost of Waiting for Tenants

Let's calculate real numbers:

Two-Bedroom Unit (Rs42 Lakh, Rs30,000/month rent):

• Ten-year rent collected (assuming eighty-five percent occupancy): Rs3.06 lakh
• Maintenance/vacancy costs: Rs18,000/year × ten = Rs1.8 lakh
• Net rental income: Rs1.26 lakh
• Effective yield: 7.1%

Three-Bedroom Unit (Rs56 Lakh, Rs42,000/month rent):

• Ten-year rent collected (assuming seventy percent occupancy due to longer vacancies): Rs3.528 lakh
• Maintenance/vacancy costs: Rs28,000/year × ten = Rs2.8 lakh
• Net rental income: Rs728,000
• Effective yield: 6.4%

Despite higher rent, the three-bedroom's effective yield is ten percent lower because vacancy duration compounds.

According to Apna DHA market analysis, properties vacated for sixty or more days require 8,000–12,000 in maintenance costs (stale odors, mold growth, minor repairs from disuse). A two-bedroom vacated for twenty days costs Rs1,500–2,000. The vacancy itself becomes expensive.

The Resale Value Question

This is where size matters differently:

Two-Bedroom Resale:

• Target buyers: First-time homeowners, young professionals, investors seeking rental income
• Market liquidity: Very high (easiest to sell quickly)
• Price appreciation: seven to nine percent annually (in good markets)
• Selling timeframe: two to four weeks to close

Three-Bedroom Resale:

• Target buyers: Families, business owners, employers seeking employee housing
• Market liquidity: Lower (slower to sell, more negotiation)
• Price appreciation: six to eight percent annually
• Selling timeframe: six to twelve weeks to close

Resale velocity matters. A two-bedroom apartment appreciating eight percent annually and selling in four weeks is more liquid than a three-bedroom appreciating six percent and taking eight weeks to sell. If you ever need emergency liquidity, the two-bedroom provides it faster.

According to Graana.com's 2025 resale analysis, two bedroom apartments in Bahria Town have a two to three week average time-on-market. Three bedroom apartments average six to eight weeks. That translates to carrying costs: thirty extra days of mortgage payments, utilities, maintenance while waiting for the right buyer.

The Family vs Investment Decision

This is really the fundamental choice:

Buy 2BR if:

• You're primarily seeking rental income (not a future home for yourself)
• You want maximum tenant turnover flexibility
• You need quick resale options
• You have limited capital for down payments
• You expect to sell within 7-10 years

Buy 3BR if:

• You're planning to live in it eventually (your own home)
• You're betting on family-oriented long-term appreciation
• You can absorb longer vacancies (strong cash reserves)
• You want a property that grows with your family
• You expect to hold beyond 10 years

The Maintenance Cost Factor

Operating costs differ significantly:

Two-Bedroom Monthly Costs:

• HOA/maintenance: Rs3,500–4,200
• Utilities: Rs3,000–4,000
• Repair reserve: Rs1,000
• Insurance: Rs800–1,000
• Total: Rs8,300–10,200

Three-Bedroom Monthly Costs:

• HOA/maintenance: Rs5,200–6,500 (larger unit)
• Utilities: Rs4,500–5,500 (more rooms, higher consumption)
• Repair reserve: Rs1,500 (larger area, more systems)
• Insurance: Rs1,200–1,500
• Total: Rs12,400–15,000

The three-bedroom costs forty-five to fifty percent more to operate monthly. If your tenant doesn't cover those costs in rent, you're subsidizing occupancy.

The Math For Different Budgets

Budget: Rs40 Lakh (Down payment Rs8L, financing Rs32L)

Option A: Two-bedroom apartment at Rs42 Lakh

• Monthly loan: Rs21,000
• Monthly operating costs: Rs9,200
• Required rent: Rs30,200 minimum
• Market rent: Rs30,000–32,000
• Profit margin: Rs500–2,800/month (razor-thin)

Option B: Can't afford three-bedroom (Rs56L) with this budget

Verdict: Must buy two-bedroom; three-bedroom is financially risky

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Budget: Rs50 Lakh (Down payment Rs10L, financing Rs40L)

Option A: Two-bedroom apartment at Rs48 Lakh

• Monthly loan: Rs26,300
• Monthly operating costs: Rs9,200
• Required rent: Rs35,500
• Market rent: Rs32,000–34,000
• Profit margin: Negative to break-even (not ideal for investors)

Option B: Three-bedroom apartment at Rs56 Lakh

• Monthly loan: Rs36,700
• Monthly operating costs: Rs13,500
• Required rent: Rs50,200
• Market rent: Rs42,000–45,000
• Profit margin: Negative to break-even

Verdict: Neither size works well for pure investment; buying one for personal use makes more sense

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Budget: Rs65 Lakh (Down payment Rs13L, financing Rs52L)

Option A: Two-bedroom apartment at Rs62 Lakh

• Monthly loan: Rs34,150
• Monthly operating costs: Rs9,200
• Required rent: Rs43,350
• Market rent: Rs35,000–38,000
• Profit margin: Negative (two-bedroom won't rent high enough)

Option B: Three-bedroom apartment at Rs65 Lakh

• Monthly loan: Rs42,700
• Monthly operating costs: Rs13,500
• Required rent: Rs56,200
• Market rent: Rs45,000–50,000
• Profit margin: Negative to Rs6,000/month (workable for investors)

Verdict: Three-bedroom starts making investment sense at this budget level

The Breakeven Analysis

For pure rental investment to be profitable, you need rent to exceed: (monthly loan + operating costs) × 1.15 (fifteen percent buffer for vacancies, repairs, tenant issues).

Two-bedroom breakeven rent: Rs32,000–35,000 → Market provides this ✅ Three-bedroom breakeven rent: Rs55,000–58,000 → Market provides Rs42,000–48,000 ❌

Mathematically, two bedroom apartments in Bahria Town work better as rental investments because market rents cover costs with profit margin. Three bedroom apartments work better as owner-occupied homes or long-term family holds.

The Strategic Recommendation

For investors with Rs40–50L capital: Buy a two-bedroom. Rent it out. Use cash flow to save for a second property. Build a portfolio of two-bedroom units that reliably generate six to seven percent yield. Higher yield + faster turnover + easier resale = better investor economics.

For buyers planning to live in it: Buy the three-bedroom if you have family-sized budget (Rs65L+). Don't finance a three-bedroom for investment purposes unless you're willing to absorb negative cash flow for five or more years betting on appreciation.

For first-time buyers seeking affordability: Buy the two-bedroom. You get flexibility (rent it out if life changes), decent yield (six to seven percent), and genuine resale liquidity.

Sources

• Global Property Guide - Gross rental yields Pakistan
• Apna DHA - DHA Karachi Property Market Trends 2025-26
• Graana.com - Time-on-Market Analysis for Karachi Apartments
• Ehsan Associates - Karachi Luxury Apartments Investment 2026
• Realtor Online - Pakistan Real Estate Outlook 2026