REF:-SSG/VAL/UBI/2020 (1) DATE:-12/09/2020

Report of Valuation of ‘‘Hotel Surya’’ Restaurant & Lodging, On Gat No. 28, Nashik
- Pune National Highway, At. Mohdari, Tal. Sinnar, Dist. Nashik. To estimate Fair
Market Value for Purpose of determining Bank Security against Loan.
Date of Inspection 11th September 2020
Applicant Mrs. Mirabai Laxman Binnar
Mrs. Laxman Baburao Binnar
Owner’s Mrs. Mirabai Laxman Binnar
Mrs. Laxman Baburao Binnar
Area statement :-
Area of Land Gat No. 28, 4000.00 sqmt (43040.00 sqft)
Total B/U Area of Restaurant & Lodging, 217.22 sqmt (2337.28 Sqft)
Carpet Area of Restaurant & Lodging, 184.63 sqmt (1986.69 Sqft)
As per Guideline Value - Rs. 62, 89, 600/-
As per Fair Market Value - Rs. 01,02, 27, 200/-
As per Realizable Value - Rs. 92, 04, 480/-
As per Distress Value - Rs. 81, 81, 760/-

As per Fair market Value -

(In Words: - Rupees Rupees One Cr. Eight Lac Fifty Two Thousands & Two
Hundred Only)

Report Submitted to Union Bank of India ( Andhra Bank)

Sinnar Branch, Dist.Nashik
TO,
UNION BANK OF INDIA,
BRANCH: SINNAR, NASHIK

VALUATION REPORT (IN RESPECT OF LAND / SITE AND BUILDING)

REF:-SSG/VAL/UBI/2020 (2) DATE:- 12/09/2020

I GENERAL
1. Purpose for which the valuation is made Bank Loan purpose
2. a) Date of Inspection 11/09/2020
b) Date on which the valuation is made 12/09/2020
3. List of documents produced for perusal
i) Approved plan
ii) NA Order
iii) Electricity Bill
iv) 7/12 Extract
v) Commencement Certificate
4. Name of the owner(s) and his / their Mrs. Mirabai Laxman Binnar
address(es) with phone No.(details of Mrs. Laxman Baburao Binnar
share of each owner in case of joint ‘‘Hotel Surya’’ Restaurant & Lodging
ownership) Nashik - Pune National Highway, At.
Mohdari, Tal. Sinnar, Dist. Nashik. 422102
5. Brief description of the property The Property is in the form of Commercial
‘‘Hotel Surya’’ Restaurant & Lodging, ,
Bearing on Gat No. 28, Situated On Nashik -
Pune National Highway, At. Mohdari, Tal.
Sinnar, Dist. Nashik,422102.
6. Location of the property
a) Plot No. / Survey No. Gat No. 28
b) Door No. -
c) T.S. No. / Village Mohdari
d) Ward / Taluka Sinnar
e) Mandal / District Nashik
7. Postal address of the property ‘‘Hotel Surya’’ Restaurant & Lodging,
Grampanchayat Property No. 77 of Gat No.
28, On Nashik - Pune National Highway, At.
Mohdari, Tal. Sinnar, Dist. Nashik 422103
8. City / Town Mohdari
Residential Area No
Commercial Area Yes
Industrial Area N/A

REF:-SSG/VAL/UBI/2020 (3) DATE: - 12/09/2020

9. Classification of the area
i) High / Middle / Poor class Middle class
 ii) Urban / semi urban / Rural Rural area
10. Coming under corporation Limit / Village Within The limit Mohu, Mohdari
Panchayat / Municipality Grampanchayat
11. Whether covered under my State / Central N/A
Govt. enactments (e.g.Urban Land Celling
Act) or notified under agency area
/scheduled area / cantonment area.
12. In case it is an agricultural land, any N/A
conversion to house site plots is
contemplated
13. Boundaries of the property ‘‘Hotel Surya’’ Restaurant & Lodging,
G No. 28
North Adj. Nashik - Pune National Highway
South Adj. Remaining Part Of Same Gat No.28
East Adj. Nashik - Pune National Highway
West Adj. 9.0m Wide Paste Road & Remaining Part
Of Same Gat No.28
14. Dimension of the Site / Plot A B
As per the Deed Actual
North N/A
South N/A
East N/A
West N/A
15 Extent of the site Commercial Hotel
16 Extent of the site considered for valuation N/A
(least of 14 A & 14 B)
17 Whether occupied by the owner / tenant? Owner Occupied
If occupied by tenant, since how long?
Rent received per month.
II. CHARACTERSTICS OF THE SITE
1 Classification of locality Commercial Hotel
2 Development of surrounding areas Good
3 Possibility of frequent flooding / sub - No
merging
4 Feasibility to the Civic amenities like Within the periphery of 7.00 km
School, Hospital, Bus Stop, Market. Etc.
5 Level of land with topographical Leveled
conditions
6 Shape of land Rectangular Cum Triangular
7 Type of use to which it can be put Restaurant & Lodging (Commercial)
8 Any usage restriction No.
9 Is plot in town planning approved layout? Yes
10 Corner plot or intermittent plot? Intermediate
11 Road Facilities Nashik - Pune National Highway
12 Type of road available at present Asphalt road
13 Width of road –is it below 20 ft. or more 60m Wide Nashik - Pune National Highway
than 20 ft.

REF:-SSG/VAL/UBI/2020 (4) DATE: -12/09/2020

14 Is it a Land – Locked land? Road front land
15 Water potentiality Yes, Mohu, Mohdari Grampanchayat water
connection
16 Underground sewerage system No
17 Is power supply available at the site? Yes
18 Advantages of the site
1 It is on Nashik- Pune National -
Highway Front property
2. -
19 Special remarks, if any, like threat of N/A
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 Size of plot 4000.00 sqmt
North & South N/A
East & West N/A
2 Total extent of the plot N/A
3 Prevailing market rate Rs.1800/- per sqmt
4 Guideline rate obtained from the Rs.760/- per sqmt
Registrar’s Office ( an evidence thereof to
be enclosed)
5 Assessed / adopted rate of valuation Rs.1800/- per sqmt
6 Estimated value of Land Rs.72, 00, 000/-
Part – B ( Valuation of Building )
1 Technical details of the Bungalow
a) Type of Building( Residential/ Restaurant & Lodging
Commercial / Industrial)
b) Type of Construction ( Load bearing / R C C Frame Structure
RCC / Steel Framed)
c) Year of construction Commencement Certificate issued by
Mohdari Grampanchayat, Dt. 28/11/2013
Completion Certificate not produced by
owner. But Approx Year- 2013-14

i) Present age of Building 10 Years (Avarage)

ii) Residual age of Building
d) Number of floors and height of each
floor including basement, if any
e) Plinth area floor - Wise
50 Years With Proper maintenance and care
G + First floor
Floor to Floor Ht. 3.65 m
Ground floor = 108.61 sqmt
First floor = 108.61 sqmt
Total B/ U Area = 217.22 sqmt

REF:-SSG/VAL/UBI/2020 (5) DATE: - 12/09/2020

 f) Condition of the building Completed & Good
i) Exterior – Excellent, Good, Normal, Good
Poor
ii) Interior - Excellent, Good, Normal, Poor Good

Specification of Construction (Floor Wise) in respect of -

Sr. No Description Ground Floor First Floor
1 Foundation R.C.C. Column & Footing -
2 Basement No. -
3 Superstructure 230 mm thk B.B.M. in C.M. 230 mm thk B.B.M. in
C.M.
4 Joinery / Doors & Windows Laminated Flush Door & Laminated Flush Door
(Please furnish details about size Allu. Sliding Window with & Allu. Sliding
of frames shutters, glazing, fitting Safety Grill. Window with Safety
etc. and specify of timber) Grill.
5 R C C works Completed Completed
6 Plastering Cement Plaster & Cement Plaster &
Distemper Paint Distemper Paint
7 Flooring, Skirting, dadoing Vitrified Tiles with skirting Vitrified Tiles with
skirting
8 Special finish as marble, granite, Granite used for kit. Otta, Granite used for Door
wooden paneling, grills etc. Door & window frame. & window frame.
9 Roofing including weather proof R.C.C. Slab with Brick bat R.C.C. Slab with Brick
course water proofing bat water proofing
10 Drainage Completed Completed

2. COMPOUND WALL N/A

Height N.A
Length N.A
Type of construction N.A
3 Electrical Installation
Type of wiring Open casing capping & Concealed wiring
Class of fittings (superior / Medium
ordinary/poor)
Number of light points 50 Nos.
Fan points 20 Nos
Spare plug points 20 Nos.
Any other item N.A.
4 Plumbing Installation
a) No. of water closets and their type 6 Nos. Indian W.C.
b) No. of wash basins 15 Nos.
c) No. of urinals 3 Nos.
d) No. of bath tubs N.A
e) Water meters, taps etc. N.A
f) Any other fixtures N.A
REF:-SSG/VAL/UBI/2020 (6) DATE: - 12/09/2020

Details of Valuation
Details of the Property -
Sr Particulars Plinth Roof Age of Estimated Replacement Depreciation Net value after
No of Item area height building replacement cost in Rs. in Rs. depreciation in
in sqmt rate of 15% Rs
construction
in Rs
1 Ground 108.61 3.65 50 14500/- 1574845/- 236226.75/- 1338618/-
Floor
2 First Floor 108.61 3.65 50 14500/- 1574845/- 236226.75/- 1338618/-
Total 217.22 - - - - - Rs.26,77,200/-

As per GuidelineValue –
Valuation of Plot – 4000.00 Sqmt X 760/- = Rs. 3040000/-
Valuation of Shed– 217.22 Sqmt X 14960/- = Rs. 3249611/-
Valuation of Miscellaneous– N.A.
Total (As per Guideline Value) – Rs. 6289611/-
Say - Rs. 62, 89, 600/-
Part- C (Extra Items)
1 Portico N.A
2 Ornamental front door N.A
3 Sit Out / Verandah with steel grills N.A
4 Overhead Water Tank ( 15000 liter) N.A
5 Extra steel / collapsible gates N.A
Total Nil
Part – D ( Amenities)
1 Wardrobes No
2 Glazed tiles No
3 Extra sinks and bath tub No
4 Marble / ceramic tiles flooring No
5 Interior decorations Rs.100000/-
6 Architectural elevation works No
7 Paneling works No
8 Aluminum works No
9 Aluminum hand works No
10 False ceiling No
Total Rs.100000/-

Part – E (Miscellaneous)
1 Separate toilet room No
2 Separate Meter room Rs.100000/-
3 Separate water tank / sump No
4 Trees, gardening No
5 Kitchen & Store room Rs.75000/-
Total Rs.175000/-
REF:-SSG/VAL/UBI/2020 (7) DATE: - 12/09/2020

Part – F (Services)
1 Water supply arrangements No
2 Drainage arrangements No
3 Compound wall with Gate Rs.75000/-
4 C. B. deposits, fitting etc. No
5 Pavement No
Total Rs.75000/-

Total abstract of the Entire property

Part - A Land Rs.72, 00, 000/-
Part - B Building Rs.26,77,200/-
Part - C Extra items Nil
Part - D Amenities Rs.100000/-
Part - E Miscellaneous Rs.175000/-
Part - F Services Rs.75000/-
Total Rs. 01,02, 27, 200/-
Say Rs. 01,02, 27, 200/-

As a result off my appraisal and analysis, it is my considered opinion that the Present Market
Value of the above in the prevailing condition with aforesaid specifications is Rs. 01,02, 27,
200/- (Rupees One Cr. Two Lac Twenty Seven Thousands & Two Hundred Only) The
Realizable Value of the above property is Rs. 92, 04, 480/- (Rupees Ninety Two Lac Two
Thousands Four Hundred & Eighty Only)and the Distress Value of the above property Rs.
81, 81, 760/- (Rupees Eighty One Lac Eighty One Thousands Seven Hundred & Sixty
Only). The Undersigned has inspected the property detailed in the valuation Report dated
12/09/2020 on Saterday.
We are satisfied that the fair and reasonable market value of the property is
Rs. 01,08, 52, 200/- (Rupees One Cr. Eight Lac Fifty Two Thousands & Two Hundred
Only)
REF:-SSG/VAL/UBI/2020 (8) DATE: - 12/09/2020

CERTIFICATE

This is to certify that the building plan is approved by Mohu, Mohdari Grampanchayat
office.On Dated 28/11/2013, is genuine & construction of the property is as per approved plan.

Place: Sinnar
Date: 12/09/2020

CERTIFICATE FROM BRANCH/ CHIEF MANAGER

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-

Date: 12/09/2020
Signature
(Name of the Branch Manager with Official Seal)
REF:-SSG/VAL/UBI/2020 (9) DATE: - 12/09/2020

PART G - DECLARATION -
I hereby declare that
(a) The information furnished in Part I is true and correct to the best of my knowledge &
belief.
(b) I/We have no direct or indirect interest in the property valued.
(c) The property was inspected by Myself on 11/09/2020, in presence of Mrs.Mirabai Binnar
(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 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) Initial financial liabilities, taxes, duties, dues, royalties etc., if any on the assets is not taken
into consideration by us.

NOTES -
A) The report shall neither be reproduced nor be used for any purpose, other than
mentioned herein Above without written permission of the Valuer.
B) In absence of the Title certificate at the time of valuation, the property is considered to
be having clear marketable title.
C) The Valuer accepts only limited Liability towards the Values so estimated.
D) The legal aspect was not considered in this valuation.
E) The Valuation report contains 13 pages.
F) My report is on the basis of data & information supplied to me by client or bank.
The information collected by me during inspection, where as data & information
not available, I have presume certain information for my report.

Place: - Sinnar
Date: - 12/09/2020
REF:-SSG/VAL/UBI/2019 (10) DATE: -
12/09/2020
External & Internal Photographs of ‘‘Hotel Surya’’ Restaurant & Lodging, On Gat No. 28,
On Nashik - Pune National Highway, At. Mohdari, Tal. Sinnar, Dist. Nashik.

‘‘Hotel Surya’’

REF:-SSG/VAL/UBI/2019 (11) DATE: -

12/09/2020
 Restaurant Kitchen

Lodging Rooms Room No.1

Room No.2 Room No.3

REF:-SSG/VAL/UBI/2019 (12) DATE: -
12/09/2020

Room No.4 Room No.5

Room No.6 Washroom/Toilet

Wc & Bath Wc & Bath

REF:-SSG/VAL/UBI/2019 (13) DATE: -
12/09/2020

Nashik - Pune National Highway

Location Map