TABLE OF CONTENTS

1. COVER LETTER................................................................................................1

2. GENERAL INFORMATION..................................................................................2

3. REMARKS & OBSERVATION.............................................................................2

3.1. OPINION......................................................................................................................2
3.2. FREE ACCESS TO THE PROPERTY.....................................................................................2
3.3. VALUATION THEORY AND METHODOLOGY.........................................................................3

4. SOURCES OF INFORMATION............................................................................3
4.1. INFORMATION UTILIZED IN THE REPORT............................................................................3
4.2. RELIANCE AND LIMITATIONS...........................................................................................3
4.3. ADHERENCE TO GUIDELINES TO VALUATION FURNISHED BY THE BANK.................................3

5. QUALIFICATION AND DECLARATIONS..............................................................3

6. APPENDIX.........................................................................................................4
6.1. DETAILS OF ASSETS......................................................................................................4

7. POSSIBILITY OF FUTURE IMPROVEMENT........................................................6

8. SALES VALUE...................................................................................................6

9. RENT.................................................................................................................7

10. LAND AREA CALCULATION.............................................................................8

12. VALUATION TABLE OF LAND..........................................................................9

12.1. COST OF FIXTURES...................................................................................................10
12.2. DEPRECIATION..........................................................................................................10

13. SUMMARY OF THE PROPERTY VALUATION..................................................11

14. REMARKS AND LIMTING CONDITIONS.........................................................11

1. COVER LETTER

1
2. GENERAL INFORMATION

2.1 Name and address of the client :

2.2 Type of property to be mortgaged :

2.3 Owner of the property :
2.4 Owner's address :
2.5 Plot no. of the land :
2.6 Area of the land as per Lalpurja :
2.7 Location
2.7.1 Address where the property is situated :
2.7.2 Boundary parameters (As per Ward sifaris)

Plot no. East West North South

Plot no : Plot No: Plot no:

3. REMARKS & OBSERVATION

River set back : Not applicable

Electric Transformers : Not applicable
Mines : Not applicable
3.1. Opinion
The area is developed for residential and commercial activities. During last few years, it
has been found that the price of the land has gone up all of the sudden due to its
proximity to the city and the valuation has been considered accordingly. Its
proximity to the Kathmandu area makes it more important
3.2. Free access to the Property
After site visit, it could be confirmed that the property has got a free access through the
road. Alignment is clearly shown on the government cadastral survey map.
According to the letter from the ward committee/VDC office the road has been
confirmed.
3.3. Valuation Theory and Methodology
3.3.1. Land Value
Following method has been adopted for estimating the value of land:
3.3.2. Comparative method
In method, the sales from transaction of vicinity of land properties are studied and
then a fair price for the land is fixed based on the collective data.
The Physical nature such as length, Width, situation etc. is required to consider in
detail before fixing up the price.
Extensive inquiry is carried by the associates with the local resident familiar with
the property transactions around the locality to find out the current buying and
selling price of the land.
The rate of the land adopted by the Malpot Department office for the particular
locality is also noted. Due weight age is given to all the information and most
probable current land rate is fixed and adopted
4. SOURCES OF INFORMATION
4.1. Information utilized in the report
i) All Necessary documents were made available to us.
ii) Direct inquiry from the local people.
iii) Physical verification and measurement.
4.2. Reliance and Limitations
The opinions of the value are based upon the fact and assumption identified in
this report. The valuator takes no responsibility for the changes in market
conditions.
The stated opinions of the value are effective as of the date of value based upon
information that was available to the valuator at the time of valuation analysis was
conducted. Values may change substantially with time and the valuator reserves the
right to change.
To the best of our knowledge, all matters of factual nature discussed in this report
are true and correct. No Important factors have been intentionally over looked or
withheld.
5. QUALIFICATION AND DECLARATIONS
This valuation was conducted for the purpose of establishing Fair Market &
Distress values of the said property for

We certify that our firm is full authorized to carry out the valuation work
under the prevalent laws and we are fully equipped and competent to carry
out the assignment and have the necessary qualifications, skills and
experience required for the same.
 All matters of a factual nature discussed in this report are true and
correct. No factors have been overlooked or withheld.
We have physically inspected, verified & measured the properties in the
presence of the representative of the owner/client on Date: 17th April, 2017.
We have obtained all required papers/documents of the property examined
and verified. The property being valued does not have legal or any other
complications.
6. APPENDIX
6.1. Details of Assets
6.1.1. Location
The Property is Located as such: Road, street or a lane on which the :
Width and type of road :
Distance from Main Road,Ring Road :
Distance from permanent structure, from centerline of the road :
Location map :
Comments :

6.1.2. Commercial Importance

Present importance of locality is as
follows:
Proximity to Civil amenities e.g. : All normal facilities are available near the
Market, School, hospitals etc. locality.
Means of proximity to the surface : Vehicles and people can reach to the
transportation by which locality is property.
served to.
Uses of Land, Building : The main use of the land is for residential
purpose
6.1.3. Description of Land
Shape of the land e.g. Rectangular, : Rectangular
triangular, Trapezoidal, and irregular
Frontage : 603.5 Ft.
Facing of land : South
Requirement of filling : Not applicable
6.1.4. Area recorded in Legal Documents
Sq. m : 20550.19
Sq. ft. : 221200.45
(Ropani-Anna-Paisa-Dam) : 40-6-1-1
6.1.5. Area as per Site Measurement (After Deduction for Land Development):
Sq. m : 15645.15
Sq. ft. : 168403.04
(Ropani-Anna-Paisa-Dam) : 30-12-0-0.75
6.1.6. Land Ownership Documents (Lalpurja):
a. Type of ownership : Single and Freehold
b. Owner of the property :
c. Comments (if any) : None
6.1.7. Land Revenue (Malpot):
a. Whether current revenue has been
: Paid
paid
b. Comments (if any) : None
c. Comments (if any) : None
6.1.8. Land Registration paper:
a. Whether normal sale/gift : Normal sale (i.e. Rajinama)
b. Date of registration : Not Known
c. Whether 6 months 34 days in-case of normal : Elapsed
sale (as per Muluki Act chap. 17, Clause No.
2) & 2 years in-case of gift (as per Muluki Act
chap. 19, Clause No. 5) has elapsed
d. Comments (if any) None
6.1.9. Map of the land Plots (i.e. Cadastral Map) prepared by GON, Geodetic
Survey Department:
a. Whether the plot is indicated in the map : Yes
b. Whether the access is clearly marked on the : Yes
map
c. Whether the shape of land in field tally with : Yes
the map
d. Comments (if any) : None
6.1.10. New Survey of Land:
a. Whether new survey of the land has been : Yes
carried out
b Whether new land ownership document has : Yes
. been issued
c. Whether the area of the land has been : Decreased
increased or decreased compare to that
recorded in the existing land ownership
document
d If the area of land has increased in the new : N.A.
. survey whether the land revenue office has
carried out the spot inquiry/verification &
surveyed to confirm the increase
e. Comments (if any) : The land area measured in the
site has been decreased than
the area mentioned in the
Lalpurja. Therefore, measured
area has been considered for
Valuation purpose.
6.1.11. Permission to mortgage:

a. Permission of Dept. of Industry/Commerce if : N/A

the Property is owned by P. Ltd. (as per
Company Act 2021chap. 2, clause 25-1 “Ka”
b. Comments (if any) : None
6.1.12. Right of Property:
a. Source from which the property has been : Purchased from others
acquired
b. Is there any claimant to the property : N/A
c. Has all the adult in the family/shareholders : N/A
been fully informed that this property is being
mortgaged, whether they have also given their
consent for this act
d Relation between the client and owner of the Same
property
e Whether the property was previously N/A
mortgaged to another financial institutions or
organizations
f If mortgaged, has it been released N/A
g Comments (if any) None
6.1.13. General:
a. Whether free access to the property is : Yes
available
b. Has whole or part of the land been notified for : None
acquisition for any other purpose by Govt. or
any statutory body
c. Comments (if any) : None
6.1.13.1. Opinion
6.1.13.2. Brief Description of Location of Property
It is one of the developed Commercial area of the Kathmandu District.
7. POSSIBILITY OF FUTURE IMPROVEMENT
As the location of the property is suitable for the commercial purposes, value and
importance of the land is sure to grow in future too.
8. SALES VALUE
We have taken following prices of land that are based on the possible value of land
locational importance, interview or inquiry with the local inhabitants for finding out the
prevailing land price in this locality and data of the Malpot Karyalaya to ascertain the
government price of the land.
Commercial Rate : Rs.2,50,00,000 per Ana.
Government Rate : Rs. 50,00,000 per Ana
9. RENT
9.1 Occupant of the land Building
:
9.2 Yearly income from the land : N/A
 10. LAND AREA CALCULATION

S.N Area
a b c 2s s s-a s-b s-c s(s-a) (s-b)(s-c)
. Sq. Ft.
A1 291.33 63.75 300.50 655.58 327.79 36.46 264.04 27.29 86116352.01 9279.89
A2 300.50 46.50 315.16 662.16 331.08 30.58 284.58 15.92 45868851.50 6772.65
A3 315.16 99.50 364.41 779.07 389.54 74.38 290.04 25.13 211120275.62 14529.98
A4 364.41 17.25 350.75 732.41 366.21 1.80 348.96 15.46 3545089.12 1882.84
A5 350.75 148.08 457.92 956.75 478.38 127.63 330.30 20.46 412482676.35 20309.67
1007387935.7
A6 457.92 172.83 380.83 1011.58 505.79 47.87 332.96 124.96
0 31739.38
A7 380.83 120.00 459.83 960.66 480.33 99.50 360.33 20.50 353034440.83 18789.21
A8 459.83 80.58 454.83 995.24 497.62 37.79 417.04 42.79 335578954.93 18318.81
A9 454.83 80.67 499.92 1035.42 517.71 62.88 437.04 17.79 253102376.19 15909.19
A10 499.92 52.50 459.08 1011.50 505.75 5.83 453.25 46.67 62370619.81 7897.51
A11 459.08 150.16 347.83 957.07 478.54 19.46 328.38 130.71 399583208.61 19989.58
A12 347.83 98.92 266.83 713.58 356.79 8.96 257.87 89.96 74160209.89 8611.63
A13 266.83 193.58 189.67 650.08 325.04 58.21 131.46 135.37 336705697.64 18349.54
A14 74.33 30.33 78.67 183.33 91.67 17.34 61.34 13.00 1266519.97 1125.40
A15 78.67 65.25 116.67 260.59 130.30 51.63 65.05 13.63 5961262.47 2441.57
A16 116.67 69.67 98.92 285.26 142.63 25.96 72.96 43.71 11808132.08 3436.30
A17 80.67 129.16 105.83 315.66 157.83 77.16 28.67 52.00 18155692.23 4260.95
A18 105.83 16.16 96.75 218.74 109.37 3.54 93.21 12.62 455431.78 674.86
A19 96.75 37.67 130.67 265.09 132.55 35.80 94.88 1.88 843992.87 918.69
A20 130.67 29.25 122.67 282.59 141.30 10.63 112.05 18.63 3132885.30 1770.00
A21 122.67 19.00 126.58 268.25 134.13 11.46 115.13 7.55 1334546.52 1155.23
A22 113.16 39.75 120.00 272.91 136.46 23.30 96.71 16.46 5058234.79 2249.05
A23 17.25 101.08 99.50 217.83 108.92 91.67 7.83 9.41 736462.37 858.17
A24 83.16 126.25 147.25 356.66 178.33 95.17 52.08 31.08 27471126.23 5241.29
A25 147.25 150.16 91.33 388.74 194.37 47.12 44.21 103.04 41721592.92 6459.23
A26 91.33 31.16 102.16 224.65 112.33 21.00 81.17 10.17 1945666.86 1394.87
A27 69.67 52.33 86.75 208.75 104.38 34.71 52.05 17.63 3322742.42 1822.84
A28 86.75 52.50 69.75 209.00 104.50 17.75 52.00 34.75 3351759.13 1830.78
Total Sq. Ft. 228019.10
Total Ana 666.24
Total Ropani 41.64
Total area 41-10-0-3.77
Area.(Sq.ft) Ana R-A-P-D.
Total actual area measured 228019.10 666.24 41-10-0-3.77
Total area on document 224537.38 656.06 41-0-0-1.00
25% Land deducted for land Development 56134.35 164.02 10-4-0-0.25
Total area considered for valuation 168403.04 492.05 30-12-0-0.75

11.
12. VALUATION TABLE OF LAND
Commercial Value of Land
Governme
S. Plot Commercial nt Weightage value Total Total
No
. No. Value Value (Per Ana) area Amount
(100% of Commercial
    (Per Ana) (Per Ana) rate)  
(In
        Ana)  
    Rs./Ps. Rs./Ps. Rs./Ps.   Rs./Ps
30-12-0-
        0.75  
5,000,00 25,000,000 492
1 25,000,000 0 .00 .05 12301171293
             

Fair Market Value

Governme
S. Plot Commercial nt Weightage value Total Total
No
. No. Value Value (Per Ana) area Amount
(70% of Commercial
    (Per Ana) (Per Ana) rate)  
(30% of Government (In
      rate) Ana)  
    Rs./Ps. Rs./Ps. Rs./Ps.   Rs./Ps
30-12-0-
        0.75  

5,000,00 19,000,000 492 9,348,890,182.

1 25,000,000 0 .00 .05 62
             
12.1. Cost of Fixtures
(Electrical and Sanitary) : Depending upon quality of fixtures, fittings & workmanship
etc. of electrical and sanitary works, an amount of 7% of
total cost of building has been considered for the costing of
this particular.
12.2. Depreciation
: To calculate the depreciation "Straight line method" has
been adopted for its simplicity and moreover, it is being
used or practiced widely in the property appraisal field.
Depending upon quality, workmanship, maintenance and
repair, etc. we have taken the total life of the building as
50 years and there by a yearly depreciation of 2% per
annum has been taken to arrive at the present reasonable
building cost.
13. SUMMARY OF THE PROPERTY VALUATION
Fair market value
Amount
S.N. Particulars
Rs. /Ps.
I.  
   Name
 
  i) Land (Plot no.) 9,348,890,182.62
  Grand Total 9,348,890,182.62
  Say Rs. 9,348,890,000.00
In words: Rupees Nine Billion Three Hundred Forty Eight Million Eight Hundred Ninty
Thousand Only.

Distress value
Amount
S.N. Particulars
Rs. /Ps.
I. Name 
   
   

  i) Land (Plot no. ). 6,544,223,127.83

  Grand Total 6,544,223,127.83
  Say Rs. 6,544,223,000.00
In words: Rupees Six Billion, Five Hundred Forty Four Million Two Hundred Twenty Three
Thousand Only.

14. REMARKS AND LIMTING CONDITIONS

- The opinions of value of the property as stated above are based on the facts and
assumptions identified in this report. The valuator takes no responsibility for
changes in market conditions in future.
- The stated opinions of value of the property are effective as of the valuation
execution date based upon information that was available to the valuator at that
time. Value of the property may change substantially with time, and the valuator
reserves the right to alter stated opinions of value of the property if relevant
information becomes available later on.
- To the best of our knowledge, all matters of factual nature discussed in this report
are true and correct.
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