Arpit Jain
252-F/H,Scheme No 54
Engineers, Valuers,Surveyors Email: arpitjain.cat@gmail.com
Msc.Real Estate Valuation Mobile: 9039397884
CAT-I-A-5481
Ref. No. B-0024 Date 24/11/2022
VALUATION OF IMMOVABLE PROPERTY
SITUATED AT
Property having a Commercial Hall(On Second Floor) in a Multi storied R.C.C. Framed structure Building, Situated At
Prakostha No.204 , Second Floor, Ashoka Heritage-A,Plot No 15,Kanungo Bakhal,Indore , Tehsil & Distt. Indore (M.P.)
BELONGING TO
Swati Panchal D/O Shri Praveen Panchal,R/O At 13/B,In front of Kerala Public School,Shri Krishna Nagar,Dewas(M.P)
Her Mob. No. 8966962336.
BOI Branch-Scheme No 134,Indore (M.P.)
Dated : 24/11/2022
Market Valuation Rs. 92,00,000=00
In words Rs. TWO CRORE SIXTEEN LAKHS only.
Realizable Valuation Rs. 82,80,000=00
Distress Valuation Rs. 1,72,00,000=00
Registrar’s guide line value Rs. 40,12,000=00
SIGNATURE OF VALUER
SIGN WITH SEAL
Enclosure :- 1) Valuation Report Page 01 to 08
2) Google Map, Location Map, Photograph
Page | 1
TO,
THE CHIEF MANAGER
BANK OF INDIA
BRANCH : SCHEME NO 134,INDORE
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 for loan Purpose from
Bank of India Branch-Scheme No 134,Indore(M.P)
2.
a) Date of inspection : 08/11/2022
b) Date on which the valuation is made : 24/11/2022
3. List of documents produced for perusal
i) Registry copy is : Available
ii) Sanctioned map & construction permission letter is : Sanctioned Map Available Construction Permission Letter not
available.
iii) Current Property Tax receipt is : Available
iv) Diversion order copy is : N. A.
v) Prakostha Available
4. Name of the owner(s) and his / their address (es)with Phone no. Swati Panchal D/O Shri Praveen Panchal,R/O At
(details of share of each owner in case of joint ownership) : 13/B,In front of Kerala Public School,Shri Krishna
Nagar,Dewas(M.P) Her Mob. No. 8966962336.
Brief description of the property (Including
5.
leasehold / freehold etc) : Property having a Free hold Commercial Hall(on
Second floor) in a Multi storied R.C.C. Framed
structure Building, Property is a RCC commercial
hall situated on second floor facin roadside and it
has vitrified tiles on the floor,Open electric fittings
is provided and aluminium windows and wooden
door is provided.
6. Location of property It is situated Near Rajwada,Indore
a) Plot No. / Survey No. : Prakostha No. 204
b) Door No. :
c) T. S. No. / Village : Indore
d) Ward / Taluka : 59
e) Mandal / District : Indore
7. Postal address of the property Prakostha No.204 , Second Floor, Ashoka
Heritage-A,Plot No 15,Kanungo Bakhal,Indore ,
Tehsil & Distt. Indore (M.P.)
City / Town : Indore
Residential Area : None
8.
Commercial Area : Commercial Area
Industrial Area : None
Page | 2
Classification of the area :
9. i) High / Middle / Poor : High
ii) Urban / Semi Urban / Rural : urban
Coming under Corporation limit/Village Panchayat / Under Nagar Nigam Indore limit
10 Municipality :
Whether covered under any State/Central Govt. enactments (e.g. None
Urban Land Ceiling Act) or notified under agency area/scheduled
11 area/cantonment area :
In case it is an agricultural land, any conversion to house site None
12 plots is contemplated :
Boundaries of the property (For Flat) As per Registry As per Actual
13. :
Lane Lane
East :
` Prakostha No 201 Prakostha No 201
West :
Mutbak Khana Mutbak Khana
North :
Prakostha No 203 Prakostha No 203
South :
A B
14.1 Dimensions of the site : As per registry
Actuals
East :
West : 1227 sqft ( Super built up Flat area)
North :
South :
:
15 Extent of the site 1227 sqft (super built up Flat area)
:
Extent of the site considered for valuation (least of 14 A & 14 B) 1227 sqft Flat
16 :
Whether occupied by the owner/tenant? If occupied by tenant, Occupied by Owner
17 since how long? Rent received per month. :
II. CHARACTERISTICS OF THE SITE
1. Classification of locality High Class
2. Development of surrounding areas Developed
3. Possibility of frequent flooding / sub-merging N.A
Feasibility to the Civic amenities like school, Available
4. hospital, bus stop, market etc.
5. Level of land with topographical conditions Plane
6. Shape of land Rectangular
7. Type of use to which it can be put Commercial
8. Any usage restriction No
9. Is plot in town planning approved layout? N. A.
10 Corner plot or intermittent plot? Inside road
11 Road facilities Available
12 Type of road available at present Available
Width of road – is it below 20 ft. or more than20 ft. Below 20 ft
13
14 Is it a land – locked land? No
Page | 3
15 Water potentiality Available
16 Underground sewerage system Available
17 Is power supply available at the site? Available
Advantage of the site It is situated Near Rajwada & having
Commercial Nature
18 1.
Special remarks, if any, like threat of acquisition of land None
for public service purposes, road widening or
19 applicability of CRZ provisions etc. (Distance from
sea-coast / tidal level must be incorporated)
1.
Part – A (Valuation of land)
Size of plot 1227 sqft Flat
East & West
1.
North & South
2. Total extent of the plot 1227 sqft Flat
Prevailing market rate (Along with details Rs. 7500/- to Rs.8500/- per sqft
/reference of at least two latest deals/transactions with
3. respect to adjacent properties in the areas)
Guideline rate obtained from the Registrar’s Rs.35200/- per sqmtr for flat in a multi storied building
4.
Office (an evidence thereof to be enclosed)
5. Assessed / adopted rate of valuation Rs.8000/- per sqft
6. Estimated value of property 1227 sqft for Prakostha @ Rs.8000/- per sqft i.e.
Rs.98,16,000=00
Part – B (Valuation of Building)
Technical details of the building
Type of Building (Residential / Commercial Commercial Hall
a)
/ Industrial)
Type of construction (Load bearing / RCC/ Steel R.C.C.framed structure
b) Framed)
c) Year of construction In the year-2006 & its Residual Economical life is 24
1.
years
Number of floors and height of each floor Basement,Ground+3 & its height is 10 ft
d)
including basement, if any
e) Plinth area floor-wise Super Built-up area is- 1227 sqft (as per actual
measurement & as Per Registry )
f) Condition of the building
Exterior – Excellent, Good, Normal, Poor Good
i)
Interior - Excellent, Good, Normal, Poor Good
ii)
Date of issue and validity of layout of N.A
g)
approved map / plan
h) Approved map / plan issuing authority Nagar Nigam Indore
Whether genuineness or authenticity of
i) N.A
approved map / plan is verified
Any other comments by our empanelled N.A
j)
valuers on authentic of approved plan
Page | 4
Specifications of construction (floor-wise) in respect of
S.
Description Second floor
No.
1. Foundation Isolated
2. Basement Yes
3. Superstructure 8”: Thick brick wall
Joinery / Doors & Windows (please furnish details about Flush doors, glass windows
4. size of frames, shutters, glazing, fitting etc. and
specify the species of timber)
5. RCC works R.C.C
6. Plastering Cement Plaster
7. Flooring, Skirting, dadoing Vitrified Tiles
Special finish as marble, granite, wooden paneling, Wooden Paneling
8.
grills, etc
9. Roofing including weather proof course None
10. Drainage Under ground
S.No.
Description Ground floor Other floors
Compound wall :
Height
2. Length
Type of construction
Electrical installation
Type of wiring : Good quality
Class of fittings (superior / ordinary / poor) : Open fitting
Number of light points : 07
Fan points : 07
Spare plug points :
3. Any other item
Plumbing installation
a) No. of water closets and their type
b) No. of wash basins :
4. c) No. of urinals :
d) No. of bath tubs :
e) Water meter, taps, etc. :
f) Any other fixtures :
Details of valuation
Sr. Particulars Plinth Roof Age of Estimated Replacement cost Depreciation Net value after
no. of area height building replacement (less depreciation Rs.
item rate of Rs. 10%)
construction Rs.
Rs.
1. 1227 10 ft 16 years 8000/- per sqft 98,16,000=00 6,16,000=00 92,00,000=00
(Prakostha
on S.F.) sqft
Total Say Rs. 92,00,000=00
Page | 5
Part - C (Extra Items) (Amount in Rs.)
1. Portico : None
2. Ornamental front door : None
3. Sit out / Verandah with steel grills : None
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 0=00
Part - E (Miscellaneous) (Amount in Rs.)
1. Separate toilet room : -
2. Separate lumber room : -
3. Separate water tank / sump : -
4. Trees , gardening : -
Total : None
Part - F (Services) (Amount in Rs.)
1. Water supply arrangements : -
2. Drainage arrangements : -
3. Compound wall : .-
4. C.B. deposits, fittings etc. : -
5. Pavement : -
6 Lift for 4 users : -
Total -
Page | 6
Total abstract of the entire property
Part- A Flat : Rs.92,00,000=00
Part- B Building : Rs.
Part- C Extra Items(wooden furniture, interior work in : Rs.00=00
whole carpet area of flat)
Part- D Amenities : Rs.-
Part- E Miscellaneous : Rs.
Part- F Services : Rs.
Total : Rs.92,00,000=00
Say : Rs. 92,00,000=00
(Valuation: Here the approved valuer should discuss in detail his approach (Market Approach, Income
Approach and Cost Approach) to valuation of property and indicate how the value has been arrived at,
supported by necessary calculations. Also, such as pectsas i)Sale ability ii) Likely rental values in future in
iii) Any likely income it may generate, may be discussed).
Photograph of owner/representative with property in background to be enclosed.
Screen shot of longitude/latitude and co-ordinates of property using GPS/Various Apps/Internet sites 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 a fore said specifications is
Rs.92,00,000=00 OR Rs. Ninety Two Lakhs only. &The Realizable value of the
above property is Rs. 82,80,000=00 OR Rs. Eighty Two Lakhs Eighty Thousand only. &The
Registrar’s guide line value of the above property as of Rs.40,12,000=00 OR Rs. Forty Lakhs Twelve
Thousands only.& the Distress value OR Forced sale value OR Auction value of the property is
Rs.78,20,000=00 OR Rs. Seventy Eight Lakhs Twenty Thousand only.
Place: Indore
Date: 24/11/2022
Signature
(Name and Official seal of the Approved Valuer)
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. (Rupees only).
Date:
Signature
(Name of the Branch Manager with Official Seal)
Page | 7
DECLARATION FROM VALUERS
I hereby declare that-
a. The information furnished in my valuation report dated 24/11/2022 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 08/11/2022The work is not subcontracted 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 valure in the Bank. (Annexure III-A signed
copy of same to be taken and kept along with this declaration)
i. I ARPIT JAIN APPROVED VALUER IT IS TO BE CERTIFIED THAT I HAVE VALUED THE RIGHT PROPERTY &
BOUNDARIES OF THE PROPERTIES AS ABOVE
j. Further, I hereby provide the following information.
S.No. Particulars Valuer Comment
1. Background information of the asset being valued; Orally information from numbers of people
2. Purpose of valuation and appointing authority To assess the fair market value for loan Purpose
from Bank of India Branch- Scheme No 134,Indore
3. Identity of the valuer and any other experts involved in the Self
valuation;
4. Disclosure of valuer interest or conflict, if any; None
5. Date of appointment, valuation date and date of report; On Dated 08/11/2022 & Date of valuation report is
24/11/2022
6. Inspection and/or investigations undertaken; With Applicant Representative Mohit Ji:-8966962336.
7. Nature and sources of the information used or relied upon; Orally information in said Locality
8. Procedures adopted in carrying out the valuation and By Land & Building Method
valuation standards followed;
9. Restrictions on use of the report, if any; None
10. Major factors that were taken into account during the Location & Saleability of Property
valuation;
12. Caveats, limitations and disclaimers to the extent they None
explain or elucidate the limitations faced by valuer, which
shall not be for the purposed of limiting his responsibility
for the valuation report.
Place : Indore
Date : 24/11/2022
Signature
(Name of the Approved Valuer and Seal of the Firm/Company)
Page | 8
