TUGASAN BERKUMPULAN

VALUATION METHODOLOGY
(DDWF 1423)

Nama Pensyarah : Puan DR Noraini binti Rejab

NAME IC NO MATRICS ID SECTION

Muhammad Danial 990113107521 A17DW4191 SECT35
Haziq Bin Radzuan
Muhammad Saufi Bin 991111107573 A17DW3906 SECT35
Sumali
Nurhilman Afiq Bin 990920015965 A17DW0984 SECT35
Azmi

AS INSTRUCTED BY
PUBLIC BANK BERHAD
(BORROWER :)

DATE OF VALUATION :14 NOVEMBER

2017
Our Ref: VNS8756.98.34
Date Of Valuation: 14 NOVEMBER 2017
HA, V-224
REPORT AND VALUATION OF

PROPERTY PARTICULAR: PT NO 6576, HS(D) 18061,MUKIM

KAJANG, DISTRICT OF ULU
LANGAT, SELANGOR DARUL
EHSAN.
PROPERTY ADRESS: NO 9, JALAN MAJU SATU 3,
TAMAN MAJU SATU, SUNGAI
JELOK, 43000 KAJANG,
SELANGOR DARUL EHSAN.
PROPERTY TYPE: SINGLE STOREY
INTERMEDIATE LOT TERRACE
HOUSE

AS INSTRUCTED BY
PUBLIC BANK BERHAD
(BORROWER :)

DATE OF VALUATION :14 NOVEMBER

2017
Our Ref: VNS8756.98.34
Date Of Valuation: 14 NOVEMBER 2017
HA, V-224
 TABLE OF CONTENTS
PAGE
1.00 INTRODUCTION 1

2.00 PURPOSE OF THIS REPORT & 2

VALUATION

3.00 DATE OF THE VALUATION 2

4.00 LOCATION OF THE PROPERTY 2

5.00 NEIGHBOURHOOD DEVELOPMENT

6.00 DESCRIPTION OF THE PROPERTY 3

7.00 PUBLIC ULTILITIES & SERVICES 4-6

8.00 PARTICULARS OF TITLE 7

9.00 OCCUPANCY STATUS 8

10.00 PLANNING INFORMATION 8

11.00 BASIS OF VALUATION 8

12.00 APPROACHES TO VALUATION 9

13.00 EVIDENCES OF VALUE 10

14.00 VALUATION 11

APPENDIX A LOCATION PLAN

APPENDIX B SITE PLAN

APPENDIX C FLOOR PLAN

AS INSTRUCTED BY
PUBLIC BANK BERHAD
(BORROWER :)

DATE OF VALUATION :14 NOVEMBER

2017
Our Ref: VNS8756.98.34
Date Of Valuation: 14 NOVEMBER 2017
HA, V-224
 APPENDIX D PHOTOGRAPH FRONT & REAR

APPENDIX E PHOTOCOPY OF TITLE CHECK

AS INSTRUCTED BY
PUBLIC BANK BERHAD
(BORROWER :)

DATE OF VALUATION :14 NOVEMBER

2017
Our Ref: VNS8756.98.34
Date Of Valuation: 14 NOVEMBER 2017
HA, V-224
 APPENDIX F GENERAL PHOTOGRAPH INTERNAL &
EXTERNAL

1.00 INTRODUCTION

Pursuant to the instructions from PUBLIC BANK BERHAD to value the

Freehold interest in PT NO 6580, OWNERSHIP NO 253, MUKIM OF

KAJANG DISTRICT OF ULU LANGAT, SELANGOR DARUL EHSAN,

an single storey intermidiat terraced, house bearing address Premises

No. 9, Jalan Maju Satu 3, Taman Maju Satu, Sungai Jelok, 43000 Kajang,

Selangor Darul Ehsan, we confirm we have inspected the subject property,

Taken all relevant particulars and made the necessary investigations.

This Report & Valuation has been prepared in accordance with the general

Principles and limiting conditions attached to this Report.

We hereby submit our Report & Valuation.

AS INSTRUCTED BY
PUBLIC BANK BERHAD
(BORROWER :)

DATE OF VALUATION :14 NOVEMBER

2017
Our Ref: VNS8756.98.34
Date Of Valuation: 14 NOVEMBER 2017
HA, V-224
2.00 PURPOSE OF THIS REPORT & VALUATION

This Report & Valuation is prepared for Financing purposes.

This Report and Valuation shall therefore be used solely for the above stated purpose and
shall not be used for any other purposes except that mentioned above without our prior
written consent.

3.00 DATE OF INSPECTION & VALUATION

The inspection of the subject property was conducted on 14 November 2017 by Designated
Asistant,(HILMAN AFIQ)

For the purpose of this valuation exercise,the material date of valuation shall be the date of
inspection as mentioned above,that is 14 November 2017

4.00 LOCATION OF THE PROPERTY

The subject property is situated which in Taman Maju Satu which is sited off the north
east(right) side of Jalan Kajang/Semenyih travelling from Kajang Town Centre towards Jalan
Sungai Jelok, another left turn onto Jalan Besar, and off the north west side of Jalan Megah 8
travelling from Metro Kajang Mall.

The subject property is located about 700 metres to the north west of Metropoint and about
500 metres to south of Sekolah Menegah KebangsaanTinggi Kajang. Kajang Hospital is
located about 400 metres to the south east of the subject property whilst Kajang Town is
located about 1.5 kilometres to west of the subject property.

Access to the subject property from Kajang Town is via Jalan Kajang/Semenyih, Jalan Sungai
Jelok, Jalan Besar, Jalan 3, Jalan Megah 8 and finally onto Jalan Maju Satu 3 which leads to
subject property.

A location plan identifying the subject property is enclosed with this report as Appendix A.

AS INSTRUCTED BY
PUBLIC BANK BERHAD
(BORROWER :)

DATE OF VALUATION :14 NOVEMBER

2017
Our Ref: VNS8756.98.34
Date Of Valuation: 14 NOVEMBER 2017
HA, V-224
5.00 NEIGHBOURHOOD DEVELOPMENT

Properties in the immediate vicinity of the subject property are mixed residential and
commercial development in character comprising various types of single and double terrace
house,double storey low-cost house and flats.

Taman Megah Satu is an established housing scheme which has been developed into
numerous phase and comprises various types of houses, shopoffices and factories as well as
some amenities such as petrol stations namely Petron,Petronas BHP and Shell; schools
namely Sekolah Menegah Kebangsaan Tinggi Kajang,Sekolah Kebangsaan Jalan Semenyih,
Sekolah Kebangsaan Kajang, and Sekolah Jenis Kebangsaan Cina Yu hua; Metropoint
Kajang and Metro Kajang Mall.

Kajang exit of Pintasan Kajang-Semenyih is located about 500 metres to the east of the
subject property whilst Kajang Commuter Station is located about 1 kilometres to the south
east of the subject property.

Housing scheme situated nearby include Taman Megah,Taman Berlian,Taman Ria,Taman

Kajang Baru, Taman Muhibbah and Taman Sungai Jelok.

AS INSTRUCTED BY
PUBLIC BANK BERHAD
(BORROWER :)

DATE OF VALUATION :14 NOVEMBER

2017
Our Ref: VNS8756.98.34
Date Of Valuation: 14 NOVEMBER 2017
HA, V-224
6.00 DESCRIPTION OF THE PROPERTY

6.01 SITE

The subject property is a plot of building land which is nearly rectangular in shape, flat in
terrain and lies slightly above the frontage road.

The site has a frontage of about 5.8 metres or 19.2 feet, a return splay of 6.467 metres or
21.21 feet and an average depth of about 18.288 metres or 60 feet. The provisional land area
is about 212.53 square metres or equivalent to 1200 square feet.

The land is generally flat in terrain and lies at about the same level as the frontage road, Jalan
Taman Maju Satu 3.

The front boundary is demarcated with balustrades surmounted onto dwarf plastered
brickwalls, whilst the common boundaries are demarcated with a combination of plastered
brickwalls and chain link fencing. The main entrance to the site is secured with a sliding
metal gate hinged onto plasteres brick pillars.

A Site Plan with the subject property shown edged in red is enclosed with this report as
Appendix B

6.02 BUILDING

Erected upon the site is a corner unit single storey terrace house constructed of reinforced
concrete framework, plastered brickwalls supporting pitched timber trusses covered with tile
roof.

AS INSTRUCTED BY
PUBLIC BANK BERHAD
(BORROWER :)

DATE OF VALUATION :14 NOVEMBER

2017
Our Ref: VNS8756.98.34
Date Of Valuation: 14 NOVEMBER 2017
HA, V-224
The floor is of reinforced concrete slabs.

The accommodation and floor finishes of the building are as follows:-

(a) Construction

The building is generally constructed as follow:-

Building frame: Reinforced concrete.

Roof: Cement roof on timber roof trusses

Celeings: Asbestos board

Walls: Plastered brickwalls

The wall is generally painted with emulsion paint with the kitchen and bath/wc finished 5 feet
high glazed wall tiles

Doors: The main entrance is of timber flush door secured with iron grilles, whilst
internal doors are of timber flush type.

Windows: The windows are of timber casement type and adjustable glass louvres.

Floors: Reinforced concrete floor slabs generally finished with tiles in living hall
and dining, tiles in the kitchen, bathroom and water closet,cement render in car porch and all
bedrooms.

(b) Accomodiation
5

AS INSTRUCTED BY
PUBLIC BANK BERHAD
(BORROWER :)

DATE OF VALUATION :14 NOVEMBER

2017
Our Ref: VNS8756.98.34
Date Of Valuation: 14 NOVEMBER 2017
HA, V-224
The accomodiation of the building comprises living hall, dining, (3) bedrooms, bathroom,
water closet, kitchen and car porch.

(c) Build-up Area

The approximate floor areas of the building are as follows:-

Main Floor Area: 124.1 square metres or 1,336 square feet

Ancillary Floor Area: 42.36 square metres or 456 square feet

The Floor Plan and Photograph subject property are attached with this Report as Appendices
C and D.

7.00 PUBLIC UTILITIES AND SERVICES

Essential public utilities such as main water and electricity supplies are connected to the
subjected property.

Public Transport facilities such as buses and taxis are available along the main road in the
vicinity,

All public services such as refuse collection, street lightning and road maintenance by the
Majlis Perbandaran Kajang (MPKj)

AS INSTRUCTED BY
PUBLIC BANK BERHAD
(BORROWER :)

DATE OF VALUATION :14 NOVEMBER

2017
Our Ref: VNS8756.98.34
Date Of Valuation: 14 NOVEMBER 2017
HA, V-224
8.00 PARTICULARS OF TITTLE

We have conducted a title check at the Selangor Land Registry of Titles, on 18 August 2017 ,
confirming the title particulars of the subject property as follows :-

Property : PT 6580 / Mukim Kajang , District of Ulu Langat , Selangor Darul Ehsan

Title : NO 253

Tenure : Freehold

Category of

land used : building

Title Area : 111.48 square metres (1,200 square feet)

Annual Rent : RM700

Registered

Owner : AMIR BIN ZULKARNAIN

Express

AS INSTRUCTED BY
PUBLIC BANK BERHAD
(BORROWER :)

DATE OF VALUATION :14 NOVEMBER

2017
Our Ref: VNS8756.98.34
Date Of Valuation: 14 NOVEMBER 2017
HA, V-224
Conditions : This land should be used for residential only

Restriction

In-interest : none

Encumbrances : charged to Minister Of Finance (Incorporated) Malaysia Vide Presn No.

11115/90 Volume 420 Folio 190 dated 21/04/1990

9.00 Occupancy status

The subject property is presently rented at RM700 per month.

10.00 PLANNING INFORMATION

The subject property is located within an area designated for resindential use.

11.00 BASIS OF VALUATION

Our basis of valuation is the Market Value and Forced Sale Value

Market Value is defined as the estimated amount for which an asset or liability should be
exchande on the valuation date between a willing buyer and a willing seller in an arm’s-
length transaction after a proper marketing where the parties had each acted
knowledgeably, prudently and without compulsion.

Forced Sale Value is define as the amount that may reasonably be received from the sale of
a property under forced sale value conditions which do not meet all the criteria of a normal
market transaction.
8

AS INSTRUCTED BY
PUBLIC BANK BERHAD
(BORROWER :)

DATE OF VALUATION :14 NOVEMBER

2017
Our Ref: VNS8756.98.34
Date Of Valuation: 14 NOVEMBER 2017
HA, V-224
Need to state if the subject property under leasehold interest. Our valuation is on the basis
that consent from State Authority permitting transfer, lease, or mortgage will not be
unreasonably withheld.

12.00 APPROACHES OF VALUATION

In arriving at our opinion of the Market Value of the subject property, we have used the
Comprasion Approach of Valuation which seeks to determine the value of the property
being valued by comparing and adopting as a yardstick recent transactions and sale
evidences involving other similar properties in the vicinity.

In addition to the foregoing and as a check, we have also used the Investment Approach
which seeks to ascertain the value of the property through the concept that the value of a
property depends on the income streams that will be derived from the property. if the
expected income is high, then the value of the property is high

In determining the value of the land, the analysed apportionment value attributable to the
land is adopted as described in the foregoing approach whilst making due allowences to
factors of location, plot size, accessibility and other relevant factors.
9

AS INSTRUCTED BY
PUBLIC BANK BERHAD
(BORROWER :)

DATE OF VALUATION :14 NOVEMBER

2017
Our Ref: VNS8756.98.34
Date Of Valuation: 14 NOVEMBER 2017
HA, V-224
9

10

AS INSTRUCTED BY
PUBLIC BANK BERHAD
(BORROWER :)

DATE OF VALUATION :14 NOVEMBER

2017
Our Ref: VNS8756.98.34
Date Of Valuation: 14 NOVEMBER 2017
HA, V-224
13.00 EVIDENCES OF VALUE

In applying the Comparision Method to arrive at the Market Value of the subject property, we
note the following sale evidences:-

No. Property Address and Type Land Date of Consideration

Area Transaction
(Square
Feet)

1 LOT 12154 N0 31 JALAN 1 1646.88 30 JUN 2017 RM140,000.00

TAMAN SUNGAI JELOK

2 LOT 12157 JALAN 1 TAMAN 1646.88 21 APRIL RM280,000.00

SUNGAI JELOK 2015

3 PT 6592 JALAN 2 TAMAN MAJU 1300 19 RM340,000.00

SATU TIGA SEPTEMBER
2017

11

AS INSTRUCTED BY
PUBLIC BANK BERHAD
(BORROWER :)

DATE OF VALUATION :14 NOVEMBER

2017
Our Ref: VNS8756.98.34
Date Of Valuation: 14 NOVEMBER 2017
HA, V-224
 14.00 VALUATION

MARKET VALUE

Our opinion of the Market Value of the freehold interest in PT 6576 Mukim Kajang
District of Ulu Langat, Selangor Darul Ehsan, a standard single storey corner terraced
house bearing address Premises No 1, Jalan Maju Satu 3, Taman Maju Satu 43000
Kajang, Selangor Darul Ehsan, on the basis the title is free of all encumbrances and
with vacant possession is Ringgit Malaysia Three Hundred And Fifty Thousand
(RM350,000)

Forced Sale Value

Our opinion of the forced sale value of the above mentioned legal interest in the
subject property is Ringgit Malaysia Two Hundred And Eighty Thousand

(RM 280,000)

For and on behalf of

JURUNILAI BERNILAI

SAUFI + PARTNERS SDN BHD

___________________________

HILMAN AFIQ - REGISTERED VALUER

HA, V- 224
11

AS INSTRUCTED BY
PUBLIC BANK BERHAD
(BORROWER :)

DATE OF VALUATION :14 NOVEMBER

2017
Our Ref: VNS8756.98.34
Date Of Valuation: 14 NOVEMBER 2017
HA, V-224
 11

AS INSTRUCTED BY
PUBLIC BANK BERHAD
(BORROWER :)

DATE OF VALUATION :14 NOVEMBER

2017
Our Ref: VNS8756.98.34
Date Of Valuation: 14 NOVEMBER 2017
HA, V-224
 AS INSTRUCTED BY
PUBLIC BANK BERHAD
(BORROWER :)

DATE OF VALUATION :14 NOVEMBER

2017
Our Ref: VNS8756.98.34
Date Of Valuation: 14 NOVEMBER 2017
HA, V-224
 APPENDIX A

LOCATION PLAN

AS INSTRUCTED BY
PUBLIC BANK BERHAD
(BORROWER :)

DATE OF VALUATION :14 NOVEMBER

2017
Our Ref: VNS8756.98.34
Date Of Valuation: 14 NOVEMBER 2017
HA, V-224
 APPENDIX B

AS INSTRUCTED BY
PUBLIC BANK BERHAD
(BORROWER :)

DATE OF VALUATION :14 NOVEMBER

2017
Our Ref: VNS8756.98.34
Date Of Valuation: 14 NOVEMBER 2017
HA, V-224
 SITE PLAN

AS INSTRUCTED BY
PUBLIC BANK BERHAD
(BORROWER :)

DATE OF VALUATION :14 NOVEMBER

2017
Our Ref: VNS8756.98.34
Date Of Valuation: 14 NOVEMBER 2017
HA, V-224
 APPENDIX C
FLOOR PLAN

AS INSTRUCTED BY
PUBLIC BANK BERHAD
(BORROWER :)

DATE OF VALUATION :14 NOVEMBER

2017
Our Ref: VNS8756.98.34
Date Of Valuation: 14 NOVEMBER 2017
HA, V-224
 9

AS INSTRUCTED BY
PUBLIC BANK BERHAD
(BORROWER :)

DATE OF VALUATION :14 NOVEMBER

2017
Our Ref: VNS8756.98.34
Date Of Valuation: 14 NOVEMBER 2017
HA, V-224
 APPENDIX D
PHOTOGRAPH FRONT AND REAR

10

AS INSTRUCTED BY
PUBLIC BANK BERHAD
(BORROWER :)

DATE OF VALUATION :14 NOVEMBER

2017
Our Ref: VNS8756.98.34
Date Of Valuation: 14 NOVEMBER 2017
HA, V-224
 APPENDIX E
PHOTOCOPY OF TITLE CHECK

11

AS INSTRUCTED BY
PUBLIC BANK BERHAD
(BORROWER :)

DATE OF VALUATION :14 NOVEMBER

2017
Our Ref: VNS8756.98.34
Date Of Valuation: 14 NOVEMBER 2017
HA, V-224
 12

AS INSTRUCTED BY
PUBLIC BANK BERHAD
(BORROWER :)

DATE OF VALUATION :14 NOVEMBER

2017
Our Ref: VNS8756.98.34
Date Of Valuation: 14 NOVEMBER 2017
HA, V-224
 APPENDIX F
GENERAL PHOTOGRAPH INTERNAL & EXTERNAL

13

AS INSTRUCTED BY
PUBLIC BANK BERHAD
(BORROWER :)

DATE OF VALUATION :14 NOVEMBER

2017
Our Ref: VNS8756.98.34
Date Of Valuation: 14 NOVEMBER 2017
HA, V-224