List of Contents

S.No. Particulars Page no

0.0 Valuation Certificate

0.0 Request Letter of Bank
1.0 Quick review 1
2.0 Introduction 2
a) Owner of the Property under valuation
b) Permanent address of Property Owners
c) Name of Client
d) Purpose of Valuation
e) Property Butted & Bounded (Charkilla)
f) Information about the property
3.0 Summary of Valuation Report 2-3
4.0 List of Property Valuated 3
5.0 Details Of Building 3-4
6.0 Details of Land 4-5
7.0 Commercial Importance of the Property 5
8.0 Legal Aspects 5
9.0 Valuation Rate and Basis 5-6
a) Land
b) Building
10.0 Valuation of Land 6
11.0 Valuation of Building 6
12.0 Summary of Property valuation 6
13.0 Date of Property Valuation 6
14.0 Distress Value 7
15.0 Declaration 7
16.0 Summary Comments 7
17.0 Photographs 8
18.0 Drawings 9
a) Cadastral Survey Maps of the plot under valuation
b) Trace Map
b) Site Plan
c) Location Plan
19.0 Legal Documents 10
a) Land Ownership certificate of the property owners
b) Citizenship certificate of the property owner/client
c) Boundary Parameter certificate of the plots
d) Malpot Clearance Receipt
 Singh S Singh Consult, Kathmandu A Progress Report for Mr. Rabin Dhakal

1.0 Quick Review

1.1General Information
Partculars Description Address Remarks
Name of Client Mr. Rabin Dhakal Taranagar vdc-5, Gorkha
Name of Ow ner Mr. Rabin Dhakal Taranagar vdc-5, Gorkha
Location of Property Land & Building Manakamana Marga, Balaju vdc-9 Ka,Kathmandu
Category of collateral Land & Building First Party Collateral

1.2 Fair Market Value of Property

1.2.1Land
S.N. Description Plot No. Area(R-A-P-D) Area as per field Area considered Total Value
as pe r lalpurja m easurm ent(R-A-P-D) for valuation( R-A-P-D)
1 Land of plot nos. 2058 &3073 0-4-3-1 0-4-0-0 0-4-0-0 1130000.00
Extra Deduc
Total 1130000.00

1.2.2 Building
S.N. Description At Plinth area Total Value Remarks
Ground Floor ( sq.ft.)
1 Building Manakamana Marga, Balaju vdc-9Ka,kathmandu 859.08 860000.00
Total 860000.00

1.3 Total Fair Market Value of Property

S.N. Description Amount Remarks
1 Land of plot nos. 2058 & 3073 1130000.00
2 Building 860000.00
Extra Deduction
Total 1990000.00

1.4 Distress Value

Basis of Distress Value Value Amount
S.N. Zone Description w eitage Rs. Rs.
1 Commercial Area 25%
2 Residential Area 20%
Land of plot no 2058 & 3073 1130000.00 904000.00
Buidling ( Under Costruction) 860000.00 860000.00
3 Industrial and Institutional 30%
4 Rural( agricultural purpose) 40%
Total 1990000.00 1764000.00
Extra Deduction 4000
Total 1990000.00 1760000.00

1.5 Estimated Cost To Complete this building

S.N. Floor Area Rate per unit Coverage Am ount

sq.f t. Rs. per sq.ft Percentage Rs.
1 Foundation( Sub Structure) 864.82 555.00 100% 479975.1
2 Ground Floor 864.82 900.00 75% 778338.00
3 First Floor 738.34 900.00 75% 664506.00
4 Second Floor 462.00 900.00 75% 415800.00
SubTotal 1258313.10
Electrification @ 3% 37749.39
Sanitary and w ater supply @ 3% 37749.39
Total 1333811.89
Depreciation @ 1.66% per year from the date of completion
Net value of Building 1333811.89
Extra Deduction 7552.32
Total 1326259.57
1.6 Date of Property Valuation: 3rd April 2008

Prepared By: Checked By:

 Singh S Singh Consult, Kathmandu A Progress Report for Mr. Rabin Dhakal

1.7 Purpose Of Valuation: To be mortgaged in Bank Of Kathmandu Ltd..Branch Office., Jawalakhel

2.0 INTRODUCTION

On the request of Bank Of Kathmandu Ltd..,Central Office, Kamaladi, Kathmandu an experienced Civil Engineer cum
valuator and one assistant inspected the property belonging to him for the valuation on 1 st April 2008.The inspection visit
yielded the following details:

a) Owner of the property under valuation : Mr. Rabin Dhakal

Taranagar vdc-5, Gorkha

b) Permanent Address of the Property Owner : Mr. Rabin Dhakal

Taranagar vdc-5, Gorkha

c) Name of client : Mr. Rabin Dhakal

Taranagar vdc-5, Gorkha

d) Purpose of Valuation : Request for Loan.

e)Property Butted and Bounded ( Charkillai):

(In the Ownership of Mr. Rabin Dhakal)
As certified by Ichangu Narayan, Halchwok, Kathmandu
For Plot Nos:-2058 & 3073
Direction Plot No
North Kachchi Motorable Way
South Land of Machhari Magarjan
East Goreto Way
West Land of Mr. Jib Prashad Regmi

f) Information of Property:
i) Land:
These land holding of the owner Mr. Rabin Dhakal, Taranagar vdc-5, Gorkha of plot nos. 2058 & 3073 are located at
Manakamana Marga, Balaju vdc-9 Ka., Kathmandu which is very near to Radha Krishna Temple of Balaju outer Ring
Road. This land is located at very light residential area. This land is rectangular in shape. The Kachchi motorable way is
connected at north side of these land. The level of land is parallel to road level.
ii) Building:
There is a Building under construction at these plots. The foundation of this building is complete & at Super structure
ground floor’s columns & brick walls are complete. The first floor level slab is just casted. This Building drawing has got
Municipality Approval up to two and half stories.

3.0 Summary of Valuation Report

3.1 Purpose of Valuation : To be mortgaged in Bank of Kathmandu Ltd.Branch Office. Jawalakhel

3.2 Client

Name : Mr. Rabin Dhakal

Address/Corresponding
Father’s Name
Grandfather’s Name
Citizenship No. & Date of Issue
Citizenship issued district
: Taranagarvdc-5, Gorkha
: Mr. Ganga Prashad Dhakal
: Mr. Bal Krishna Dhakal
: 970/43973 and 051/11/11
: Gorkha

Prepared By: Checked By:

 Singh S Singh Consult, Kathmandu A Progress Report for Mr. Rabin Dhakal

3.3 Owner of the property

Name : Mr. Rabin Dhakal

Address/Corresponding
Father’s Name
Grandfather’s Name
Citizenship No. & Date of Issue
Citizenship issued district
: Taranagarvdc-5, Gorkha
: Mr. Ganga Prashad Dhakal
: Mr. Bal Krishna Dhakal
: 970/43973 and 051/11/11
: Gorkha

4.0 List of Property Valuated

4.1 Land

Plot Nos. : 2058 & 3073

Area of Land as per land
Ownership paper : 0-4-1-0 and 0-0-2-1 (R-A-P-D) respectively
Land Registration Date : 2064/9/4
Type of Land : Khe. Ab

4.2 Building
Constructed on Plot Nos. : 2058 & 3073
Purpose of Construction : Residential
Year of completion : Under Construction
Type of structure : Frame Structure
No. of Storey : Under Construction
Face of Building : North

4.3 Location

Road, street or lane on which

the property located
Distance of District Head
Quarter from the property
Nearest Airport
Distance of Nearest Highway
Distance from road, chowk or
Any prominent point
Location map
: Kachchi Motor able Way
: 4-5 Km from the site
: 9-10 Km from Tribhuvan International Airport, Sinamangal
: 4-5 k m from Kalanki
: 1-2 km from Dhunge Dhara
: attached

5.0 Details of Building

5.1 Description of Building

Considering only ground floor

Type of Structure : Frame Structure)

Face of the Building : North
Walls : 9” thick brick wall in cement/sand mortar
Roofing : R. C. C. (except top roof of C.G.I.sheet )
Flooring : not started
Plaster : not started
Windows : only frame has been fixed.
Electricity : not started
Water Supply and Sanitary : not started
Sewage System : not started

Prepared By: Checked By:

 Singh S Singh Consult, Kathmandu A Progress Report for Mr. Rabin Dhakal

5.2 Building Notes

Total Height : 32’10”

Length : 37’7”
Width : 22’10”
No of Story : one
No of Rooms : 4
No of Toilets & Bathroom : 0

5.3 Area Calculation of Building

S.N. Description Length Bredth Area Remarks

ft. ft. sq.ft.
1 Ground Floor 22.86 37.58 859.08
Total 859.08
adding the w indow part 0 0 5.74
Total 864.82

5.4 Built up Area

Block A
Year of Construction : 2064
Ground Floor : 864.82 sq..ft.
Area Considered for Valuation : 864.82 sq.ft.
Total Land Area : 1352.34 sq. ft
Total Area Coverage : 63 %

6.0 Detail of Land

6.1 Location of Assets

Name of Place : Manakamana Marga, Balaju

Ward No. : 9 Ka.,
VDC : Balaju
District : Kathmandu
Zone : Bagmati

6.2 Description of Land

Plot Nos. : 2058 & 3073

Ownership type : Free
Land Holding Type : Free
Shape : Rectangular
Frontage : 27’5”
Facing of Land : North
Level of land : Parallel to way
Classification of Land : Residential
Land may be used for : Residential
Nearest Commercial Place : Balaju Chwok
Remarks Regarding Insurance : No danger of landslides and flood
Accessibility : Approximately 1-2 km from the Balaju Chwok
Width of Connected Road : 15’ Kachchi Motorable Way
Importance of the Location : Light residential area

6.3 Area Calculation of Land

Area a b c s Area
Part side side side s=a+b+c/2 A=sqrt. s(s-a)(s-b)(s-c)
ft. ft. ft. ft. sq.ft.
For Plot No. 2058 &3073
Area 27.75 49.66 57.58 67.495 688.75
Area 57.58 27.45 48.5 66.765 663.59
Total 1352.34
.

Prepared By: Checked By:

 Singh S Singh Consult, Kathmandu A Progress Report for Mr. Rabin Dhakal
(Note: 1 Anna = 342.25 sq.ft.)

6.4 Area of Land

Plot No. : 2058 & 3073

As per lal purja : 0-4-3-1 (R-A-P-D)
Area verified in field : 0-4-0-0 (R-A-P-D)
Area considered for valuation : 0-4-0-0 (R-A-P-D)

Note: - Lesser of the area recorded in the land ownership documents and that measured at site is considered for
valuation.

7.0 Commercial Importance of the Property

Proximity of Civil amenities e.g.

Markets,Hospital,Park
Surface transport serving the location
Use of land for Residential purpose
or commercial use
Chance of increasing the value of property
: All these Facilities are available in 3 km. radius
: All vehicles can reach to the property
: Residential
: Chance of increasing the value of property looks
moderate.

8.0 Legal Aspects

Plot Nos. 2058 & 3073

Following related documents have been checked and noted as under

 Type of Ownership : Single
 Ownership of land : Freehold
 Name of the Owner : Mr. Rabin Dhakal
 Town/Village : Manakamana Marga, Balaju vdc-9 Ka., Kathmandu
 Normal Sale/Gift : Sale
 Whether the time for Normal sale 6 month 35 days or
2 years for gift has been elapsed? : No
 Whether access road to plot is clearly shown in
Cadastral survey map or not? : No
 Whether the plots are indicated in the map or not? : Yes
 Whether the shape of the land in the field tally
With map or not? : Yes
 Whether the area of the land matched as
compared to that in existing LALPURJA ? : Slightly decreased
 Relation between client and the owner of the
Property : Same Person
 Whether free access to the property is available : Yes
 Whether high voltage Electricity Line passes
Through the land : No

9.0 Valuation Rate and Basis

9.1 Land

The main factors we have been considered for land valuation are accessibility, centrality location, business relevance,
future scope of the land etc. In this method, capitalized value of the property has been studied by comparison with
capitalized value of similar property in the locality from the recent sale transaction and inquiries with the local residents
familiar with the land transaction around the locality.

Land has been valued at 40% government fixed rates plus 70% of the fair market sale and prevailing market rate. The
Government fixed rate (Minimum Registration rate of the land charged by Gov. Registration Department, Directive issued
by Malpot Office,Dillibazar, Kathmandufor fiscal year 2064/065) is NRs. 2400000.00 per Ropani and prevailing market
rate is taken to be NRs.54,40,000.00 per Ropani. Valuation applicable to this residential plot is judged to be as follow.

Prepared By: Checked By:

 Singh S Singh Consult, Kathmandu A Progress Report for Mr. Rabin Dhakal

9.2 Building

It has been done by built up area method. In most cases, it is not possible to estimate correctly the
quantity of different items to work on building because of the unavailability of working drawings in the
building, therefore, the valuation is done on the basis of plinth area of the building making suitable
adjustments for depreciation.

The valuation of the building on cost approach plinth area to be adopted.

Floor Rate/sft. Remarks

Foundation 555.00 x
Ground Floor 450.00 x
Miscellaneous: Facilities Viz sanitary and water supply @4.5%, Electricity fitting @ 4.5% of civil works.
The Depreciation @ 1.66% per year from five year after constructed date is deducted from the civil
works.

10.0 Valuation of Land

For Plot Nos. 2058 & 3073

Rate (NRs) Weighted value (NRs)
Area of Land Width at Fixed by
Prevailling
considered for front governm ent Value of
m arket rate 30% of 70% m arket
valuation road (Per Land
(Per Kaththa) governm ent rate rate
(Kaththa) side Kaththa)
Rs.
Rs
0.25 2400000.00 5440000.00 180000.00 952000.00 1132000.00
Deduct 2000
Total 1130000.00

11.0 Valuation of Building

Areas for valuation are taken from the Municipality approved area for construction.

S.N. Floor Area Rate per unit Coverage Am ount

sq.ft. Rs. per sq.ft Percentage Rs.
1 Foundation( Sub Structure) 864.82 555.00 100% 479975.1

2 Ground Floor 864.82 720.00 75% 622670.40

3 First Floor 738.34 720.00 75% 531604.80
4 Second Floor 462.00 720.00 75% 332640.00
SubTotal 1966890.30
Electrif ication @ 3.5% 68841.16
Sanitary and w ater supply @ 3.5% 68841.16
Total 2104572.62
Depreciation @ 1.66% per year f rom the date of completion
Net value of Building 2104572.62
Extra Deduction 0.00
Total 2104572.62

12.0 Summary of Property Valuation

S.N. Description Amount (NRs)

1 Lands of plot nos. 2058 & 3073 1130000.00
2 Building 860000.00
Extra deduction (-)
Total: 1990000.00

13.0 Date of field visit and inquiry of prevailing rate of land with local people: 3rd April 2008

Prepared By: Checked By:

 Singh S Singh Consult, Kathmandu A Progress Report for Mr. Rabin Dhakal

14.0 Distress Value based no norms of Bank of Kathmandu

Basis of Distress Value Value Amount

S.N. Zone Description w eitage Rs. Rs.
1 Commercial Area 25%
2 Residential Area 20%
Land of plot no 2058 & 3073 1130000.00 904000.00
Buidling ( Under Costruction) 860000.00 860000.00
3 Industrial and Institutional 30%
4 Rural( agricultural purpose) 40%
Total 1990000.00 1764000.00
Extra Deduction 4000
Total 1990000.00 1760000.00

The distress value of this property is NRs. 17, 60,000.00 (In Words: Seventeen Lakhs, Sixty Thousands Nepalese
Rupees Only).

15.0 Declaration

We declare that the value of NRs. 19,90,000.00 (In words: Ninteen Lakhs, Ninty Thousands Nepalese Rupees Only)
calculated for the property of Mr. Rabin Dhakal, Taranagarvdc-5, Gorkha holding the property of land of plot nos. 2058 &
3073, Manakamana Marga, Balaju vdc-9 Ka., Kathmandu whereas the distress value comes NRs. 17,60,000.00 (In
Words: Seventeen Lakhs, Sixty Thousands Nepalese Rupees Only) for the same property.

16.0 Summary Comments

Features of Location:

Positive Features:
This land and Building is located at newly developing area of Balaju outer ringroad as shown in location plan.This area’s
land price is increasing day by day due to increasing the real state plannings from local developers.This area is 1.2 km
from Ring road Dhunge Dhara at front Of Bansthali School.So this area ‘s future value is very good .

Negative Features:
No negative Feature:

Environmental Concerns:
This is newly developing area so all local people are active to develop new roads,drainage in there local area.The local
people is collecting fund and donating also for this purpose. As a whole the local environment is good there.

Prepared By: Checked By:

 Singh S Singh Consult, Kathmandu A Progress Report for Mr. Rabin Dhakal

PHOTOGRAPHS
Property of Mr. Rabin Dhakal,
Manakamana Marga, Balaju,
Kathmandu Metropolitan City-9 Ka., Kathmandu

East-North View of Property

View of Kitchen/Dinning Room

Prepared By: Checked By:

 Singh S Singh Consult, Kathmandu A Progress Report for Mr. Rabin Dhakal

View of Staircase

North View of Property East View of Property

West View of Property East View of Property

R.c.c slab of first floor

Prepared By: Checked By:

 Singh S Singh Consult, Kathmandu A Progress Report for Mr. Rabin Dhakal

18.0 Authorized Drawings

Prepared By: Checked By:

 Singh S Singh Consult, Kathmandu A Progress Report for Mr. Rabin Dhakal

19.0 Legal Documents

S.N. Floor Area Rate per unit Am ount Rem arks

sq.ft. Rs. per sq.ft Rs.
1 Foundation( Sub Structure) 864.82 555 479975.1
1 Ground Floor 864.82 900.00 778338.00
2 First Floor 738.34 900.00 664506.00
3 Second Floor 462 900.00 415800.00
SubTotal 2338619.10
Electrification @ 4.5% 105237.86
Sanitary and w ater supply @ 4.5% 105237.86
Total 2549094.82
Depreciation @ 1.66% per year f rom the date of completion 0.00
Extra Deduction 94.82
Net Total 2549000.00

Prepared By: Checked By: