MANDALA ENGINEERING CONSULTANCY PVT. LTD. RABIBHAWAN, KATHMANDU. The Property belonging to Mr. Akash Biswakarma ,Dabila, 12 Bardaghat, Nawalparasi was inspected, measured and relevant notes were made during the inspection visit on Saturday 10" October, 2022, in order to prepare a report incorporating all the observations and details affecting the valuation exercise. It is based on the facts,figures and documents supplied by owner, our detailed assessment of the property, the surrounding locality and the prevailing developmental trends. The property that has been valuated is located in Nawalparasi. The property comprises of a plot of land measuring 16 kattha, as per the land ownership paper which matched in actuality A valuation report of this property has been prepared on the basis of an examination of the relevant land ownership paper, available cadaster map, physical verification of the site, detailed discussions with relevant persons and on prevailing norms as well as procedures that | have involved through my various experiences. It is my considered opinion that the valuation of the aforementioned property is Rs.1,92,000,00 and in words : One Crore, Ninety Two lakhs. lalso hereby, declare that | have no direct or indirect interest in the property that has been valuated. 12" October 2022 Er Janardhan Uprety- +9779808517773Valuation of land: The valuation of any land is very depended on a number of important factors such as the location, environment, size and shape of the property as well as the supply and demand economics prevailing during the time of valuation. In terms of location, the property is located in Residential area The immediate environment as has been mentioned is non busy residential area As regards the size of the property, it is fair compared to Nawalparasi Municipality standards. As regards topography and shape the land under discussion is flattish and rectangular shaped. Apart from the above mentioned considerations, the property under discussion must, above all, be evaluated within the context of supply and demand economic prevailing in the country. However, the price of the land ultimately depends on the Psychologies of the buyer and seller. It must also be borne in mind that in the last few months, the prices of the lands have tended to remain fairly static. The inflationary trend in land prices seems to have levelled off. The final scale figure is very depended on who is more desperate the buyer or the seller. Generally speaking, the scale figure tends to be arbitrarily on the high side. The scale figures can be referred to as “Commercial Values”, With reference to the property under discussion, the value of the land has been determined By using the weighted average method where 10% weightage has been given to the value fixed by the government, 30% weightage to the commercial value of the land fixed on the basis of market survey, our spot valuations and comparable valuations and 60% weightage has been given to the “distressed value" as determined by our past experiences. In the case of highly desirable areas, the distressed value tends to be quite close to the commercial value. The different values that have been considered in this valuation exercise are as follows: By the weighted average method, the price of the land has been taken to be Rs. 12 lakhs per Kattha. (Calculation shown in Appendix V: Land Value Calculation) Description ‘Area ofLand [Recommend |Value of land land(Rs.) rate/kattha(Rs.) Plot No. 478,479,658 76 kattha 12,00,000 | 7,92,00,00 Ward No. 12 of ,NawalparasiVi floor aluation of Buildings: As it has already been mentioned a two and half storied house. The plans and site plan are given in appendix. The detailed description of the building are as follows: Walls: Walls are made of local bricks in Cement mortar and internal and external wall surface plastered with cement mortar. The plastered surface has been painted. Floor: Ground floor is solid floor type and neat cement finished and floor is RCC floor slab. Ceiling: The ceiling have been plastered and painted Doors and Windows: The doors and windows frame are of salwood. The window shutter frames are also salwood. The shuttersare glazed. The windows have grills, External doors have panelled shutters Roof: The roof is RCC. Sanitary:Three bathrooms and two kitchens are fitted with standard sanitary essentials. Electrical: Wiring is sub-surface wiring. The electrical fixtures are of ordinary type. Calculation of Value of the Building SN 1 ‘Age of the building 4 Plinth Area (sqft) 1094.92 First Floor Area (sq.ft) 1039.78 Second floor Area (sqft) 720.01 Prevailing plinth area Rs. 2,500 rate/saft Value in terms of civil Rs. works 7,136,775 10 % of ew for sanitary Rs. 713,677.5 8% of cw for electricity Rs. 570,942.0 Total Cost Rs. 8,421,394.5 Depreciation Rs. 151,585.10 rate/annum Depreciated rate (Rs) Rs. 151,585 Present net value of a building after deduction off —_g »¢9 809 depreciation ow So present net value of the building= Rs. 8,269,809Summary ofvaluation Thus the value of the property belonging to Mr. Akash Biswakarma can be synopsised as follows: 1 Value of land= Rs.1,92,00,000/- Total cost = Rs. .1,92,00,000 (in words : One Crore, Ninety Two lakhs) Equivalent to Euro: 149,022.04 euro (exchange rate 1 euro = 128.84 Nepali Ruppess on 12" October 2022)