Er.K KUMARAGURUPARAN 6/113, “Guru Illam”, Vasuki 5th st.

,
B.E.,M.I.E.,F.I.V.,M.I.C.A.DIP (VASTU)., P.G.Dip (VAL)., (On the One way route from
CHARTERED ENGINEER & REGD.VALUER
Saveetha Hos. To Bus-stand)
Ar.K.K.KARTHE., ARCHITECT Erode - 638 001.
B.Arch M.S.(UK)., M.Sc ( RE & Val).,
Web Site : www.valuerguru.in Phone Nos: 0424 - 2256955.
Cell No: 94430-59095, 94437-05950, 35, 53, 58
Mail ID: erdvaluerguru@gmail.com
Page No:1/12

SUNDARAM HOME FINANCE LTD., TIRUCHENGODE

TECHNICAL VALUATION REPORT FOR LAND AND BUILDING

Ref.No: KKG/ERD/SHF/093 Date: 27/06/2020

File number :
: 1.Thiru.R.Nallaiyan
S/o.Ramasamy Gounder
NAME OF CUSTOMER
2.Thiru.N.Deivanai
W/o.R.Nallaiyan

Owner's name (as per sale deed) : 1.Thiru.R.Nallaiyan S/o.Ramasamy Gounder

2.Thiru.N.Deivanai W/o. R.Nallaiyan.
Agreement holder name (resale case) : Nil

Method of valuation : Land and building method

Date of inspection : 23 / 05 / 2020

Purpose of Valuation : To Know the Present Market Value

Approved layout : Details are not produced for my perusal

If yes land : approval number : Not applicable

land : approved date : Not applicable

land : approved by : Not applicable

Approved building plan : Yes

If yes building : approval number : B.A.No:120/22/GG/F

Building : approved date : 14/02/2020

Building : approved by : Commissioner
Approved building license : Yes

If yes Building : approval number : L/R No:105/GG/F

Building : approved date :14/02/2020

Building : approved by : Commissioner

Condt…2/12
Er.K.KUMARAGURUPARAN B.E., Erode

Property with in geo limits
Civics status (corporation /
muncipality / village panchyat/
town panchyat)
Property address (detail address
of the property with pin code)
Page No:2/12
: Tiruchengode Municipality
: D.No: 3/1 to 3, Ward - H, Block - 1, T.S.Nos: 65/1, 68, 69 and Plot Nos: 6, 7,
8 (pt) and 46 - Muthanampalayam Village, Tiruchengode Municipal Limit,
Karattupalayam, Paramathi Velur Road, Tiruchengode Taluk,
Namakkal District-637211

Property description

Land mark : Near City Tyre Center, Paramathi velur road, Tiruchengode
Boundaries (As per document
& Site)
Doc No: 1851 / 1988 Boundaries Dimensions

North : Property Belonging to Mrs.N.Deivanai 50’0”

South : Terrace building belonging to Kullampalayam Raju 50’0”

: Property belonging to sengottuvel and P.Chellappan
East 40’0”
Vagaiyara lands
West : Paramathi Road 40’0”

Doc No: 1852 / 1988

North : Property Belonging to L.Subramaniam Teacher 100’0”

: Property belonging to Mr.R.Nallaiyan and Chellappan
South 100’0”
Vagaiyara remaining Lands
East : Chellappan Vagaiyara remaining Lands 45’6”

West : Paramathi Road 45’6”

Doc No: 1870 / 1988

North : Property Belonging to Mrs.N.Deivanai 117’0”

South : Property belonging to Kullampalayam Raju 117’0”

East : Sengottuvel Vagaiyara Agri lands 40’0”
West : Property belonging to Mr.R.Nallaiyan 40’0”

Doc No: 1871 / 1988

North : Property Belonging to L.Subramaniam Teacher 77’0”

South : Property belonging to Mr.R.Nallaiyan 77’0”

East : Sengottuvel Vagaiyara Agri lands 45’0”
West : Property belonging to Mr.N.Deivanai 45’0”
Plot No Plot No Plot No
Doc No: 887 / 1999
6 7 8-part
North : Property Belonging to Mr.P.Velappan (Plot No:5) 62’9” 64’0” 65’0”

South : Property belonging to Bharathkumar (Plot No: 8-part) 64’0” 65’0” 66’0”
East : 30’0” wide North – South pathway 40’0” 48’0” 15’0”
West : Property belonging to Mr.R.Nallaiyan and Palaniappan 40’0” 48’0” 15’0”

Condt…3/12
Er.K.KUMARAGURUPARAN B.E., Erode

Page No:3/12
Matches document : Yes

If "No" explain : Not applicable

Characteristic of the property : Mid End

Property identification : Along with Thiru.R.Nallaiyan

Plot demarcated : Yes by Compound wall

Nature of locality : Residential / Commercial

Location & surrounding : Residential / Commercial

Use of surrounding : Residential / Commercial

Usage of property : Residential

: Road / Electrical Line / Water Line / Shops
Facility available
Street Light/Near By Bus Stop/Hospitals etc.,
Approximate road width : SH-86 & 30’0” wide road

Water supply arrangement : Bore well

Drainage arrangement : Available

Marketability : Normal
Inspected with required
documents
(list of documents given by : Mentioned at Page No: 7/12
sundaram - bnp paribas home
finance limited)

Condition of the property

Classification of building : Residential / Commercial

Occupancy status : Owner

If rented (tenent name & contact number) : Not applicable

Number of floors : G+1 floor

Structure : Load Bearing wall

Roof : RCC and AC Sheet roofing

Flooring : Granites, Tiles and Cement flooring

Year of construction : 1990 & 1999

Age of building : 30 & 21 Years

Total life of the building : 60 Years

Expected future life of the building :30 Years

Cont..4/12
Er.K.KUMARAGURUPARAN B.E., Erode

Page No:4/12
Exterior condition of property : Normal

Interior condition of property : Normal

Approximate rental value per month Rs. 1,30,000.00

Stage of construction

Percentage of building completed : Completed

Photo enclosed : Enclosed
Valuation
Land
Extent of land : 1931.69 Sqm (or) 20792.50 Sft (As per Document & Site)

Prevailing market rate : Rs.3500/sft (Front side) & Rs.1500/sft (Rear side)

Guide line value : Rs.1,67,17,170.00 (Rs.804/sft x 20792.50 sft)

Rate adopted : Rs.2500.00/sft (Average market rate)

: Rs. 5,19,81,250.00/- (Rupees Five Crore Nineteen lakh

Land value
Eighty One Thousand Two Hundred and Fifty only)
Building

Existing building area : Mentioned below

Proposed building area : No

Existing building value after depreciation : Rs. 33,37,000.00/-

: Not applicable
Proposed building cost (approximately)
: Rs. 33,37,000.00/-
Total building value

Any amenities & service cost : Rs.4,40,000.00/-

Present Market value of the Property : Rs. 5,57,58,000.00/- ( Rupees Five Crore Fifty Seven lakh
and Fifty eight thousand only )

Forced sale value of the property ( 75 % of Market ) : Rs. 4,18,18,500.00/- (Rupees Four crore Eighteen lakh
eighteen thousand and five hundred only )

Cont…5/12
Er.K.KUMARAGURUPARAN B.E., Erode

Page No:5/12

Valuation Details:-
---------------------------

A) Land Valuation:-

As per Document & Site :

----------------------------------
Sale deed No: 1851 / 1988, Dated: 16 / 09 /1988

Extent: 0.05 Acre (or) 2000.00 Sft

------ -----------

Sale deed No: 1870 / 1988, Dated: 16 / 09 /1988

Extent: 0.11 Acre (or) 4680.00 Sft

------ -----------

Sale deed No: 887 / 1999, Dated: 15 / 03 /1999

Extent: 0.14 Acre (or) 6097.50 Sft

------ -----------

Sale deed No: 1852 / 1988, Dated: 14 / 09 /1988

Extent: 0.10 Acre (or) 4550.00 Sft

------ -----------

Sale deed No: 1871 / 1988, Dated: 16 / 09 /1988

Extent: 0.08 Acre (or) 3465.00 Sft

------ --------------
Total Extent: 0.48 Acre (or) 20792.50 Sft
------ -------------

Market Value of the Land

------------------------------------

Present Market rate of the land : Rs. 3,500.00/Sft (Normal Land - Paramathi velur road)

Present Market rate on rear side layout : Rs. 1,500.00/Sft

Average rate considered for Valuation : Rs. 2,500.00/Sft

Present Market value of the land : Rs. 2,500.00/Sft x 20792.50 Sft

: Rs. 5,19,81,000.00/- ------------------- ((A))

---------------------------

B) Building Valuation:

Size and area of the building :

----------------------------------------
Item - I
1). RCC Residental Building in G.F : 33’ 7” x 45’10” = 1538.97 sft

2). RCC Portico in G.F : 24’ 0” x 15’ 5” = 370.08 sft

3). RCC Residental Building in F.F : 33’ 7” x 45’10” = 1538.97 sft

Er.K.KUMARAGURUPARAN B.E., Erode

Cont…6/12
4) RCC Portico & Staircase in GF : 33’7” x 12’0” = 402.96 sft
----------------
3850.96 sft
----------------

Present construction rate and cost of the building:

-----------------------------------------------------------------------
1) RCC Residental Building in G.F : 1538.97 sft x Rs. 1650/sft = Rs. 25,39,300.50

2) RCC Portico in G.F : 370.08 sft x Rs.1300/sft = Rs. 4,81,104.00

3) RCC Residental Building in F.F : 1538.97 sft x Rs.1600/sft = Rs. 24,62,352.00

4) RCC Portco/Staircase in G.F : 402.96 sft x Rs.1450/sft = Rs. 5,84,292.00

--------------- ------------------
3850.96 sft Rs. 60,67,048.50
------------- -------------------

Age of the Building = 21 & 30 Years ( 1999 & 1990 )

Residual age of the building
Total life of the building
Fixing Salvage value
Depreciation Percentage
Depreciated value of the building
Worth of the Building = Rs. 33,37,000.00/-
= 30 Years
= 60 Years
= 10%
= 30/60 x ( 100 - 10 ) = 45.00%
= Rs. 51,37,954.50 x ( 100 –45.00 ) / 100 = Rs. 33,36,876.67
------------------------
Rs. 33,36,876.67
-------------------------
------------------- ((B))
---------------------------

Services And Amenities

1)Value of the Septic Tank : Rs. 25,000.00

2) Value of the Borewell & Motor : Rs. 60,000.00

3)Value of the RCC OHT : Rs. 30,000.00

4)Value of the Compound wall & Gate : Rs. 75,000.00

5) Value of the Interior decoration works : Rs. 2,50,000.00
-------------------------
= Rs. 4,40,000.00 ------------------- ((C))
-------------------------
Value of the Property
-------------------------------
1. Value of the Land : Rs. 5,19,81,000.00
2. Value of the Building : Rs. 33,37,000.00
3. Value of the Services & Amenities : Rs. 4,40,000.00
---------------------------
= Rs. 5,57,58,000.00
---------------------------

Total Value of the Property Rs. 5,57,58,000.00 ( A + B + C )

Cont…7/12
Er.K.KUMARAGURUPARAN B.E., Erode

Page No:7/12

MARKETABILITY:

 I justify the present marketability of the Property is “Normal”.

Because, the surrounding area is well developed as Residential, Commercial and very near
by all type of Civic amenities. So, number of willing buyers are available.

NOTE
1. The site is located on West & East side of the Paramathi road & layout road, and it is 350 m & 2.00 km
away from Valaraigate Bus-stop & Tiruchengode New Bus-stand.

2. At the time of inspection Thiru.R.Nallaiyan had accompanied with me to

identify the boundaries and inspect the property.

3. I Perused only the Xerox Copy of following document’s :

a) Sale Deed No:1851 / 1988, Dated: 16 / 09 / 1988, in the title holder name of Thiru.R.Nallaiyan,
S/o.Thiru.Ramasamy Gounder, Thiru.N.Deivanai, W/o.R.Nallaiyan, Extent: 2000.00 sft.

b) Sale Deed No:1870 / 1988, Dated: 16 / 09 / 1988, in the title holder name of Thiru.R.Nallaiyan,
S/o.Thiru.Ramasamy Gounder, Thiru.N.Deivanai, W/o.R.Nallaiyan, Extent: 4680.00 sft.

c) Sale Deed No:887 / 1999, Dated: 15 / 03 / 1999, in the title holder name of Thiru.R.Nallaiyan,
S/o.Thiru.Ramasamy Gounder, Thiru.N.Deivanai, W/o.R.Nallaiyan, Extent: 6097.50 sft.

d) Sale Deed No:1852 / 1988, Dated: 14 / 09 / 1988, in the title holder name of Thiru.R.Nallaiyan,
S/o.Thiru.Ramasamy Gounder, Thiru.N.Deivanai, W/o.R.Nallaiyan, Extent: 4550.00 sft.

e) Sale Deed No:1871 / 1988, Dated: 16 / 09 / 1988, in the title holder name of Thiru.R.Nallaiyan,
S/o.Thiru.Ramasamy Gounder, Thiru.N.Deivanai, W/o.R.Nallaiyan, Extent: 3465.00 sft.

f) Patta Transfer Order No: 477 / 6(11) / 2017 - 2018, Dated: 12 / 10 / 2017 issued by the
Tahsildar at Tirupur District.

g) Patta Transfer Order No: 476 / 6(11) / 2017 - 2018, Dated: 12 / 10 / 2017 issued by the
Tahsildar at Tirupur District.

h) Building Plan Approved in B.A.No:120/22GG/F & L/R No:105/GG/F, dated:14/02/2020

by the commissioner at Tiruchengode Municipality.
Area of the site : 14695.00 sft
Area of the Proposed Construction : 1856.00 sft
Area of the existing building in G.Floor : 1552.00 sft
Area of the existing building in F.Floor : 578.00 sft
Area of the AC Sheet building : 955.00 sft

4. By Local Enquiry the Land has Market rate of Rs.3,500.00/Sft on the main road, whereas Rs.1500/sft on
rear side. So, I considered only the average market rateof Rs. 2,500.00/Sft for this Land valuation.

5. Guideline value maintained by the registered department on the basis of notification under
47A sec. of Indian stamp Act, is for the purpose of collection of revenue. The Guideline
value can’t be basis of determination of market value of the land. (As held by madras High
Court in case of C.LOGANATHAN (Vs) CHENNIAPPA CHETTIYAR 1995 (2) CTC492.

6. This Valuation Report is Prepared for “ Sundaram Home Finance Ltd ” - Tiruchengode Branch.
Er.K.KUMARAGURUPARAN B.E., Erode

Cont…8/12
7. This Valuation Report contains 12 Pages including
1 No. of Photo sheet,
1 No. of Line sketch,
1 No. of Location Map
1 No. of Guideline value page.

PLACE: ERODE Er.K.KUMARAGURUPARAN

DATE : 27 / 06 / 2020 Chartered Engineer & Registered Valuer
 # Page No:

Applicant’s Site

RCC Residential Building

Paramathi Velur Main road

To Paramathi -
 To Valarai gate

Applicant’s Site

layout road
Ac Sheet Building
To Main road -

Applicants: 1.Thiru.R.Nallaiyan S/o.Ramasamy gounder

2. Thiru.N.Deivanai W/o.R.Nallaiyan

Address of the Property : D.No:3/1 -3, Ward-H, Block-01, T.S.No:65/1, 68,69 and Plot Nos:6,7, 8 Pt,
Karattuppalayam @ 46-Muthanampalayam village, Tiruchengode Municipal limit, Paramathi velur road ,
Karattupalayam, Tiruchengode Taluk, Namakkal District.

File Path : E:\Parandh-2020\Photofiles\093-Nallaiyan.docx Ref No:KKG/ERD/SHF/093

Date :27/06/2020

Er. K. KUMARAGURUPARAN
BE.,MIE.,FIV.,MICA.,FICI.,DIP(VASTU) , P.G.DIP (VAL).,
CHARTERED ENGINEER & REGISTERED VALUER
Ar.K.K.KARTHE.B.Arch.,MS (UK) M.SC (RE&V)
REGISTERED ARCHITECT
SREE BALAAJI BLUE PRINTERS & ENGINEERS
CELL NO : 94430 – 59095/89039-59095
Ref No:KKG/ERD/SHF/093, Date:27/06/2020 #Page No:

Rough line sketch showing the details of the land and Building at D.No:3/1 to 3, Ward-H, Block-1,

T.S.Nos:65/1, 68, 69 and Plot Nos:6,7,8(pt) and Karattupalayam @ 46-Muthanampalayam village,

Tiruchengode Municipal limit, Karattupalayam, Paramathi Velur Road, Tiruchengode Taluk, Namakkal District.

ad
athi Ro
Param
--->
i Gate
Valara
lur
ram athi ve
<-- Pa 45'-6"
40'-0"

33'-7"
88 ft
/19 0 S
51
18 0 0.0 88 t
o : 0 19 Sf
c.n :2 2/ 0 Applicants:
Do ent 1 85 0.0
t n o :
4 55
Ex c.
50'-0"

:
Do ent
45'-10"

Residential t
Ex 1.Thiru.R.Nallaiyan S/o.Ramasamy gounder
building
15'-5"
100'-0"

2.Tmt.N.Deivanai W/o.R.Nallaiyan
12'-0"

24'-0"

Portico
Kullampaalayam

12'-0"

Stair Index:
Raju House

49'-0"
Applicant's site shown in
L.Subramaniam Teacher

45'-6" RCC Building Shown in

88 t
/19 Sf
70 .0 0
:1
8
6 80 AC Sheet building shown in
Property

c .no :4
Do t
en
117'-0"

239'-9"

t
Ex
9'-0"
6'-0"

AC Sheet
88
26'-3"

ft
/19 0 S
77'-0"

71 .0
Building : 18 65
4
c .no :3
Do e nt
t
Ex
38'-3"

40'-0" 45'-0"
P.velappan Plot No:05
Bharathkumar Plot No:08

Plot Nos:6,7,8(Pt)
62'-9"
66'-0"

99 Sf
t
19
7/ 0
88 9 7.5
o: 60
c.n :
Do ent
t
Ex

85'-0"

30'0" wide layout road

To Main road -->
<-- Tail end
ENGINEER
SITE PLAN
"Guru illam", # 6/113, Vasuki 5th Street, Bus
Stand one way route, ERODE - 638001
0424-2256955, 94437-05950,53,35 & 58

Er.KUMARAGURUPARAN & ASSOCIATES "Lo Ka Niwas", 463 Salem main road,

(Opp Anna Statue) B.Komarapalayam -638183
Er.K.KUMARAGURUPARAN 04288-261837, 9443705965,51,52,25
B.E.,M.I.E.,F.I.V.,M.I.C.A.,F.I.C.I.,DIP(VASTHU)
CHARTERED ENGINEER AND REGISTERED VALUER "KKAK Illam, 32 Sivagnanam Street, Opp to
Kamatachi kalayana mandapam,
Cell - 94430 59095, Email - valuerguru@gmail.com
Bhavani-638301
Ar.K.K.KARTHE 04256-230159, 9443704256
B.Arch, MS (UK), M.Sc(RE&V),
REGISTERED ARCHITECT Visit Us: Mail us: erdvaluerguru@gmail.com,
Cell - 89039 59095, Email - arkharthi@gmail.com www.valuerguru.in kpmvaluerguru@gmail.com

DRAWN BY: Parandhaman. B.Tech.,

 Valarai Gate

Applicants: 1.Thiru.R,Nallaiyan S/o.Ramasamy gounder 2.Tmt.N.Deivanai W/o.Nallaiyan

Name of the Company : ----
Ref No:KKG/ERD/SHF/093, Date: 27/06/2020Index:Applicant’s site shown in ( (11°21'47.5"N 77°53'24.2"E)
File Path : E:\Parandh-2020\Location Map\093-Nallaiyan, Deivanai.docx

ENGINEER
Sr.No. Street Name Guideline Value Guideline Value Land Classification Effective
(₹ ) (British Value) (₹ ) (Metric Value) Start Date

1 VELUR ROAD 804/ Square Feet 8660/ Square Metre Residential Class I Type - I 09-Jun-2017

2 VELUR ROAD 804/ Square Feet 8660/ Square Metre Residential Class I Type - I 09-Jun-2017

3 VELUR ROAD 804/ Square Feet 8660/ Square Metre Residential Class I Type - I 09-Jun-2017

4 VELUR ROAD 804/ Square Feet 8660/ Square Metre Residential Class I Type - I 09-Jun-2017

5 VELUR ROAD 804/ Square Feet 8660/ Square Metre Residential Class I Type - I 09-Jun-2017

6 VELUR ROAD 804/ Square Feet 8660/ Square Metre Residential Class I Type - I 09-Jun-2017

7 VELUR ROAD 804/ Square Feet 8660/ Square Metre Residential Class I Type - I 09-Jun-2017

8 VELUR ROAD 804/ Square Feet 8660/ Square Metre Residential Class I Type - I 09-Jun-2017

9 VELUR ROAD 804/ Square Feet 8660/ Square Metre Residential Class I Type - I 09-Jun-2017
EAST SIDE

10 VELUR ROAD 804/ Square Feet 8660/ Square Metre Residential Class I Type - I 09-Jun-2017
EAST SIDE