Islamic Home Financing: Musharakah Mutanaqisa Ki Mukammal Rehnumai


Apna ghar har insaan ka khwab hai. Magar barhti qeematon ke is daur mein ek tankhwah daar shakhs ke liye yakmusht ghar khareedna taqreeban na-mumkin ho chuka hai. Duniya bhar mein is mushkil ka aam hal “mortgage” hai, yani ghar ke liye sood par tawil muddati qarz. Ek Musalman ke liye yeh raasta band hai, kyunke sood ko Quran ne Allah aur us ke Rasool ke khilaf jang qarar diya hai (Surah Al-Baqarah: 279).

Islami banking ne is ka mutabadil “musharakah mutanaqisa” ki soorat mein pesh kiya hai: ek aisi shirakat jis mein aap bank ke saath mil kar ghar khareedte hain, aur aahista aahista poore ghar ke maalik ban jate hain. Yeh rehnumai isi tareeqe ko is ki tamaam tafseelaat, sharaait aur aitrazaat ke saath bayan karti hai.


Musharakah Mutanaqisa Ki Taareef


Musharakah mutanaqisa (Diminishing Musharakah) ka lafzi matlab hai “ghatti hui shirakat”. Istilah mein yeh aisi shirakat hai jis mein ek shareek, yani bank, ka hissa batadreej kam hota jata hai, aur doosra shareek, yani aap, usay thora thora khareedta rehta hai, yahan tak ke poori cheez ka maalik ban jaye.

Yeh product teen alag alag shar’i muamlaat se mil kar banti hai:




  1. Shirkat-ul-Milk: Ghar ki mushtarka milkiyat, jaise do bhaiyon ko wirasat mein mila hua makaan.
  2. Ijarah: Bank ka apna hissa aap ko kiraye par dena.
  3. Bai (Sale): Bank ka apna hissa marhala war aap ko bechna.


Shar’i Bunyad


Shirakat Quran, Sunnat aur ijma se saabit ek jaiz muamla hai. Quran-e-Majeed ne shuraka ke baare mein farmaya: "وَإِنَّ كَثِيرًا مِّنَ الْخُلَطَاءِ لَيَبْغِي بَعْضُهُمْ عَلَىٰ بَعْضٍ إِلَّا الَّذِينَ آمَنُوا وَعَمِلُوا الصَّالِحَاتِ" (Surah Saad: 24), aur bohat se shareek ek doosre par ziyadati karte hain, siwaye un ke jo imaan laye aur nek amal kiye. Is aayat se shirakat ka jawaz bhi maloom hota hai, aur is mein dayanat ki takeed bhi.

Isi tarah ijarah aur bai, dono apni jagah jaiz uqood hain. Fiqhi sawal sirf yeh hai ke in teenon ko kis tarah jama kiya jaye ke woh jaiz rahein; is ka jawab neeche “shar’i sharaait” mein diya gaya hai.


Ek Misal Se Samjhiye

Farz kijiye aap ek crore rupay ka ghar khareedna chahte hain, aur aap ke paas bees lakh rupay hain.


Marhala 1: Mushtarka khareedari:

Aap bees lakh aur bank assi lakh rupay mila kar ghar khareedte hain. Ab ghar mein aap ka hissa 20 feesad aur bank ka 80 feesad hai.


Marhala 2: Units mein taqseem:

Bank ka hissa chhote hisson, yani “units”, mein taqseem kar diya jata hai, maslan assi lakh ke 80 unit, har unit ek lakh rupay ka.


Marhala 3: Bank ke hisse ka kiraya:

Aap poore ghar mein rehte hain, magar is mein 80 feesad hissa bank ka hai. Is liye aap sirf bank ke hisse ka mahana kiraya ada karte hain; apne hisse ka nahin.


Marhala 4: Units ki khareedari:

Kiraye ke saath saath aap har maah bank ke kuch unit khareedte rehte hain. Har unit ki khareedari ek alag bai hai.


Marhala 5: Kiraya kam hota jata hai:

Jaise jaise aap unit khareedte hain, bank ka hissa kam hota jata hai, aur usi tanasub se kiraya bhi kam hota jata hai.


Marhala 6: Mukammal milkiyat:

Jab aap bank ke tamaam unit khareed lete hain, to ghar sau feesad aap ka ho jata hai aur shirakat khatam ho jati hai.


Misal ka khulasa:



Musharakah Mutanaqisa Ki Shar’i Sharaait


Shart 1: Teenon uqood alag alag hon

Yeh sab se bunyadi shart hai. AAOIFI ke Standard No. 12 mein sarahat hai ke ek aqd ko doosre aqd ke liye shart bana kar karna jaiz nahin. Yani shirakat ke muahide mein yeh shart nahin ho sakti ke “agar aap yeh ghar shirakat mein lenge to lazman kiraye par bhi lenge aur khareedenge bhi”; balke har aqd apni jagah aazad aur mukammal ho. azmilaw


Shart 2: Khareedari ka waada yak tarfa ho

Bank ka hissa khareedne ke liye customer ek yak tarfa waada (Wa’d) karta hai. State Bank ne AAOIFI ka Standard No. 49, yani yak tarfa aur do tarfa waade ka miyaar, bhi apnaya hai, jis mein musharakah mutanaqisa mein idare ke waade ke lazim hone ka zikr mojood hai.

(https://www.sbp.org.pk/ibd/2020/C3-Annex-A.pdf)


Shart 3: Units ki qeemat ka ta’ayyun (ek intehai aham masla)

Yeh musharakah mutanaqisa ka sab se nazuk masla hai: bank ke hisse, yani units, ki qeemat kaise tay ho?


AAOIFI ka mauqif: AAOIFI ke Standard No. 12 ki shiq 5/7 ke mutabiq ek shareek yeh lazmi waada kar sakta hai ke doosra shareek us ka hissa bai ke zariye tadreejan bazaari qeemat par ya khareedari ke waqt baahami taur par tay ki gayi qeemat par hasil kare; lekin yeh shart lagana jaiz nahin ke hissa asal ya face value par khareeda jayega, kyunke yeh ek shareek (idare) ke hisse ki qeemat ki doosre shareek ki taraf se zamanat ban jayegi. islamicfinanceguru


Bain-ul-Aqwami Islami Fiqh Academy ka mauqif: Academy ne bhi apni qarardad mein yahi kaha ke waada is baat ka nahin hona chahiye ke doosre fareeq ke hisse barabar ki qeemat (par value) par khareede jayenge, kyunke is soorat mein yeh zamanat dene ke mutaradif hai; hisson ki khareedari ki qeemat bazaari qeemat par, ya baahami taur par tay karda qeemat par honi chahiye.

(Qarardad: https://iifa-aifi.org/en/32878.html) iifa-aifi


Is ki hikmat kya hai? Shirakat ki rooh yeh hai ke har shareek nafa aur nuqsan, dono mein shareek ho. Agar ghar ki qeemat gir jaye aur customer phir bhi bank ka hissa us ki asal qeemat par khareedne ka paband ho, to bank ka sarmaya har haal mein mehfooz ho gaya; yeh shirakat nahin, balke qarz jaisi zamanat hai.


Pakistan mein soorat-e-haal: Pakistan mein musharakah mutanaqisa ke liye State Bank ka apna alag miyaar nafiz hai. State Bank ke mutabiq “Shirkat-ul-Milk aur Musharakah Mutanaqisa” par ek mustaqil shar’i miyaar IBD Circular No. 2 of 2013 ke zariye jaari kiya gaya hai. Is liye Pakistan mein Islami bank isi miyaar ke tehat kaam karte hain. Customer ko chahiye ke muahide se pehle apne bank se saaf pooche ke units ki qeemat kis tareeqe se tay hogi.

(https://www.sbp.org.pk/ibd/2013/C1-Annex-A.pdf) sbp


Shart 4: Kiraya qabze ke baad

Kiraya usi waqt shuru ho sakta hai jab ghar rehne ke qabil ho aur aap ke hawale kar diya jaye. Jis cheez ka faida aap ko mila hi nahin, us ka kiraya jaiz nahin.


Shart 5: Khatra milkiyat ke mutabiq

Bank ghar ka shareek maalik hai, is liye apne hisse ke baqadr woh ghar ka khatra bhi uthata hai. Yahi woh cheez hai jo is muamle ko qarz se alag karti hai.


Akhrajaat Ki Zimmedari




  • Milkiyat se mutalliq akhrajaat: Jaise imarat ka takaful aur bunyadi saakht ki bari marammat; yeh shuraka par un ke hisson ke tanasub se hain. Amalan bank apne hisse ka kharch kiraye mein shamil karta hai.
  • Istemal se mutalliq akhrajaat: Jaise bijli, gas, paani aur aam dekh bhaal; yeh rehne wale, yani aap, ke zimme hain.


Agar Ghar Ko Nuqsan Pohanche?


Soodi mortgage mein: Ghar aap ka hai; bank sirf qarz khwah hai. Ghar zalzale, aag ya selaab mein tabah ho jaye, tab bhi poora qarz aur sood aap ke zimme rehta hai, illa yeh ke insurance isay poora kare.

Musharakah mutanaqisa mein: Ghar mein bank bhi maalik hai. Agar ghar kisi aafat mein tabah ho jaye, aur is mein aap ki ghaflat na ho, to nuqsan dono shuraka par un ki milkiyat ke tanasub se aata hai; amalan is ka intezam takaful ke zariye kiya jata hai.


Agar Adaigi Na Ho Sake?

Agar kisi wajah se aap adaigi jari na rakh sakein aur ghar bechna pare:




  • Musharakah mein ghar ki farokht se hasil hone wali raqam milkiyat ke tanasub se taqseem hoti hai.
  • Agar ghar ki qeemat barh chuki ho, to is izafe mein aap ka hissa aap ko milta hai; bank sirf apne hisse ka haqdar hai.
  • Agar koi kiraya wajib-ul-ada ho, to woh aap ke hisse se ada hoga, kyunke woh aap par qarz hai.


Zer-e-Tameer Ghar Ka Masla

Agar ghar abhi tameer ho raha ho, to us ka kiraya nahin liya ja sakta, kyunke jo cheez mojood hi nahin, us ka faida aap ko nahin mila. Aisi sooraton ke liye Islami bank Shariah board ki manzoori se doosre tareeqe, jaise istisna ya ijarah mausoofa fiz-zimmah (mustaqbil ka ijarah), istemal karte hain, jin mein kiraya ghar mukammal hone aur hawalgi ke baad hi shuru hota hai.


Kiraya Kaise Tay Hota Hai? KIBOR Ka Masla

Musharakah mutanaqisa mein bank ke hisse ka kiraya aam taur par KIBOR jaise benchmark se tay hota hai, aur har saal ya muqarrara muddat ke baad badal sakta hai. Yahan bhi wahi usool hai jo ijarah mein hai: kiraye mein tabdeeli ka tareeqa pehle se tay ho, aur har muddat ka kiraya us muddat ke shuru mein tay ho. Kiraya tay karne ke liye kisi paimane ka istemal muamle ko soodi nahin banata, kyunke bank ek haqeeqi ghar ke hisse ka maalik hai aur us ka khatra utha raha hai. Is aitraz ka tafseeli jaiza hissa chaharam mein aayega.


Takheer aur Qabl Az Waqt Adaigi




  • Takheer: Bank apne liye koi izafi raqam nahin le sakta; aap ke waade ke mutabiq ek raqam sadqe ke taur par charity fund mein jati hai.
  • Qabl az waqt mukammal milkiyat: Aap kisi bhi waqt bank ke baqi tamaam units khareed kar ghar ke mukammal maalik ban sakte hain. Is ke baad kiraya khatam ho jata hai, kyunke bank ka koi hissa baqi nahin rehta.


Soodi Mortgage aur Musharakah Mutanaqisa: Tafseeli Muwazana




Aam Aitrazaat aur Un Ke Jawabat


Aitraz 1: “Ek muamle mein teen uqood jama karna ‘ek bai mein do bai’ ki mumaniat ke khilaf hai.”


Jawab: Yeh musharakah mutanaqisa par sab se purana aitraz hai, jise mukhtalif Dar-ul-Ifta ne bhi zer-e-behes laya hai. Aam taur par musharakah mutanaqisa par yeh aitraz kiya jata hai ke is mein do muamlaat ko ek mein jama kiya jata hai, jo shariat mein jaiz nahin. Is ka jawab yeh hai ke mumaniat us soorat ki hai jab ek aqd ko doosre ki shart banaya jaye. Agar teenon uqood alag alag, aazad aur apni sharaait ke saath mukammal hon, aur milkiyat ki muntaqili sirf ek yak tarfa waade par mabni ho, to yeh mumaniat laagu nahin hoti. AAOIFI aur Islami Fiqh Academy ne isi shart ke saath musharakah mutanaqisa ko jaiz qarar diya hai.

(https://daruliftaa.com/?p=4273) daruliftaa


Aitraz 2: “Mahana adaigi to soodi mortgage jitni hi hai.”


Jawab: Adaigi ka barabar hona muamle ki haqeeqat ko ek nahin bana deta. Asal farq milkiyat, khatre, nuqsan ki taqseem aur qeemat barhne ke faide mein hai, jo oopar ke muwazane mein wazeh kiya gaya hai.


Aitraz 3: “Bank koi haqeeqi khatra nahin uthata, sab kuch takaful aur zamanaton se mehfooz hai.”


Jawab: Khatre se bachao ka intezam karna har samajhdaar tajir ka haq hai; yeh khatre ke wujood ki nafi nahin karta. Agar takaful claim poora na kare, ya ghar ki qeemat gir jaye, to bank apne hisse ka nuqsan uthata hai. Albatta yeh aitraz us waqt mazboot ho jata hai jab units ki qeemat pehle se asal laagat par lazim kar di jaye; isi liye AAOIFI aur Islami Fiqh Academy ne is se mana kiya hai.


Mufti Taqi Usmani Ki Raye

Mufti Muhammad Taqi Usmani ne apni kitab “An Introduction to Islamic Finance” mein musharakah mutanaqisa ko home financing ka ek behtar shar’i mutabadil qarar diya hai, aur is par zor diya hai ke shirakat, ijarah aur bai, teenon alag alag muamlaat rahein, aur ek doosre ki shart na banein. Un ke nazdeek murabaha ke muqable mein yeh tareeqa Islami banking ki asal rooh, yani haqeeqi shirakat, ke zyada qareeb hai.


Customer Ki Checklist


Islamic home financing lene se pehle yeh sawalat zaroor poochiye:




  1. Kya shirakat, kiraye aur khareedari ke alag alag muahide hain?
  2. Bank ke units ki qeemat kis tareeqe se tay hogi?
  3. Kya kiraya ghar ki hawalgi ke baad hi shuru hoga?
  4. Agar ghar tabah ho jaye, to muahide mein nuqsan kis tarah taqseem hoga?
  5. Agar ghar bechna pare, to kya qeemat barhne ka faida mere hisse ke mutabiq mujhe milega?
  6. Kiraye ki tabdeeli ka tareeqa kya hai?
  7. Takheer ki soorat mein izafi raqam charity mein jati hai ya bank ki aamdani mein?


Mustanad Maakhaz





Aakhri Baat


Musharakah mutanaqisa Islami banking ki un products mein se hai jo apni rooh mein sood se sab se zyada door hain, kyunke is mein bank haqeeqi shareek aur maalik hai, sirf qarz khwah nahin. Magar is ki sachai ka daar o madar teen cheezon par hai: uqood alag alag hon, khatra milkiyat ke mutabiq ho, aur units ki qeemat aise tay ho ke bank ka sarmaya har haal mein zamanat yafta na ban jaye. Ek Musalman jo apne ghar ka khwab halal tareeqe se poora karna chahta hai, us ke liye yeh ek amli raasta hai; bas shart yeh hai ke woh apne muahide ko samajh kar dastakhat kare.