Professional Documents
Culture Documents
Valuer Empanelled with Hon’ble Calcutta High Court & Punjab National Bank (PM & IM)
23/2/23, MALL ROAD, DUM DUM, KOLKATA-700 080.
(M) +91 – 89610 46635, +91 – 98315 43830
S. No PARTICULARS CONTENTS
I. Introduction
1. Name of the Valuer Mr. Profulla Kumar Pal, Panel Valuer of PNB
23/2/23 Mall Road, Dum Dum, Kolkata 700 080
Mob: 89610 46635, 98315 43830
2. Date of Inspection 02-03-2021
Date of Valuation 03-03-2021
3. Purpose of Valuation Reassessment of Mortgaged Asset
4. Name of Property Owner/s Sri Niranjan Roy, S/o Late Naresh Chandra Roy
(Details of share of each owner
in case of joint & Co-ownership)
Name of Proposed Purchaser
5. Name of Bank/FI as applicable Punjab National Bank (UBI) Balurghat Branch
6. Name of Developer of the Property NA
(in case of developer-built properties)
7. Whether occupied by the owner / tenant? Self - Occupied
If occupied by tenant, since how long?
II. Physical Characteristics of the Asset
1. Location of the property in the city Mouja – Khadimpur, JL No: 110, LR Plot No. 309, LR Kh: 1546/1
Plot No. / Survey No.
Door No. Khadimpur Dipalinagar. PO & PS: Balurghat. Dist –Dakshin
T. S. No. / Village Dinajpur.
Ward / Taluka
Mandal / District
2. Municipal Ward No. Balurghat Municipality
3. City / Town Balurghat
Residential Area/ Commercial Area/ Industrial Residential Area
Area
4. Classification of the area:
High / Middle / Poor Middle
Metro / Urban / Semi Urban / Rural Urban
5. Coming under Corporation limit/ Village Municipality
Panchayat/ Municipality
6. Postal address of the property Khadimpur Dipalinagar. PO & PS: Balurghat. Dist –Dakshin
Dinajpur.
7. Latitude, Longitude and Coordinates of the site 25.21743, 88.77495
8. Area of the plot/land (supported by a plan) 8 Decimal=3484 sqft
9. Layout plan of the area in which the property is Not Available
located
10. Development of surrounding areas Developed Residential Area with scattered commercial activity
11. Details of Roads abutting the property Pathway 10’ wide
12. Whether covered under any State / Central Govt. To be Checked legally
enactments (e.g. Urban Land Ceiling Act) or
notified under agency area / scheduled area /
cantonment area
13. In case it is an agricultural land, any conversion to Residential Land
house site plots is contemplated
14. Boundaries of the property A B
North P/o Niranjan Sarkar
East P/o Uttam Sarkar
South
Municipality Road
West
Municipality Road
Extent of the site considered for valuation (least Land Area= 8 decimal=3484 sqft
of 14 A & 14 B) BU= 3443.2 sqft
15. Description of Adjoining propertiesS
North P/o Niranjan Sarkar
East P/o Uttam Sarkar
South Municipality Road
West Municipality Road
16. Survey no. if any Mouja – Khadimpur, JL No: 110, RS Plot No. 309, Kh: 1546/1
Annexure I
Valuation
Sr# Particulars Specification
1. Valuation Methodology Cost Approach
Income Approach
Market Approach
Hybrid Approach √
2. Reason of Choosing the particular approach Cost approach has been chosen to get the
Valuation of Construction. Market Approach has
been chosen to get the valuation of Land.
Valuation of Building:
Sr # Floor No./ Item BU in Sqft Valuation / Depreciation Present Valuation
Name sqft as new
1. RCC, PCC, Lime 3443 Sqft Rs. 1200 50 X ( 100−10 ) % Rs. 1200 X 3443 X 44% =
Washed 80 Rs. 18.18 Lakhs
= 56%
Valuation of Building Component at present Rs. 18.18 Lakhs…….(B)
Valuation of Land:
a. Size of plot 8 Decimal
b. Prevailing market rate As per our observation and recent market trends, land price
on road to on Road this area varies between ₹ 6 Lakh - ₹ 7
lakh / decimal.
c. Govt Value of Land @ Rs. 28,80,000 which is only for stamp duty collection and
much lower than actual trading price.
d. Assessed/adopted rate of valuation ₹ 6.50 Lakh / decimal
e. Estimated value of Land ₹ 6.50 lakh X 8 decimal = ₹ 52 Lakhs……(ii)
As a result of my appraisal and analysis, it is my considered opinion that the present market value of the
above property in prevailing condition with aforesaid specifications is Rs. 380.53 Lakhs (Rupees Three
Crore Eighty Lakh Fifty-three thousand only). (Prevailing market rate along with details /reference of at
least two latest deals/transactions with respect to adjacent properties in the areas. The reference should be
of properties/plots of similar size/area and same use as the land being valued). The other details are as
under:
i. Date of purchase of immovable property: Not Known
ii. Purchase Price of immovable property: Not Known
iii. Book value of immovable property: ₹ 70.18 Lakhs.
iv. Realizable Value of immovable property: ₹ 63.16 Lakhs.
v. Distress Sale Value of immovable property: ₹ 56.14 Lakhs.
vi. Guideline Value (value as per Circle Rates), if applicable, in the area where Immovable
property is situated. ₹ 28,80,000 for the said Land, (Copy Enclosed).
Enclosed:
v. Declaration from the valuer
vi. Model code of conduct for valuer
vii. Photograph of owner with the property in the background
viii. Screen shot (in hard copy) of Global Positioning System (GPS)/Various Applications
(Apps)/Internet sites (eg Google earth)/etc
APPENDIX V
14. Particulars
i. background information of the asset being None
valued
ii. Purpose of valuation and appointing authority Bank Loan, BM of PNB (Br)
iii. Identity of the valuer and any other experts Mr. Profulla Kr. Pal (Panel Valuer)
involved in the valuation; Mr. S D Bhaduri (Associate)
iv. Disclosure of valuer interest or conflict, if any; None
v. Date of appointment 02-03-2021,
Valuation date and 02-03-2021,
Date of report 03-03-2021
vi. Inspections and/or investigations undertaken 02-03-2021
vii. Procedures adopted in carrying out the Sale Comparison Method
valuation and valuation standards followed
viii. Restrictions on use of the report, if any; Only for Bank Loan Purpose
ix. Major factors that were taken into account None
during the valuation;
x. Caveats, limitations and disclaimers to the None
extent they explain or elucidate the limitations
faced by valuer, which shall not be for the
purpose of limiting his responsibility for the
valuation report.
Appendix-VII