OF

FIXED ASSETS
At
Benighat Rorang Rural Municipality-03,(Sabik Benighat -01) Dhading District.

Owner :
Mr. Raj Kumar Tripathi
Benighat Rorang Rural Municipality-03,(Sabik Benighat -01) Dhading District.

Client/Borrower:

Mr.Raj Kumar Tripathi

Benighat Rorang Rural Municipality-03,(Sabik Benighat -01) Dhading District.

SUBMITTED TO: -
Rastriya Banijya Bank LTD.
Malekhu Branch

Ph.No:

SUBMITTED BY: -

Er.Binod Dhakal
Nilkantha-03,Dhading
TEL:9857062060
bibisdhalak1@gmail.com

19th March 2021

 TABLE OF CONTENTS: -

Page No.

. 1 Valuation Certificate 1

2 Summary of Valuation Report 2

3 Remarks 4

4 Detailed Report on Valuation of Property 5

A General Information

1 Purpose of Valuation
2 List of Property Evaluated
3 Information about Client
4 Information about Land and Owner
B Information of Location
1 Importance of Location
2 Facilities avaliabilities
3 Future Prospective

C Access to Property 6

D Details of Land Area 7

E Land Value Calculation 8

F Method of Valuation 9
G Legal Aspect of Property 10

5 List of Documents used and attached in this valuation 11

6 Annexes
 Er.Binod Dhakal,Dhading

Date:- 19th March 2021

The Branch Manager
Rastriya Banijya Bank LTD.
Malekhu Branch
Dhading

Project: Valuation Certificate

Dear Sir / Madam,

As per your request regarding job assignment for valuation of the property, it is our pleasure to submit the VALUATION REPORT of
the following property which is proposed to be mortaged to the bank by :

CLIENT: Mr.Raj Kumar Tripathi

ADDRESS: Benighat Rorang Rural Municipality-03,(Sabik Benighat -01) Dhading District.

The property consists of Two plot of Land

1) Owner: Mr. Raj Kumar Tripathi
Type of
S.N Location Plot No. Area as per Lal Purja
Properties

a Land 6(Ka)/2112 0-1-1-2

Benighat Rorang Rural Municipality-03,
(Sabik Benighat -01) Dhading District.
b Land 6(Na)/888 0-4-3-1

We hereby declare that:

With the request of the bank we have physically inspected, Verified & Measured the Properties in the presence of the
1
client on 16th March 2021.
We also certify that no individual in our firm has any financial interest in the said property and client or the client's
2
business.
3 We have obtained and verified legal and other related documents.

The conclusion in this report are our unbiased considered opinion of Fair Market Value and Distress Value of the subject
4
assest as of the date of valuation which is 19th March 2021.

5 The information furnished is true and correct to the best of our knowledge and belief.
6 We understand that the bank may inspect the property and reserves the right to accept or reject this valuation report.

The area of the land as per land ownership certificate of (LORC) plot 6(Ka)/2112 is (0-1-1-2) & 6(Na)/888 is (0-4-3-1).
7 Total Area as per measurement of plot 2112 is (0-1-1-1.89) & plot 888 is (0-4-3-0.61) and total area Considered For
Valuation is (0-1-0-2.73) & (0-4-3-0.61).

8 The Source of the plots is Ansabanda & transfer Date is 2077/8/14.

ROW (Right of Way ) of 6mtr & 25 mtr of plots (2112 & 888 )has been deducted as per Fundamental Guideline issued
9 by Ministry of Federal Affairs and Local Development regarding town development, town planning and building
Construction, 2072.

Commercial Rate for the plot 2112 is NRs. 600000 & plot 888 is NRs. 1,500,000 & Government Rate is NRs.131250 &
10
256250 per Ana respectively.

11 Does the Collateral fall under Watch list category? (No it does not fall under watch list category.)
12 Valuation Guidelines of the bank provided to us have been fully complied with.
1) 0.2 Ana of plot 2112 has been deducted by ROW.
13 Comments:
2) plot 888 is touched by Prithivi Highway.
The plot 888 is accessible by Prithivi highway & plot 2112 is accesible by 4mtr wide Earthen road . The plot 888 lies 50mtr & plot
2112 is 500m far from R.B.B. Malekhu Branch. The Boundary of the Land is Clear & Distinct.

Mr Raj Kumar Tripathi

 Er.Binod Dhakal,Dhading

The Fair Market value of the property (Rs.): 5,249,500.0

###

In Words NRs. Fifty Two Lakhs Forty Nine Thousand and Five Hundred Rupees Only.

The Distress value(DV) of the property (Rs.): 4,199,600.0

In Words NRs.Forty One Lakhs Nienty Nine Thousand & Six Hundred Rupees Only.

All relevent calculation and documents are attached herewith for the reference and record which constitute integral part of this
valuation report.

Sincerely yours,

Yours truly
Er.Binod Dhakal
NEC No. Civil 6773''A"

Mr Raj Kumar Tripathi

 Er.Binod Dhakal,Dhading

SUMMARY OF VALUATION REPORT :

Name : Mr.Raj Kumar Tripathi
Benighat Rorang Rural Municipality-03,(Sabik
1 Information of Client Address :
Benighat -01) Dhading District.
Contact no. : 9861518319

2 Property Evaluated Land

3 Particulars of Land (Area in Ropani)

Owner of the Area as per Lal Area as per Actual Area considered
SN Location of the property Plot No.
Property Purja Measurment for valuation

1 Benighat Rorang Rural 6(Ka)/2112 0-1-1-2 0-1-1-1.89 0-1-0-2.73

Mr. Raj Kumar Municipality-03,(Sabik
Tripathi Benighat -01) Dhading
2 District. 6(Na)/888 0-4-3-1 0-4-3-0.61 0-4-3-0.61

4 Accessibility and other Misc. Particulars of Land

Importance
Access in the Blue
S.N Plot No. (Commercial, residential Access at the Site Remarks
Print
etc.)

1 6(Ka)/2112 Residential Not Shown Available None

2 6(Na)/888 Residential Shown Available None

5 Boundry of Land
S.N Plot No. East West North South
1 6(Ka)/2112 plot. 1652 plot. 2113 plot. 1546 plot.2111
2 6(Na)/888 plot. 75 Road plot. 74 plot. 887

6 Value of Land (Amount in Nrs.)

Fair Market Rate

((60 % of
Distress value
Area Considered Commercial Fair market
Plot No. Commercial Rate Government Rate (80% of Fair
(in Ana) Rate+ 40 % of Value(FMV)
market Value)
Government
Rate))

6(Ka)/2112 600,000.00 56,250.00 1.17 382,500.00 447,525.00 358,020.00

6(Na)/888 1,500,000.00 256,250.00 4.79 1,002,500.00 4,801,975.00 3,841,580.00
Total 5,249,500.00 4,199,600.00

7 Value of Building (Amount in Nrs)

Depreciation
Area Considered 18%, Using Fair Market
SN Rate ( Per Sq.ft) Value of Building
(in Sq. ft.) linear method as (Depreciated Value)
2 %per year )
1 0.00 0 0.00 0.00 0.00
Total 0.00 0 0.00 0.00 0.00

8 Total Value of the Properties

Fair Market Distress value

S.N Description Remarks
Value(Rs.) (Rs.)
1 Land 5,249,500.00 4,199,600.0
TOTAL (RS) 5,249,500.00 4,199,600.0

Mr Raj Kumar Tripathi

 Er.Binod Dhakal,Dhading

Comments on the importance, acceptability and odds of the properties (Nearness to River, Monument area, High
9
Tension Line and other hazzards etc):

a Importance of the property: Residential

b Nearness to River: No
c Nearness to High Tension Line: No

d Possibility of Land Slide/Flood: No

e. Heritage/Memorial sites near property: No

f. Property Ownership Types: Single

g. Hold Type: Freehold
h. Frontage: 20'5'' & 65'9'' on South Direction respectively.

1) 0.2 Ana of plot 2112 has been deducted by ROW.

i. Other Major Comments:

g Land Registration Paper

a)   Whether Normal
Ansabanda
Sale/Gift/Bakaspatra/Ansabanda
b)  Date of Registration B.S.2077/8/14.

c)   Whether Six Month and 35 days In

case of Rajinama, Two year in case of
Yes
Bakaspatra, Three month incase of
Ansabanda has elapsed

d) Value of Land - -
e) Comments, if any None

REMARKS

The opinions of value stated are based on facts and assumptions identified by us during our valuation work and furnished
*
in this report.
The stated opinions of value are effective as of the date of valuation based on information that was available to the
*
valuator at the time the valuation analysis was conducted.
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 overlooked or withheld.
The property has been physically checked to ascertain whether the building is constructed or not on the same land as
*
described.

* The client has sumbitted necessary documents to us and we found all the documents to be in order and adequate

Opinion:

In our opinion this property may be taken as mortgage for the amount recommended in the Valuation Certificate,
however all the remarks made above shall be taken into consideration.

Mr Raj Kumar Tripathi

 Er.Binod Dhakal,Dhading

DETAILED REPORT ON PROPERTY VALUATION

A. General Information:
1 Purpose of Valuation: To be mortgaged at Rastria Banijya Bank Ltd.
2 List of Property Evaluated: Land Parcel No. 6(Ka)/2112 & 6(Na)/888
3 Information about Client:
Name Mr.Raj Kumar Tripathi
Father's Name: Ran Prasad Tripathi
Grand Fathers's Name: Mr. Dev Datta
Citizenship No.: 3/163 (Dhading)
Date of Issue BS 2058/10/10
Contact Number 9861518319

4. Information about Owner and Land:

Property 1
General information
1.1 Name of the Owner: Mr. Raj Kumar Tripathi
Father's Name: Ran Prasad Tripathi
Grand Fathers's Name: Mr. Dev Datta
Citizenship No.: 3/163 (Dhading)
Date of Issue BS 2058/10/10
Benighat Rorang Rural Municipality-03,(Sabik Benighat -
Address : 01) Dhading District.

1.2 Classification of Area Residential

1.3 Shape Regular
1.4 Facing : South
1.5 Frontage: 20'5'' & 65'9'' on South Direction respectively.
1.6 Boundary Mark/Wall
1.7 Topography Flat

Mr Raj Kumar Tripathi

 Er.Binod Dhakal,Dhading

B. Imformation of Location:

1. Importance of Location: Residential

2. Facilities availability: Proximity of Civil amenities like Markets, Hospital, Park, Surface
transport serving the location

3. Future prospective: Chance of increase in land value

C. Access to Property:

Width as per Field: 4mtr & Prithivi Highway

Width as per map: Not shown

Type of Access: Motorable Earthen Road & Black Top Road

Comments to the accessibility to the property if any:

None

Mr Raj Kumar Tripathi

 Er.Binod Dhakal,Dhading

D Details of land area

Owner: Mr. Raj Kumar Tripathi

1 Land Area as per Lal Purja

S.N Plot No. Area Ropani Anna Paisa Dam

1 6(Ka)/2112 0-1-1-2 0 1 1 2
2 6(Na)/888 0-4-3-1 0 4 3 1
Total 0-6-4-3 0 6 0 3

Ropani Anna Paisa Dam Hat

0 6 0 3
Total Land Area:
Anna Dhur Sq.m. Sq.ft. Hat (front Only)
6.19 11.62 196.81 2117.67

2 Land Area as per Field

Sides of the Triangles (in ft.)

Plot No. Designation of Traingle Area (in sq.ft)
A B C
A 21.75 21.67 31.25 235.51
6(Ka)/2112
B 20.41 31.25 22.83 232.78
Total 468.29
Total area deducted for ROW of 8mtr 67.65
Total area deducted for _ Setback of Kholsa 0.00
Total area deducted for Slope 0
Total area considered after deduction for ROW of 6mtr. 400.64
Anna Dhur Sq.m. Sq.ft. Hat (Front Only)
Total Land Area
1.17 2.20 37.23 400.64

Sides of the Triangles (in ft.)

Plot No. Designation of Traingle Area (in sq.ft)
A B C
A 26.27 65.75 72.75 860.80
6(Na)/888
B 67.00 71.55 23.52 787.68
Total 3053.34
Total area deducted for ROW of 8mtr 1415.02
Total area deducted for _ Setback of Kholsa 0.00
Total area deducted for Slope 0
Total area considered 1638.32

Anna Dhur Sq.m. Sq.ft. Hat (Front Only)

Total Land Area
4.79 8.99 152.26 1638.32

Mr Raj Kumar Tripathi

 Er.Binod Dhakal,Dhading

E. Land Value Calculation

plot 2112
Description Rate as per Ana Remarks
Fairmarket Value 600,000.00
Government Rate 56,250.00

60% of Commercial Rate+ 40% of

Weighted Rate Rs. 382,500.00
Govn.Rate

Area of land
As per Lalpurja 0-1-1-2 Ropani
As per measurment 0-1-1-1.89 Ropani

1) 0.2 Ana of plot 2112 has been

Considerable Area 0-1-0-2.73
deducted by ROW.

plot 2112
Description Rate as per Ana Remarks
Fairmarket Value 1,500,000.00

Government Rate 256,250.00

60% of Commercial Rate+ 40% of
Weighted Rate Rs. 1,002,500.00
Govn.Rate
Area of land
As per Lalpurja 0-4-3-1 Ropani
As per measurment 0-4-3-0.61 Ropani
Considerable Area 0-4-3-0.61 2) plot 888 is touched by Prithivi Highw
Value of Land

Description Value Remarks

Fairmarket Value Rs. 5,249,500.00

In words:
NRs. Fifty Two Lakhs Forty Nine Thousand and Five
Fairmarket Value Rs. 5,249,500.00
Hundred Rupees Only.

Mr Raj Kumar Tripathi

 Er.Binod Dhakal,Dhading

F. Information about Building

Technical Details

Facilities available in Building ie

Electrification, Sanitation, Water Available
supply etc.

General Description
Architecture of the building ie
Residential, Commercial, Hotel, out Residential
dated, others
Comments on present condition of
Properly Maintained
Building
Strength of Structure Normal
Occupant of Building -
Annual Income NA
No. of floor
Height of Floor 9 feet
Year of construction -
Plinth area 0.00
Total Area as per construction 0.00
Total area Considered for valuation 0.00
Type of construction RCC Frame Structure
Type of foundation Isolated Footing
Size of piller 9"X 9"
Size of Beam 9 X 9"
Thickness of Slab 4"
External wall 9", 4"
Partition wall 4"
Door & window frame Wooden
Door and window shutter
Technical Description

Main gate Pannel Door

Inner Door Flush Door
Windows Glazed with Net Shutter
Floor finishing
Rooms Cement Punning
Passage Marble
Stair Marble
Varandah Chips
Terrace Chips
Kitchen Tiles
Toilets Tiles
External Finishing Plaster & Paint
Internal Finishing Plaster and Paint
Roofing RCC
No of lift and capacity None
Electrification Conceal wiring
Sanitary and Watersupply Instalation 1/2" pipeline
Water supply source NA
Solar Pannel fitting NA

Mr Raj Kumar Tripathi

 Er.Binod Dhakal,Dhading

Floor Area Calculation

Area (Sq.ft)
S.N Particular Floor
As per
As Per Approved
Construction
1 Ground floor 0.00 0.00
2 First Floor 0.00 0.00
3 Second Floor 0.00 0.00
4 Top Floor 0.00 0.00
Total - 0.00

Considerable area of Valution - Sq.ft

E. Valuation Table of Buildiing

Description Value Remarks

Building Rate Rs. 0
Building value before Depreciation Rs. 0.00
(18% depreciation, using linear
Depreciated value Rs. 0.00 Method as 2% per year)

Building value after deprecation (Fair

Rs. 0.00
Market Value)

Mr Raj Kumar Tripathi

 Er.Binod Dhakal,Dhading

F. Method of Valuation :

LAND VALUE:

In this evaluation, the area of land according to the Lalpurja and measured actual area is considered and between these
two, the area which ever is less is being adopted. Following method has been used for estimating the value of the land.

a) Comparative Method.
In this method, the sales from tranasection of vicinity of land properties are studied and then a fair price for the land is
fixed based on the collection data. The physical nature such as length, width, situation, etc. are required to be cxonsidered
in detail before fixing up the price
Extensive inquiry is carried out by our associates with the local residents familiar with the property transaction around the
locality to find out the current buying and sellling price of the land.
Minimum restration rate of the land charged by the Government Registration Department is also collected . The rate of
the land adopted by the Government Tax Department of the particulars locality is also noted. Information from the Real
Estate Company or broker is also collected . Due weightage is given to all the information and most probable current
land rate fixed and adopted.
b) Development Method
When a property to be valued is fairly big and no data available from similar land but sale transaction of small plots are
available,on that basis we may adopt the method of Development . In this method, we divide the said plot into small
imaginary plots with adequate road provision in such a way that the similar facilaties and condition is maintained to
match with the available surrounding units for comparison.
BUILDING VALUE:
For calulation value of the building and machineries following method has been used
a) Construction cost method.
This method is used for properties, which rarely come to the the market for sale. In such case, the
actual cost incurred is taken as the basis to decide the value of the property. The market value of the
building is derived by Elelentary costing of the structure. Present basis rate of the materials and labour
are considered for calculating the same. Government norms of analyzing rate are also adopted.
b) Plinth Area Method.
For costing by Elementary costing Method, detail drawing of the building is required and also it takes
considerable time.Hence, considering the condition, this method seems quite resonable.
Following points have to be considered while using this method in valuation :
• Unnecessary feature like ornamental work should not be involved as far as possible.
• Any obstacle method of construction or over specification or unnecessary heavey section are left out
for valuation purpose and only compatible normal types of construction are submitted and valued for.

• Some allowance should be made for the possible difficulty in finding a purchaser for such a
property.
• The amount of required to find the property in usable condition should be considerd.
• The cost providing similar accommodation should be considered rather than the cost of replacement
of the same.
Average Useful/ Service/Economic Life
Due to absence of non -availability of authenticate data for assessing the average useful life of
structure, rough guide with some factor to suite the locally available materials and construction practice
have been considered.
Scrap/Salvage Value
The scrap value of the building has been adopted by checking and inspecting the type of material used
in the construction and its after dimantling. The value of the percentage has been adopted based on the
practice and by judgment and experience.
Depreciation
To calculate the deprecation the "STRAIGHT LINE METHOD" has been adopted for its simplicityand
moreover, it is widely practied. Normal maintenance repair in time is an element of consideration while
calculating deprecation. Hence,to cover all expenses of immediate repair and maintaince of structure, a
suitable percentage of the total value has been considered and deducted from the value wherever
requierd.
% of depreciation = 2 % per Year

Mr Raj Kumar Tripathi

 Er.Binod Dhakal,Dhading

G. Legal Aspects of the Property:

Following legally related documents have been checked and noted as under:
Land Ownership Document (Lalpurja)

a)       Type of Ownership Single

b)       Availability of Tiller NA
Land Revenue (Malpot)
a)  Whether the Current/Land Revenue has
Yes
been paid
b)       Comments, if any None

Land Registration Paper

a)    Whether Normal
Ansabanda
Sale/Gift/Bakaspatra/Ansabanda

b)    Date of Registration B.S.2077/8/14.

c)    Whether 1 year 35 days In case of

Normal Sale (as per Muluki Act Chap 17,
Clause 20 and 2 years 35 days in case of Yes
Gift (as per Muluki Act Chap 19 Clause 5)
has elapsed

d)       Comments, if any None

Right of Property

a)   Source from which the property has

Ansabanda
been acquired

b)   Is there any claimant to the property No

c)   Relation between Client and the Owner

Self
of the property

d)  Whether the property was previously No

mortgaged to any other institution

e)   Has whole or part of the land been

notified or acquisition for any other purpose
No
by the Government or any other statutory
body

f)   Comments, if any None

Mr Raj Kumar Tripathi

Er.Binod Dhakal,Dhading

5. LIST OF DOCUMENTS USED AND ATTECHED IN THIS VALUATION

Obtained Remarks
S.N Particulars of the documents
Yes No
1 Registration Certificate of Firm/Company √
2 Income Tax Registration of Firm Company √
Citizenship certificate of proprietor/partner/promotes of the
3 √
Firm/Company
4 Citizenship Certificate of the owners of the property √
Letter of consent from immediate familiy members for
5 √
mortgage of the property
6 Copy of land ownership certificate (Lalpurja) √
Land Ownership Transfer deed (Rajinama Paper, Gift
7 √
Ansbanda)
8 Land revenue receipt (Malpot Tireko Rashid) √
9 Certifciate of Four Sites (Char Killa) √
10 Blue Print of the land (original, authenticated and survey area) √

11 Trace map/File map of the plots of the land √

12 Approved copy of map for builidng √
13 Approval letter for construction of building √
14 Certificate of completion of the construction √

15 Copy of booklet page depicting minumum Gov. Rate of land √

Location plan and site plan of the property drawn by the

16 √
valuator himself/herself showing length of each side of the site

Invoice, Pragyapanpatra and custom bills, transportation bills,

17 √
installation bills etc. for plant purchasing

18 Photos of Property showing access road and all side views √

Details of the Field Measurement and enlarged Blue print

19 measurement.(The lower area which comes should be taken √
into consideration)

Mr Raj Kumar Tripathi

 Date: 4th September, 2019
To
The Branch Manager
Nepal SBI Bank Ltd.
Malekhu Branch

TO WHOM IT MAY CONCERN

This is to certify that the value of the proposed property (Plot No. 6(Ka)/2112) of owner Mr. Raj Kumar Tripathi best of my
knowledge and beliefs which s based on the documents furnished by applicant. Details of estimate of completed work of
property and values are shown in the sheets attached here with.
Breakdown estimated Value of Building
Work Completed Completed
S.N Particulars Items Amount Remarks
(%) Amount(NRs.)
15% of total
1 Foundation Work Rs. 1,203,300.00 100.0% Rs. 1,203,300.00
Estimated Cost
A Upto Footing Casting Rs. 421,155.00 100.0% Rs. 421,155.00
B Upto Lower Tie Beam Rs. 240,660.00 100.0% Rs. 240,660.00
Upto Plinth Level Tie
C Rs. 541,485.00 100.0% Rs. 541,485.00
Beam
35% total of
2 Superstructure work Rs. 2,807,700.00 100.0% Rs. 2,807,700.00
Estimated Cost
Upto Structure Casting
A Rs. 1,544,235.00 100.0% Rs. 1,544,235.00
Work
B Upto Brick Work Rs. 701,925.00 100.0% Rs. 701,925.00
C Upto Plaster Work Rs. 561,540.00 100.0% Rs. 561,540.00
30% of total
3 Finishing Work Rs. 2,406,600.00 100.0% Rs. 96,264.00
Estimated Cost
A Upto Painting Work Rs. 481,320.00 20.0% Rs. 96,264.00 -

B Upto Tile/ Marble Work Rs. 962,640.00 0.0% Rs. -

C Rs. 601,650.00 0.0% Rs. -

Upto Door/ Window Work

Upto Staicase Railling and

D Rs. 360,990.00 0.0% Rs. -
parapet Railing Work

Electrification & 15% of Total

4 Rs. 1,203,300.00 80.0% Rs. 962,640.00
Sanitation Estimated cost
A Upto Electric Work Rs. 481,320.00 20.0% Rs. 96,264.00 -
B Upto Sanitary Work Rs. 721,980.00 20.0% Rs. 144,396.00
Land Development, 5% of total
5 Boundary Wall, Main Rs. 401,100.00 0.0% 0.00
Estimated Cost
Gate etc.
Total Estimated cost Rs. 8,022,000.00
Total cost of completed work Rs. 5,069,904.00
Total Estimated Area ( Sq.ft) 2292.00
Total Estimated Cost(Per Sq.ft) Rs. 3,500.00