Client:- Managing Director & Chief Executive Officer,

Maharashtra Housing Development Corporation Limited, Mumbai

Situated At

S. No. 420/A/8 (new) (part area on South) or Gat No. 406 (old) (part area on South), near Salgar
Vasti, abutting Dongaon Road, within the limits of Solapur Municipal Corporation, Solapur,
Kasabe Solapur, Tal: North Solapur, Dist: Solapur

HIMANSHU DUDHANKAR
M.Val (Real Estate),B.E.(Civil),LL.B.
Government Registered Valuer
I.B.B.I. Registered Valuer
A.M.I.E., A.M.I.V.
Chartered Engineer
Mobile No. +91-9890456778

Address:
Solapur Office:
Block No.7B,
Vijay Co-Op.Housing Society
Bijapur Road,
Solapur 413 004
Pune Office:
Flat No.21 (II Floor),Bldg.No.1
Shree Daulat Co-Op. Housing Society Ltd.
Adjacent to McDonald’s Joint,
Karve Road, Kothrud,
Pune-411038.
DILIP DUDHANKAR HIMANSHU DUDHANKAR
B.E.(Civil),M.I.E.,F.I.V. M.Val (Real Estate),B.E.(Civil),LL.B.
Govt.Regd.Valuer/ Chartered Engineer A.M.I.E., A.M.I.V., Chartered Engineer
Mobile No. +91-9422069427 Govt.Regd.Valuer, I.B.B.I. Registered Valuer
Mobile No. +91-9890456778

PANEL VALUER FOR: Solapur Office :

1) State Bank of India Block No. 7B, Vijay Co-Operative Housing Society,
2) Bank Of Baroda Bijapur Road, Solapur -413004
3) Bank of India
4) Bank of Maharashtra
5) Central Bank of India Pune Office :
6) Union Bank of India Flat No.21 (II Floor),Bldg.No.1
7) Solapur Janata Sahakari Bank Ltd. Shree Daulat Co-Op. Housing Society Ltd.
8) The Pandharpur Urban Co-Op Bank Ltd. Adjacent to McDonald’s Joint,
9) Manorama Co-Op. Bank Ltd. Karve Road, Kothrud,
10)Sharad Nagari Sahakari Bank Ltd. Pune-411038
11)Bharati Sahakari Bank Ltd.
12)Bhavangiri Nagari Sahakari Patsanstha Maryadit
Ref:BOI/02/24 Date: 13-02-2024
VALUATION SUMMARY

Owner : Rajlaxmi Developers

Partner,
Mr. Laxmidas Shankarrao Sonkavde

On their behalf Developer :-

Managing Director & Chief Executive Officer,
Maharashtra Housing Development
Corporation Limited, Mumbai

Client : Managing Director & Chief Executive Officer,

Maharashtra Housing Development
Corporation Limited, Mumbai

Address of Property : S. No. 420/A/8 (new) (part area on South) or Gat

No. 406 (old) (part area on South), near Salgar
Vasti, abutting Dongaon Road, within the limits
of Solapur Municipal Corporation, Solapur,
Kasabe Solapur, Tal: North Solapur, Dist:
Solapur

Fair Market Value (F.M.V.) ₹. 34,95,00,000.00

Realizable Value of the property ₹. 31,45,50,000.00

Less, @ 10 % of F.M.V.
Distress Value of the property ₹. 24,46,50,000.00
Less, @ 30 % of F.M.V.

Ready Reckoner Value: ₹. 25,35,50,000.00

 DILIP DUDHANKAR HIMANSHU DUDHANKAR
B.E.(Civil),M.I.E.,F.I.V. M.Val (Real Estate),B.E.(Civil),LL.B.
Govt.Regd.Valuer/ Chartered Engineer A.M.I.E., A.M.I.V., Chartered Engineer
Mobile No. +91-9422069427 Govt.Regd.Valuer, I.B.B.I. Registered Valuer
Mobile No. +91-9890456778

PANEL VALUER FOR: Solapur Office :

1) State Bank of India Block No. 7B, Vijay Co-Operative Housing Society,
2) Bank Of Baroda Bijapur Road, Solapur -413004
3) Bank of India
4) Bank of Maharashtra
5) Central Bank of India Pune Office :
6) Union Bank of India Flat No.21 (II Floor),Bldg.No.1
7) Solapur Janata Sahakari Bank Ltd. Shree Daulat Co-Op. Housing Society Ltd.
8) The Pandharpur Urban Co-Op Bank Ltd. Adjacent to McDonald’s Joint,
9) Manorama Co-Op. Bank Ltd. Karve Road, Kothrud,
10)Sharad Nagari Sahakari Bank Ltd. Pune-411038
11)Bharati Sahakari Bank Ltd.
12)Bhavangiri Nagari Sahakari Patsanstha Maryadit
Ref:BOI/02/24 Date: 13-02-2024

To,
Deputy General Manager,
Bank Of India,
Large Corporate Branch,
Andheri, Mumbai

VALUATION REPORT
(IN RESPECT OF LAND/ SITE AND BUILDING)
I GENERAL
1. Purpose for which the valuation is made To assess the Fair Market Value of Scheme Land
for Bank Security Purpose

2. a) Date of inspection 09-02-2024

b) Date on which the valuation is made 13-02-2024

3. List of documents produced for perusal

1) Photocopy of the 7/12 Extract bearing Gat No.406 (Old) Or S.No.420/A/8 (New),
Dt: 05-02-2024.

2) Photocopy of the Combined Agreement for Development On Public Private Partnership (PPP)
Model (From Page No. 1/75 to 37/75) And Power Of Attorney (Page No. 38/75 to 75/75) duly
registered at Sub Registrar’s Office, Solapur vide Document No. SPU3/2470/2021, Receipt No.
2793, Dt:06-05-2021

3) Photocopy of the Intimation Of Approval (IOA) duly issued by Executive Engineer/ Building
Permission Cell, PMAY/MHADA vide Outward Letter No. EE/BP/ PMAY/A/ MHADA/256/
2022, Dt: 19-04-2022.
 4) Photocopy of the Zone Certificate certified by Assistant Director of Town Planning, Solapur
Municipal Corporation Solapur, vide Outward Letter No. SSNR/NR/21/356, Dt:28-01-2021

5) Photocopy of the Maharashtra Real Estate Regulatory Authority’s Registration Certificate of

Project, Project No. P52600045893 Mumbai, Dt : 15-06-2022 valid for a period commencing
from Dt : 15-06-2022 and Ending on Dt: 30-04-2025.

6) Photo copy of the Commencement Certificate Up To Plinth duly certified by Executive

Engineer / Building Permission Cell, PMAY/MHADA vide Outward Letter No.EE/BP/ PMAY/
A/ MHADA/ 603/2022, Dt: 10-11-2022.

7) Photocopy of the District Land Record Measurement Sheet (DLR Map) Dt: 04-08-2009

8)Photocopy of the Letter Dt: 29-12-2021 from Rajlaxmi Developers to Maharashtra Housing
Development Corporation, Mumbai vide Inward Letter No. 317.

9)Photocopy of the Letter to Rajlaxmi Developers from Maharashtra Housing

Corporation, Mumbai video Letter No. MahaHousing/Jamin/946/2021 Dt: 30-12-2021.

10) Photocopy of the nearby Sale Instances along with Compilation in Annexure-A.

11) Photocopy of the Sales Plan showing locations of the nearby Sale Instances.

12) Photographs of the properties along with location plan. (3 Nos)

4. Name of the owner(s) and his / their address (es)

with Phone no. (details of share of each owner in
case of joint ownership)
Name : Owner : -
Rajlaxmi Developers
Partner,
Mr. Laxmidas Shankarrao Sonkavde

On their behalf Developer :-

Managing Director & Chief Executive Officer,
Maharashtra Housing Development Corporation
Limited, Mumbai

Client : Managing Director & Chief Executive Officer,

Maharashtra Housing Development Corporation
Limited, Mumbai

Address: S. No. 420/A/8 (new) (part area on South) or Gat

No. 406 (old) (part area on South), near Salgar
Vasti, abutting Dongaon Road, within the limits
of Solapur Municipal Corporation, Solapur,
Kasabe Solapur, Tal: North Solapur, Dist:
Solapur

Ownership :- Single Ownership

 Note: For the present Valuation part area of 9 H 22 Are (As per 7/12 Extract) on South side from
Gat No. 420/A/8 (new), out of total area of 15 H 82 Are (As per 7/12 Extract, Dt:05-02-2024),
belonging to Rajlaxmi Developers has been considered and rest of the area has been
neglected.

5. Brief description of the property:

The property is Freehold in nature. Property is situated within developing area of Solapur and is situated
near area known as Salgar Vasti. Property is approachable by and abutting to Solapur- Dongaon Road.
Other Plotting schemes viz. Aryan Paradise and Vaishnavi Greens, Indraprastha Scheme etc. are situated
within 1 km radius of the said property. A 54.00m wide road is proposed near the said property
connecting to Sambhaji Chowk / Old Pune Naka to Vijapur Road under Development plan. Solapur
Railway Station is situated within 3km radius of the said property. Saint Thomas School and Podar
International School are situated within 1.50km radius of the said property. All the basic amenities are
available along the Mangalwedha Road which is situated @ 2km from the said property.

6. Location of property
a) Survey No. and Plot Number S. No. 420/A/8 (new) (part area on South) or Gat
No. 406 (old) (part area on South), within the
limits of Solapur Municipal Corporation, Solapur

b) Block No.
c) Village Kasabe Solapur
d) Taluka North Solapur
e) District Solapur
7. Postal address of the property S. No. 420/A/8 (new) (part area on South) or Gat
No. 406 (old) (part area on South), near Salgar
Vasti, abutting Dongaon Road, within the limits
of Solapur Municipal Corporation, Solapur,
Kasabe Solapur, Tal: North Solapur, Dist:
Solapur

8. City / Town
Residential Area Surrounding area is residential
Commercial Area ---
Industrial Area ---
9. Classification of the area
i) High / Middle / Poor Middle Income Group
ii) Urban / Semi Urban / Rural Urban
10. Coming under Corporation limit / Village Within limits of Solapur Municipal Corporation,
Panchayat / Municipality Solapur

11. Whether covered under any State / Central Govt. No

enactments (e.g. Urban Land Ceiling Act) or
notified under agency area / scheduled area /
cantonment area
12. In case it is agricultural land, any conversion to Not Applicable
house site plots is contemplate.

13. Boundaries of the property

Boundaries: (As Per Measurement Sheet)

East side: Gat No. 407

West side: Solapur- Dongaon Road
South side: Village : Salgarwadi Boundary
& Gat No.405 / Gat No.404B
North side: S. No. 420/A/8 (new) (part) or
Gat No.406 (Old) (part)
14.1 Area of the site
A) Area As per Deed
i) 7/12 Extract– 9 H 22 Are i.e. 92,200.00 Sqmt

ii) As per the Development

Agreement Page 24/75) 93,624.09 Sqmt

ii)As per the Sanctioned Layout plan 97,758.70 Sqmt

B) Actual Area - 97,758.70 Sqmt

(As per the Sanctioned Layout Plan)

Note:
1) Maharashtra Housing Development Corporation Limited, Mumbai has sanctioned a
Layout Plan for their future project at Site taking into consideration total plot area of
97,758.70 Sqmt at site.

Hence as per the Sanctioned Layout Plan Statement of Area is as follows

Total Area of the Land 97,758.70 Sqmt
Net Plot Area at Site 92,868.30 Sqmt
Total Permissible Built-up Area 3,95,678.22 Sqmt
F.S.I. Utilized as per Sanctioned 3.68
Building Plan

2) It is observed that there is difference in Area which is recorded on the 7/12 Extract,
Development Agreement and Sanctioned Layout Plan. According to discussion with
Mr. Mahadev Kale (P.O.A.H. on behalf of Maharashtra Housing Development
Corporation Limited, Mumbai) the final area of 97,758.70 Sqmt is referred from क- त,
(Measurement Sheet) and M.H.D.C is in the process of correcting it on all the official
documents.

3) For the present Valuation, Value of property considering area of 9 H 22 Are i.e. lower of
all areas is considered. But as per the specific request of Bank of India, Value of the Land
considering Area as per Development Agreement and Sanctioned Layout plan is also
stated separately which should be used subject to correction to areas in all the
Government Official Documentation.

14.2 Latitude, Longitude & Co-ordinates of Site Property is situated at Co-Ordinates

17.6526948,75.8791278.

Location plan attached for reference.

15. Extent of Site 9 H 22 Are i.e. 92,200.00 Sqmt

16. Extent of the site considered for valuation 9 H 22 Are i.e. 92,200.00 Sqmt
(Least of 14A and 14B)
17. Whether occupied by the owner / tenant? Under the possession of Developer :
Managing Director & Chief Executive Officer,
Maharashtra Housing Development Corporation
Limited, Mumbai

II CHARACTERISTIC OF THE SITE

1. Classification of Locality Middle Income Group Residential Locality
2. Development of surrounding area Surrounding area is Developing
3. Possibility of frequent flooding / sub-merging Not Applicable
4. Feasibility to the Civic amenities like school, Available within 2km radius of said property.
hospital, bus stop, market etc.
5. Level of land with topographical conditions Fairly Levelled
6. Shape of land Fairly Trapezoidal Shape
(Refer Measurement Sheed for Reference)
7. Type of use to which it can be put Maharashtra Housing Development Corporation
Limited, Mumbai has sanctioned a layout at site
for Housing Scheme for Economical Weaker
Section (EWS) & Low-Income Group (LIG).
Hence land is currently being used for
construction of Flat Schemes.
8. Any usage restriction No
9. Is plot in town planning approved layout? Yes
10. Corner plot or intermittent plot? Abutting road on East and West Side
11. Road facilities Available
12. Type of road available at present Property is currently approachable by proposed
30.00m wide Tar Road
13. Width of road – is it below 6.00m or more than Abutting Proposed 30.00m wide DP road on West
6.00 m. and 15.00m wide road on East Side.
14. Is it a land – locked land? No
15. Water potentiality To be provided
16. Underground sewerage system To be provided
17. Is power supply available at the site? Yes
18. Advantage of the site Large piece of land. Hence suitable for Large
Scale Group Housing Project

19. Special remarks, if any, like threat of No

acquisition of land for public service purposes,
road widening or applicability of CRZ
provisions etc. (Distance from sea-coast / tidal
level must be incorporated)
 Part- A (Valuation of Land)
1. Area of Land

Total Area of land 15 H 82 Are

Part area on South Side considered for 9 H 22 Are

present Valuation i.e. 92,200.00 Sqmt

2. Total extent of the plot ---

3. Prevailing market rate (Along with details Property being a very large piece of Land no
/reference of at least two latest deals/ comparable Sale Instances are Available for
transactions with respect to adjacent properties comparison. Hence nearby Sale Instances of
in the areas) Smaller plots are referred and corrected for Size
and Time of Sale. Hypothetical Development plan
method is used to arrive at current market value.

Property Rates for nearby Land in undeveloped

condition varies from ₹. 2,00,00,000/- H to
3,00,00,000/-H depending on the Location & Size
of the site.

Various plotting schemes are viz. Aryan Paradise

and Vaishnavi Greens have developed opposite to
said property. Unit rate of smaller open
developed plot varies from ₹. 13,500/- Sqm to
₹. 16500/- Sqmt depending on location.

Nearby Sale Instances attached separately for

reference. (Refer Annexure-A)

4. Guideline rate obtained from the Registrar’s Office

Unit Land rate as per Ready Reckoner ₹. 2,750/-Sqmt
5. Assessed / adopted rate of valuation Property being a very large piece of Land
hypothetical Development plan method is used to
arrive at current market value.

Kindly refer Detailed Valuation report.

6. Estimated value of land ₹. 34,95,00,000.00

Part- B (Valuation of Building)

1. Technical details of the building
a) Type of Building Scope of valuation is limited to Land Value only.
b) Type of construction ---
c) Year of construction ---
d) Built-up Area ---
e) Condition of the building ---
i) Exterior – Excellent, Good, Normal, Poor ---
ii) Interior - Excellent, Good, Normal, Poor ---
f) Date of issue and validity of layout of ---
approved map / plan
g) Approved map / plan issuing authority ---
h) Whether genuineness or authenticity of ---
approved map / plan is verified
i) Any other comments by our empanelled ---
valuers on authentic of approved plan

Specifications of construction (floor-wise) in respect of

S.No. Description Details

1. Foundation ---
2. Basement ---
3. Superstructure ---
4. Joinery / Doors & Windows ---
5. RCC works ---
6. Plastering ---
7. Flooring ---
8. Roofing including weather proof course ---
9. Drainage ---

Compound wall and Electrification

S.No. Description Details
1. Compound Wall
Height ---
Length ---
Type of Construction ---
2. Electrical installation
Type of Wiring ---
Class of fittings (superior / ordinary / poor) ---
Number of light points ---
Fan points ---
Spare plug points ---
Any Other Items ---
4. Plumbing installation
a) No. of water closets and their type ---
b) No. of wash basins ---
c) No. of urinals ---
d) No. of bath tubs ---
e) Water meter, taps, etc. ---
f) Any other fixtures ---
 Details of Valuation

1. Area of Land Total Area 15 H 82 Are

Part area on South Side

considered for present 9 H 22 Are
Valuation i.e. 92,200.00 Sqmt

1.1 Analysis of Land Rate: -

 Valuation is done by Comparative Sale Instance method. The Sale Instances are obtained from the Sub
Registrar’s Office Solapur & compared with the present property's merits & demerits to arrive at
prevailing market value.

 Property under consideration is compared with the similar properties in the vicinity. Accordingly,
3 Nos. of Sale Instances, i.e. Sale Instance No. S-1 to S-3 are obtained from the adjacent Survey
Numbers.

 Index II of Sale Instances vide SPU3-429-2021, SPU3-715-2024 and SPU1-867-2023 are attached
separately which were registered as on 20-January-2021, 31-January-2024 and 06-February-2023
respectively (Refer Annexure-A for Detailed compilation of Sale Instances). Appropriate weightages
are given to the date of sale @ 0.75 % per month to arrive at the value as on the date of valuation. All
the Sale Instances are of Land.

 Sale Instance No. S-1 :-

Details of Sale Instance No. S-1

Document No. Date Total Type Of Property Area
of Sale Consideration (For Details Refer Index II of Land
Attached)
Rs Hector Are
B C D E F
SPU3-429-2021 20-Jan-2021 1,38,23,250.00 Land 0 H 78.99 Are

Property under registered Sale Transaction is an open Undeveloped Agricultural Land which is situated
near the property under valuation. It is registered as on 20-January-2021 for total consideration of
₹.1,38,23,250/-.It has area of 0 H 78.99 Are. Unit rate of open land as on the date of transaction works
out to be ₹.1,75,00,000/- H.

There is difference of 36 months between the Date of Transaction and date of Valuation. Hence
weightage of @ 0.75% per month is applied to arrive at unit rate as on Date of Valuation. Total
weightage for time works out to be 27%. Hence Unit Rate of Land as on the date of Valuation after
applying weightage for time is estimated to be ₹.2,22,25,000/-H.
429547 सू ची .2 दु म िनबं धक : सह दु .िन. सोलापू र उ र
3
07-07-2023
Sale Instance No. S-1
Note:-Generated Through द मांक : 429/2021
eSearch Module,For original नोदं णी :
report please contact concern
SRO office. Regn:63m

गावाचे नाव : सलगरवाडी

(1)िवलेखाचा कार साठे खत

(2)मोबदला 13823250

(3) बाजारभाव(भाडे पटटया ा 17950000

बाबिततपटटाकार आकारणी दे तो
की पटटे दार ते नमुद करावे)

(4) भू-मापन,पोटिह ा व 1) पािलकेचे नाव:सोलापूर म.न.पा.इतर वणन :, इतर मािहती: सलगरवाडी ये थील गट नं
घर मां क(अस ास) 2/1/ब पैकी याचे एकूण े 1 हे 60 आर यासी आकार 2 पैसे 75 यापैकी 00 हे 78.99
आर यासी आकार 1 पैसे 36( ( GAT NUMBER : 2/1/ब ; ) )

(5) े फळ 0.7899 हे र . आर

(6)आकारणी िकंवा जु डी दे ात
असेल ते ा.

(7) द ऐवज क न दे णा-या/िल न 1): नाव:-संदीप राम गायकवाड वय:-38 प ा:- ॉट नं: -, माळा नं: -, इमारतीचे नाव: -,
ठे वणा-या प काराचे नाव िकंवा ॉक नं: -, रोड नं: सोलापूर, महारा , सोलापुर. िपन कोड:-413007 पॅन नं:-
िदवाणी ायालयाचा कुमनामा AMFPG8674D
िकंवा आदे श अस ास, ितवािदचे 2): नाव:-मा ता दे णार- ेता संदीप गायकवाड - - वय:-32 प ा:- ॉट नं: -, माळा नं: -,
नाव व प ा. इमारतीचे नाव: -, ॉक नं: -, रोड नं: सोलापूर, महारा , सोलापुर. िपन कोड:-
413007 पॅन नं:-

(8)द ऐवज क न घेणा-या 1): नाव:-सदानंद हणमंत गायकवाड वय:-62; प ा:- ॉट नं: -, माळा नं: -, इमारतीचे
प काराचे व िकंवा िदवाणी नाव: -, ॉक नं: -, रोड नं: सोलापूर, महारा , सोलापुर. िपन कोड:-413007 पॅन नं:-
ायालयाचा कुमनामा िकंवा AEPPG9184A
आदे श अस ास, ितवािदचे नाव व 2): नाव:-भगवान सदानंद गायकवाड वय:-37; प ा:- ॉट नं: -, माळा नं: -, इमारतीचे
प ा नाव: -, ॉक नं: -, रोड नं: सोलापूर, महारा , SOLAPUR. िपन कोड:-413007 पॅन
नं:-AFSPG3007L

(9) द ऐवज क न िद ाचा 20/01/2021

िदनां क
(10)द नोंदणी के ाचा िदनां क 20/01/2021

(11)अनु मां क,खंड व पृ 429/2021

(12)बाजारभावा माणे मु ां क शु 718000

(13)बाजारभावा माणे नोंदणी शु 30000

(14)शेरा

मु ां कनासाठी िवचारात घेतले ला मु ां कनाची आव कता नाही कारण द् कारनुसार आव क नाही कारणाचा
तपशील:-: तपशील द् कारनुसार आव क नाही

मु ां क शु आकारताना (i) within the limits of any Municipal Corporation or any Cantonment area
िनवडले ला अनु े द :- : annexed to it.
  Sale Instance No. S-2 :-

Details of Sale Instance No. S-2

Document No. Date Total Type Of Property Area
of Sale Consideration (For Details Refer Index II of Land
Attached)
Rs Sqmt
B C D E F
SPU3-715-2024 31-Jan-2024 30,00,000.00 Land 185.80

Property under registered Sale Transaction is an open NA Plot which is situated near the property under
valuation. It is registered as on 31-January-2024 for total consideration of ₹.30,00,000/-.It has area of
185.80 Sqmt. Unit rate of open land as on the date of transaction works out to be ₹.16,146/- Sqmt.

715547 सूची .2 दु म िनबंधक : सह दु .िन. सोलापूर उ र

3
09-02-2024
Sale Instance No. S-2
द मां क : 715/2024
Note:-Generated Through
eSearch Module,For original नोदं णी :
report please contact concern
SRO office. Regn:63m

गावाचे नाव : सलगरवाडी

(1)िवलेखाचा कार साठे खत

(2)मोबदला 3000000

(3) बाजारभाव(भाडे पटटया ा 864000

बाबिततपटटाकार आकारणी दे तो
की पटटे दार ते नमुद करावे)

(4) भू-मापन,पोटिह ा व 1) पािलकेचे नाव:सोलापूर म.न.पा.इतर वणन :, इतर मािहती: मौजे सलगरवाडी ये थील स
घर मां क(अस ास) नं 2/1/1/3 यापैकी वै वी ी मधील 1) ॉट नं 13 याचे े 0.92.90 आर चौ मी
णजे च 92.90 चौ मी 2) ॉट नं 14 याचे े 0.92.90 आर चौ मी णजेच 92.90 चौ मी(
( Survey Number : 2/1/1/3 ; ) )

(5) े फळ 1.8580 आर.चौ.मीटर

(6)आकारणी िकंवा जु डी दे ात
असेल ते ा.

(7) द ऐवज क न दे णा-या/िल न 1): नाव:-अथव धनंजय पाटील - - वय:-23 प ा:- ॉट नं: -, माळा नं: -, इमारतीचे नाव: -,
ठे वणा-या प काराचे नाव िकंवा ॉक नं: -, रोड नं: रा ओंकार िनवास भानू नगर शां ितिनकेतन सोसायटी उ ानाबाद,
िदवाणी ायालयाचा कुमनामा महारा , सोलापुर. िपन कोड:-413007 पॅन नं:-FIEPP7979E
िकंवा आदे श अस ास, ितवािदचे
नाव व प ा.

(8)द ऐवज क न घेणा-या 1): नाव:-द ा य िकसन गोडसे वय:-33; प ा:- ॉट नं: -, माळा नं: -, इमारतीचे नाव: -,
प काराचे व िकंवा िदवाणी ॉक नं: -, रोड नं: रा ॉट नं १५०९ पोतराज चौक ग रबी हटाव झोपडप ी िवजापू र
ायालयाचा कुमनामा िकंवा नाका सोलापूर , महारा , सोलापुर. िपन कोड:-413004 पॅन नं:-BZPPG6553B
आदे श अस ास, ितवािदचे नाव व
प ा

(9) द ऐवज क न िद ाचा 31/01/2024

िदनां क

(10)द नोंदणी के ाचा िदनां क 31/01/2024

(11)अनु मां क,खंड व पृ 715/2024

(12)बाजारभावा माणे मु ां क शु 180000

(13)बाजारभावा माणे नोंदणी शु 30000

(14)शेरा

मु ां कनासाठी िवचारात घेतले ला

तपशील:-:

मु ां क शु आकारताना (i) within the limits of any Municipal Corporation or any Cantonment area
िनवडले ला अनु े द :- : annexed to it.
  Sale Instance No. S-3 :-

Details of Sale Instance No. S-3

Document No. Date Total Type Of Property Area
of Sale Consideration (For Details Refer Index II of Land
Attached)
Rs Sqmt
B C D E F
SPU1-867-2023 6-Feb-2023 31,00,000.00 Land 234.08

Property under registered Sale Transaction is an open NA Plot which is situated near the property under
valuation. It is registered as on 06-February-2023 for total consideration of ₹31,00,000/-.It has area of
234.08 Sqmt. Unit rate of open land as on the date of transaction works out to be ₹13,243/- Sqmt.

There is difference of 12 months between the Date of Transaction and date of Valuation. Hence
weightage of @0.75% per month is applied to arrive at unit rate as on Date of Valuation. Total
weightage for time works out to be 9%. Hence Unit Rate of Land as on the date of Valuation after
applying weightage for time is estimated to be ₹.14,435/-Sqmt.

86756 सू ची .2 दु म िनबंधक : दु .िन. सोलापूर उ र 1

15-07-2023 द मां क : 867/2023
Sale Instance No. S-3
Note:-Generated Through नोदं णी :
eSearch Module,For original
report please contact concern Regn:63m
SRO office.

गावाचे नाव : सलगरवाडी

(1)िवलेखाचा कार खरे दीखत

(2)मोबदला 3100000

(3) बाजारभाव(भाडे पटटया ा 1090000

बाबिततपटटाकार आकारणी दे तो
की पटटे दार ते नमुद करावे)

(4) भू-मापन,पोटिह ा व 1) पािलकेचे नाव:सोलापूर म.न.पा.इतर वणन :, इतर मािहती: सलगरवाडी ये थील जु ना
घर मां क(अस ास) स नं. 403/(अ2अ+ब)2+3 /1,यां सी नवीन स नं. 4/2/3/1 साई िवहार मधील िबनशेती
ॉट नं. 51 े 1.17.04 आर. चौ. मी.( ( Survey Number : 4/2/3/1/ ॉट नं 51 ; ) )

(5) े फळ 1.1704 आर.चौ.मीटर

 (6)आकारणी िकंवा जु डी दे ात
असेल ते ा.

(7) द ऐवज क न दे णा-या/िल न 1): नाव:-भारती अजीत मोरे वय:-45 प ा:- ॉट नं: -, माळा नं: -, इमारतीचे नाव: -,
ठे वणा-या प काराचे नाव िकंवा ॉक नं: -, रोड नं: 2ब, िस दकला हाऊिसंग सोसायटी, वारजे, पुणे-411058 आज
िदवाणी ायालयाचा कुमनामा मु ाम सोलापूर , महारा , सोलापुर. िपन कोड:-413007 पॅन नं:-BADPM7730B
िकंवा आदे श अस ास, ितवािदचे 2): नाव:-भारती अजीत मोरे वय:-45 प ा:- ॉट नं: -, माळा नं: -, इमारतीचे नाव: -,
नाव व प ा. ॉक नं: -, रोड नं: 2ब, िस दकला हाऊिसंग सोसायटी, वारजे, पुणे-411058 आज
मु ाम सोलापूर , महारा , सोलापुर. िपन कोड:-413007 पॅन नं:-BADPM7730B

(8)द ऐवज क न घेणा-या 1): नाव:-उमे श िवनोद लोलगे वय:-51; प ा:- ॉट नं: -, माळा नं: -, इमारतीचे नाव: -,
प काराचे व िकंवा िदवाणी ॉक नं: -, रोड नं: क वृ , ल ी नगर, िलमये वाडी, सोलापूर , महारा ,
ायालयाचा कुमनामा िकंवा सोलापुर. िपन कोड:-413007 पॅन नं:-ABDPL3337M
आदे श अस ास, ितवािदचे नाव व 2): नाव:-उमे श िवनोद लोलगे वय:-51; प ा:- ॉट नं: -, माळा नं: -, इमारतीचे नाव: -,
प ा ॉक नं: -, रोड नं: क वृ , ल ी नगर, िलमये वाडी, सोलापूर, महारा , सोलापुर. िपन
कोड:-413007 पॅन नं:-ABDPL3337M

(9) द ऐवज क न िद ाचा 06/02/2023

िदनां क

(10)द नोंदणी के ाचा िदनां क 06/02/2023

(11)अनु मां क,खंड व पृ 867/2023

(12)बाजारभावा माणे मु ां क शु 186000

(13)बाजारभावा माणे नोंदणी शु 30000

86756 सूची .2 दु म िनबंधक : दु .िन. सोलापूर उ र 1

15-07-2023 द मां क : 867/2023
Sale Instance No. S-3
Note:-Generated Through eSearch नोदं णी :
Module,For original report please
contact concern SRO office. Regn:63m

गावाचे नाव : सलगरवाडी

(1)िवलेखाचा कार खरे दीखत

(2)मोबदला 3100000

(3) बाजारभाव(भाडे पटटया ा 1090000

बाबिततपटटाकार आकारणी दे तो
की पटटे दार ते नमुद करावे)
(4) भू-मापन,पोटिह ा व 1) पािलकेचे नाव:सोलापूर म.न.पा.इतर वणन :, इतर मािहती: सलगरवाडी येथील जुना
घर मां क(अस ास) स नं. 403/(अ2अ+ब)2+3 /1,यां सी नवीन स नं. 4/2/3/1 साई िवहार मधील िबनशेती
ॉट नं. 50 े 1.17.04 आर. चौ. मी.( ( Survey Number : 4/2/3/1/ ॉट नं 50 ; ) )

(5) े फळ 1.1704 आर.चौ.मीटर

(6)आकारणी िकंवा जु डी दे ात
असेल ते ा.

(7) द ऐवज क न दे णा-या/िल न 1): नाव:-भारती अजीत मोरे वय:-45 प ा:- ॉट नं: -, माळा नं: -, इमारतीचे नाव: -,
ठे वणा-या प काराचे नाव िकंवा ॉक नं: -, रोड नं: 2ब, िस दकला हाऊिसंग सोसायटी, वारजे, पुणे-411058 आज
िदवाणी ायालयाचा कुमनामा मु ाम सोलापूर , महारा , सोलापुर. िपन कोड:-413007 पॅन नं:-BADPM7730B
िकंवा आदे श अस ास, ितवािदचे 2): नाव:-भारती अजीत मोरे वय:-45 प ा:- ॉट नं: -, माळा नं: -, इमारतीचे नाव: -,
नाव व प ा. ॉक नं: -, रोड नं: 2ब, िस दकला हाऊिसंग सोसायटी, वारजे, पुणे-411058 आज
मु ाम सोलापूर , महारा , सोलापुर. िपन कोड:-413007 पॅन नं:-BADPM7730B

(8)द ऐवज क न घेणा-या 1): नाव:-उमेश िवनोद लोलगे वय:-51; प ा:- ॉट नं: -, माळा नं: -, इमारतीचे नाव: -,
प काराचे व िकंवा िदवाणी ॉक नं: -, रोड नं: क वृ , ल ी नगर, िलमयेवाडी, सोलापूर , महारा ,
ायालयाचा कुमनामा िकंवा सोलापुर. िपन कोड:-413007 पॅन नं:-ABDPL3337M
आदे श अस ास, ितवािदचे नाव व 2): नाव:-उमेश िवनोद लोलगे वय:-51; प ा:- ॉट नं: -, माळा नं: -, इमारतीचे नाव: -,
प ा ॉक नं: -, रोड नं: क वृ , ल ी नगर, िलमयेवाडी, सोलापूर, महारा , सोलापुर. िपन
कोड:-413007 पॅन नं:-ABDPL3337M

(9) द ऐवज क न िद ाचा 06/02/2023

िदनां क

(10)द नोंदणी के ाचा िदनां क 06/02/2023

(11)अनु मां क,खंड व पृ 867/2023

(12)बाजारभावा माणे मु ां क शु 186000

(13)बाजारभावा माणे नोंदणी शु 30000

(14)शेरा

मु ां कनासाठी िवचारात घेतले ला मु ां कनाची आव कता नाही कारण द् कारनुसार आव क नाही कारणाचा
तपशील:-: तपशील द् कारनुसार आव क नाही

मु ां क शु आकारताना (i) within the limits of any Municipal Corporation or any Cantonment area
िनवडले ला अनु े द :- : annexed to it.
  Unit Rate of Land as on Date of Valuation for Sale Instance No. S-1 to S-3 works out to be
₹.2,22,25,000/-H, ₹.16,146/-Sqmt and ₹.14,435/-Sqmt for property of area 0 H 78.99 Are, 185.80 Sqmt
and 234.08 Sqmt respectively giving due consideration to weightage for time of sale.

 Property under valuation is Land which is being developed by Maharashtra Housing Development
Corporation Limited, Mumbai. As on the date, Owner has obtained sanction for Building plans at Site.
Basic FSI for the properties under Valuation is 1.1 whereas the Total FSI load on the property under
valuation is 3.67 which includes basic FSI + Premium FSI.

 Plots under Sale Instances being Smaller plots cannot be directly compared with the property under
consideration which is having area of 9 H 22 Are. Hence Hypothetical Development Plan method has
been adopted. In this method property under consideration is brought to the comparable level with the
property under Sale Instances by deducting the of non-saleable items viz. Open Space, Road etc. and
then deducting the cost of development if any associated to get the value of land in undeveloped stage
as on the date of valuation.

 Considering the part commercial potentiality and part residential potentiality at site median unit rate of
₹.15,000/- Sqmt is adopted if developed in all respect i.e plots abutting to or near the main road will
fetch more unit rate than the plots on the interior. Hence cost of development is deducted as follows to
arrive at Value of Land in Undeveloped Stage as follows.

2. Value of Land

Properties under consideration are situated within the limits of Solapur Municipal Corporation,
Solapur. Sale Instances of the nearby open plots with similarly large area as that of the property under
consideration are not available. But the Sale instances of the NA plots which are smaller than the property
under consideration is available in the adjacent Plot.

Plots under Sale Instances being smaller cannot be directly compared with the property under
consideration which is having area of 9 H 22 Are i.e. 92,200.00 Sqmt and are fully developed. Hence
Hypothetical Development Plan method has been adopted. In this method property under consideration is
brought to the comparable level with the properties under Sale Instances by deducting the area of non-
saleable items i.e. Open Space, Road etc. and deducting the cost of Development. The Details are given
below.

Total plot area considered for present valuation 92,200.00 Sqmt…..X

a) Deduct,
45% From total plot area of 92,200.00 Sqmt
for Layout compulsory open space, MSEB
transformer plot & Internal Road etc.
i.e. Non-Saleable items

which works out to be 41,490.00 Sqmt…..Y

Hence Net Saleable area (X-Y) 50,710.00 Sqmt

 Value of Net Saleable area
Area 50,710.00 Sqmt@15,000/- Sqmt ₹. 76,06,50,000.00

(Average Unit Land Rate of @ ₹. 15000/-Sqmt. is adopted

giving due consideration to that said property is abutting
to Dongaon Road, Situated in Yellow Zone, Residential
and commercial potentiality, nearness to Vijapur Road
and Mangalwedha Road, availability of all basic amenities
within 1km to 2 km radius and referring Ready Reckoner
rate adopted by Sub Registrar's office for Stamp Duty
purpose and referring Nearby Sale Instances.)

b) It is but natural that sale of all plots will not take place at one time. Hence, assuming the last plot
will be sold after 3 years from the date of commencement as per current condition.

Hence Present Value of ₹. 76,06,50,000.00 for the average Period of 3 years @ 10%

= 0.7513 x ₹.76,06,50,000.00 ₹. 57,14,76,345.00

(Table No.5, from Theory &
Practice of Valuation
by Roshan Namavati ) Say ₹. 57,14,75,000.00

Thus, the sum will be realized by the

owner after making due allowance for
the period of sale. ₹. 57,14,75,000.00

c) Deduct:-

From above deducting cost of development to get the value in undeveloped stage.

i) Cost of development like road, garden,

etc. for 50,710.00Sqmt @₹. 1,500/-Sqmt ₹. 7,60,65,000.00

ii) Architect's or Engineers charges for

work paid in installments @ 4% on
₹.7,60,65,000.00 ₹. 30,42,600.00

iii) Legal charges, brokerage, stamps,

advertisement @ 5 % of
₹.57,14,75,000.00 ₹. 2,85,73,750.00

iv) Developers Profit

@ 20 % of ₹.57,14,75,000.00 ₹. 11,42,95,000.00
--------------------------
Total deduction ₹. 22,19,76,350.00

Hence value of the plot in an undeveloped stage

₹. 57,14,75,000.00 - ₹. 22,19,76,350.00 = ₹. 34,94,98,650.00
Say ₹. 34,95,00,000.00
 ₹.𝟑𝟒,𝟗𝟓,𝟎𝟎,𝟎𝟎𝟎.𝟎𝟎
Hence Rate/Sqmt for Bulk Land works out to be =
𝟗𝟐,𝟐𝟎𝟎.𝟎𝟎

= @ ₹. 3,790/- Sqmt

3. Hence Net Fair Market Value (F.M.V.) ₹. 34,95,00,000.00

(Rs. Thirty-Four Crore Ninety-Five Lakh Only)

4. As per the specific Request of Bank, Value of Land as per the Areas mentioned in the Development
Agreement and Sanctioned Layout Plan is stated below.

Area As per Area of Land Unit Rate Value of Land

(Sqmt) Adopted ₹.
(₹. / Sqmt)

Development Agreement 93,624.09 Sqmt ₹. 3,790/- ₹. 35,48,35,301/-

Say ₹. 35,48,35,000/-
As per Layout Plan 97,758.70 Sqmt ₹. 3,790/- ₹. 37,05,05,473/-
Say ₹. 37,05,00,000/-

Note: The Values stated above are subject to correction to area in all the Government Official
Documentation.

Part C- (Extra Items) (Amount in Rs.)

1. Portico ----
2. Ornamental front door ----
3. Sit out/ Verandah with steel grills ----
4. Overhead water tank ----
5. Extra steel/ collapsible gates ----
Total ----

Part D- (Amenities) (Amount in Rs.)

1. Wardrobes ----
2. Glazed tiles ----
3. Extra sinks and bath tub ----
4. Marble / ceramic tiles flooring ----
5. Interior decorations ----
6. Architectural elevation works ----
7. Paneling works ----
8. Aluminum works ----
9. Aluminum hand rails ----
10. False ceiling ----
Total ----
 Part E- (Miscellaneous) (Amount in Rs.)
1. Separate toilet room ----
2. Separate lumber room ----
3. Separate water tank/ sump ----
4. Trees, gardening ----
Total ----
Part F- (Services) (Amount in Rs.)
1. Water supply arrangements ----
2. Drainage arrangements ----
3. Compound wall ----
4. C. B. deposits, fittings etc. ----
5. Pavement ----
Total ----

Total abstract of the entire property

Part- A Land ₹. 34,95,00,000.00
Part- B Building ₹. ---
Part- C Extra Items ₹. ---
Part- D Amenities ₹. ---
Part- E Miscellaneous ₹. ---
Part- F Services ₹. ---
Total ₹. 34,95,00,000.00

(Rs. Thirty-Four Crore Ninety-Five Lakh Only)

As a result of my appraisal and analysis, it is my considered opinion that the present fair market value of
the above property in the prevailing condition with aforesaid specifications is as follows

Particulars Value as per Value as per Value as per

Area in Area in Area in
7/12 Extract Development Sanctioned Layout
Agreement Plan
i.e. i.e. i.e.
92,200.00 Sqmt 93,624.09 Sqmt 97,758.70 Sqmt

Fair Market Value (F.M.V.) ₹. 34,95,00,000.00 ₹. 35,48,35,000.00 ₹. 37,05,00,000.00

Realizable Value of the property ₹. 31,45,50,000.00 ₹. 31,93,50,000.00 ₹. 33,34,50,000.00

Less, @ 10 % of F.M.V.

Distress Value of the property ₹. 24,46,50,000.00 ₹. 24,83,85,000.00 ₹. 25,93,50,000.00

Less, @ 30 % of F.M.V.

Book Value ₹. ---- ₹. ---- ₹. ----

Ready Reckoner Value:

Unit Land Rate - ₹.2,750/- Sqmt ₹. 25,35,50,000.00 ₹. 25,74,66,000.00 ₹. 26,88,36,000.00
Disclaimer:

 I have no direct or indirect interest in the property valued.

 I have personally inspected the property.

 The valuation is subject to clear& marketable title along with adequacy of engineering
design.

 Financial liability on the asset, if any, is not taken in to consideration.

 It is to be noted that value varies with the purpose. The report is not to be referred if the
purpose is different other than mentioned in report. The opinion given in our valuation report
are expressed in ‘Utmost Good Faith’ based on the actual facts observed during the
inspection and verification of the fixed assets to the best of our knowledge, ability and belief
that it assumes no legal liability whatsoever either expressed or implied.

The undersigned has inspected the property detailed in the Valuation Report dated
______________on __________________ . We are satisfied that the fair and reasonable market value
of the property is Rs. __________________ ( Rs. only).
Date:

Signature
(Name of the Branch Manager with office Seal)
 Annexure-II
Format - E
DECLARATION FROM VALUERS
I hereby declare that-

a. The information furnished in my valuation report dated 13/02/2024 is true and correct to the best
of my knowledge and belief and I have made an impartial and true valuation of the property.

b. I have no direct or indirect interest in the property valued;

c. I have personally inspected the property on 09/02/2024. The work is not sub-contracted to any other
valuer and carried out by myself.

d. I have not been convicted of any offence and sentenced to a term of Imprisonment;

e. I have not been found guilty of misconduct in my professional capacity.

f. I have read the Handbook on Policy, Standards, and procedure for Real Estate Valuation, 2011 of
the IBA and this report is in conformity to the “Standards” enshrined for valuation in the Part-B of
the above handbook to the best of my ability.

g. I have read the International Valuation Standards (IVS) and the report submitted to the Bank for
the respective asset class is in conformity to the “Standards” as enshrined for valuation in the IVS
in “General Standards” and “Asset Standards” as applicable.

h. I abide by the Model Code of Conduct for empanelment of valuer in the Bank.

i. I am registered under Section 34 AB of the Wealth Tax Act, 1957.

j. I am the proprietor / partner / authorized official of the firm / company, who is competent to sign
this valuation report.

k. Further, I hereby provide the following information.

Sl Particulars Valuer comment

No.
1 background information of the asset being Property under consideration is an Open Land
valued; on which Maharashtra Housing Development
Corporation Limited, Mumbai is Developing
Housing Scheme for Economical Weaker
Section (EWS) & Low-Income Group (LIG).
Only Land Value is considered for Present
Valuation.

2 purpose of valuation and appointing To assess the fair market value of the property
authority for Bank Security Purpose
 3 identity of the valuer and any other experts HIMANSHU DUDHANKAR
involved in the valuation; M.Val (Real Estate),B.E.(Civil),LL.B.
A.M.I.E., A.M.I.V., Chartered Engineer
Govt.Regd.Valuer, I.B.B.I. Registered Valuer
Mobile No. +91-9890456778

4 disclosure of valuer interest or conflict, if I do not have any interest in the property nor
any; any conflict.

5 date of appointment, valuation date and date Date of Visit : 09-02-2024

of report; Date of Report : 13-02-2024

6 inspections and/or investigations Investigation / Inspection is carried out

undertaken; personally.
7 nature and sources of the information used Nearby Sale Instances have been referred.
or relied upon;
8 procedures adopted in carrying out the Market Approach is used.
valuation and valuation standards followed; International Valuation Standards are
Followed
9 restrictions on use of the report, if any; Shall be used for Bank Security Purpose only

10 major factors that were taken into account ---

during the valuation;
11 Caveats, limitations and disclaimers to the ---
extent they explain or elucidate the
limitations faced by valuer, which shall not
be for the purpose of limiting his
responsibility for the valuation report.

Date: 13/02/2024
Place: Solapur
 List Of Nearby Sale Instances
Sr. No. Document No. Date Address Total Type Of Area Unit Rate of Number of % Correction Unit Rate of Land
of Consideration Property of Land Land as on Date Months for Time of as on Date of
Sale (For Details of Sale between Sale Sale Valuation
Refer Index Instance and @0.75% per
II Attached) Date of month
Valuation
Unit Rs Hector Are Rs./H 17/02/2024 % Rs./H
A B C D E F G H I=H*0.75 J=G*(1+I/100)
S-1 SPU3-429-2021 20-Jan-2021 Gat No. 2/1/B (part), Salgarwadi, 1,38,23,250.00 Land 0 H 78.99 1,75,00,000.00 36 27.00 2,22,25,000.00
North Solapur, Solapur Are
S-2 SPU3-715-2024 31-Jan-2024 S. No. 2/1/1/3, Plot No. 13 & 14, 30,00,000.00 Land 185.80 16,146.00 0 0.00 16,146.00
Vaishnavi Greens, Salgarwadi,
North Solapur, Solapur
S-3 SPU1-867-2023 6-Feb-2023 S.No.4/2/3/1 (New), S.No. 403/ 31,00,000.00 Land 234.08 13,243.00 12 9.00 14,435.00
(A2A+B)2+3 /1 (Old), Plot No.50
And Plot No.51, Sai Vihar ,
Salgarwadi, North Solapur, Solapur

Annexure-A (List of Sale Instaces)

 Client : - Managing Director & Chief Executive Officer,Maharashtra Housing Development Corporation Limited, Mumbai
Address :- S. No. 420/A/8 (part) (new) or Gat No. 406 (part) (old) , near Salgar Vasti, abutting Dongaon Road, within the limits of Solapur Municipal Corporation, Solapur, Kasabe Solapur, Tal : North Solapur,
Dist : Solapur

Site Photo

Site Development

Photos by : Himanshu Dudhankar

 Client : - Managing Director & Chief Executive Officer,Maharashtra Housing Development Corporation Limited, Mumbai
Address :- S. No. 420/A/8 (part) (new) or Gat No. 406 (part) (old) , near Salgar Vasti, abutting Dongaon Road, within the limits of Solapur Municipal Corporation, Solapur, Kasabe Solapur, Tal : North Solapur,
Dist : Solapur

Site Photo Site Photo

Site Photo Site Photo

Photos by : Himanshu Dudhankar