Valuation Report

Of

Residential Flat
Owned by

Smt. Sita Vaidehi Alluri

Flat no.406, Fourth Floor, Dhanunjaya Towers, Tower-B,
H.no.6-3-249/4/6, Naveen Nagar, Banjara Hills, Hyderabad, Telangana

For

SME - Saifabad Branch, Hyderabad.

A
Report By
Nagamallik Macheroutu
8500880013
 Index

Contents
Valuation Certificate___________________________________________________________ 1

Valuation Report _____________________________________________________________ 2

Site Inspection report__________________________________________________________ 8

Valuation - Working ___________________________________________________________ 9

Value of the property _________________________________________________________ 10

Valuation – Steps to arrive at Correct Value _______________________________________ 11

Annexure IV : Declaration Cum Undertaking ______________________________________ 12

Annexure V – Model of Conduct for Valuers _______________________________________ 14

Govt Rate _________________________________________________________________ 17

Details of Transactions around this Property_______________________________________ 18

Site Photographs ____________________________________________________________ 19

Reference From Internet Sites _________________________________________________ 20

Encumberence Certificate _____________________________________________________ 21

Pg. 01 Valuation Certificate

Valuation Certificate
Ref No: 70044E Dt. 01st June, 2022
To
The Asst General Manager,
State Bank of India,
SME - Saifabad Branch,
Hyderabad.
VALUATION CERTIFICATE

This is to certify that the fair market value of the property of Residential Flat @
Flat no 406, Fourth Floor ”Dhanunjaya Towers”, Tower-B, H.no.6-3-249/4/6,
Naveen Nagar, Banjara Hills, Hyderabad, Telangana belonging to Smt. Sita
Vaidehi Alluri is Rs 69,00,000/- (Rupees Sixty Nine Lakhs Only) as on 01st June,
2022.

(Vide Annexure enclosed)

I hereby declare that I have inspected the right property as per schedule/
Photograph submitted. The information furnished is true and correct to the best
of my knowledge and belief and have no direct or indirect interest in the property
valued.

ISSUED WITHOUT PREJUDICE

Naga Mallik
PANEL VALUER, ENGINEER &
LENDERS’ ENGINEER
 Pg. 02 Valuation Report

Valuation Report
I. GENERAL
1 Purpose of Valuation For the information of bank to know the Fair Value &
Realizable & Distress Value of the property
2 a. Date of Inspection 30th May, 2022
b. Date on which the valuation is made 01st June, 2022
3
i) Sale Deed Document no.2767/95
dated:30-03-1995
Documents produced for perusal :

4 Name of the Owner(S) and his/ their Smt. Sita Vaidehi Alluri
address with Phone No.(Details of share of Flat no.406, Fourth Floor,
each owner in case of Joint ownership) Dhanunjaya Towers, Tower-B,
H.no.6-3-249/4/6, Naveen Nagar,
Banjara Hills, Hyderabad, Telangana.
5 Brief Description of Property : This Property is Located in the Banjara Hills and very
near to the Care Hospital
6 Location of property
Plot No/ Nagar / Survey No.
Door No. H.no.6-3-249/4/6
S.F. No. /T.S. No. / R.S. No. -
Village / Block Naveen Nagar
Taluka / Ward Banjara Hills
Mandal / District / Hyderabad,
Municipality/Corporation Under GHMC Limits
7 Postal Address of the Property Flat no.406, Fourth Floor,
Dhanunjaya Towers, Tower-B,
H.no.6-3-249/4/6, Naveen Nagar,
Banjara Hills, Hyderabad, Telangana..
8 City / Town City
Residential / Commercial / Industrial area Residential Areas
9 Classification of the area
High / Middle/ Poor Middle
Urban / Semi Urban / Rural Urban
10 Coming under Corporation Limit / Village Corporation Limits
Panchayat /Municipality
11 Whether covered under any State / Central Nil
Govt. enactments (e.g. Urban Land Ceiling
Act) or notified under agency area /
scheduled area / cantonment area.
 Pg. 03 Valuation Report

12 In case it is an agricultural land any No

conversion to house site plots is
contemplated
13 Boundaries of the property:

North Open to sky facing the road

South Flat no.405
East Open to Sky Corridor and Tower A
West Open to sky & facing road

14 Dimensions of the Site

North -
South -
East -
West -
15 Latitude, Longitude and Coordinates of the Enclosed in the report
site
16 Extent of Site Plinth area:1166 Sft, Carpet Area: Sft.991, Saleable
Area:1296 Sft.
17 Extent of Site considered for valuation Plinth area:1166 Sft, Carpet Area: Sft.991, Saleable
Area:1296 Sft.
18 Whether Property is presently occupied by Tenant
owner or tenant
19 If occupied by tenant What is the total Rs. 22,000/- per month
monthly Rent paid
II CHARACERISTICS OF THE SITE
1 What is the character of the locality? Residential Area
2 Classification of locality Middle
3 Development of surrounding areas Residential Apartments

4 Possibility of frequent No
flooding/Submerging
5 Feasibility to the Civic amenities like 1 to 2 kms
School, Hospital, Bus Stop, Market etc.
6 Level of land with topographical Plain levelled
conditions
7 Shape of land Rectangular
8 Type of use to which it can be put Residential
9 Any usage restriction No
10 Is plot in town planning approved layout? Yes
11 Corner plot or intermittent plot? Intermittent
12 Type of road available at present B.T. Road
13 Is it a Land – Locked land? No
14 Water potentiality Yes
 Pg. 04 Valuation Report

15 What is the Width of the road? – Width of More than 20 ft.

road - is it below 20 ft. or more than 20 ft.
16 Underground sewerage system Yes
17 Power supply is available in the site Yes
18 Advantages of the site
1 This Flat is located in the Developed Residential Area
2
19 Special remarks, if any like threat of This Property is located in the Residential Area there
acquisition of land for publics service shall be neither road widening nor acquisition for public
purposes, road widening or applicability of purposes in the near future.
CRZ provisions etc (Distance sea-coat/tidal
level must be incorporated)
III Valuation of the Property
Part A: Valuation of the Land
1 Size of Plot 1296 Sft
North & South -
East & West -
2 Total extent of the plot 1296 Sft.
3 Guideline Rate obtained from the Registrar 7,600/- per sq.ft. (Enclosed)
Office( an evidence thereof to be enclosed)
4 Value by adopting PMR (Prevailing Market Rs 6,000/- per sq.ft. to Rs. 6,500/- sq.ft.
Rate) Prevailing market rate (along with
details / references of at least two latest
deals/ transactions with respect to adjacent
properties in the areas)
5 Unit rate adopted in this valuation after Composite Rate of Rs. 6,000/- per sq.ft.is considered
considering the characteristics of the (the approximate land rate shall be around 0.83 lakh per
subject plot sq.yard for an undivided share of 68 sq.yards)
6 Value of land by adopting PMR Rs. 77,76,000/-
Part – B Valuation of Building
a)Technical Details of the Building
a) Type of Building RCC
b) Type of construction RCC Frame Work & Brick Masonry

c) Quality of construction Good

c) Year of Construction 1995
e) Age of the building 27 Years

f) Appearance of the building Good

g) No. of floors and height of each floor Cellar+Ground+4 Floors
including basement
 Pg. 05 Valuation Report

h) Building Area 1,296 sft.

i) Maintenance / condition of the building Good

j) Date of issue and validitiy of layout of Details Not Shared
approved map/plan
k) Approved map / Plan issuing authority Details Not Shared
l) Whether gaminess or authenticity of -
approved map/ plan
m) Any other comments by our empaneled No
valuers on authenticity of approved plan
b) Specification of construction
proposed
1) Type of Structure RCC Framed Structure

Type of Foundation RCC

Super Structure Brick Masonry in CM

Roof RCC Slab
Doors & Windows Flush Doors & UPVC Windows
Flooring Vitrified Tiles
Other Items -
2) Compound Wall
Height -
Length -
Type of Construction -

Particulars of Area (Sft) Estimated Replacement Depreciation(Rs) Net Worth

Item Replacement Value (Rs)
Rate(Rs/sft)
Area of the 1,296 1,800 23,32,800 10,07,770 13,25,030
Flat

Part C: Extra Items

1. Portico Included
2. Ornamental Front Door Included
3. Over Head Water Tank Included
Total
Part D:
1. Wardrobes No
2. Glazed Tiles Included
Total

Part E (Miscellaneous):
1. Bore well fitted with Motor Included
 Pg. 06 Valuation Report

2. Separate Water Sump Included

Total -

Part F (Services):
1. Electrical, Water supply & Included
arrangements
2. Compound Wall & MS Gate Included
Total -

Part G: Estimate for the proposed NA

Construction:
Stilt Floor NA
First Floor NA
Second Floor NA
Third Floor NA
Amenities & External Works NA

Total -

Total abstract of the entire property

Part- A Land : Rs 56,43,200

Part- B Building : Rs 13,25,030

Part- C Extra Items : Included

Part- D Amenities : Included

Part- E Miscellaneous : Included

Part- F Services : Included

Part – G Estimated value of the building NA

Total : Rs 69,68,230

Say : Rs 69,00,000
 Pg. 07 Valuation Report

From the above table it may please be observed that

Total
a) Fair market value of the property in the existing
condition Rs 69,00,000

b) Realizable value of the property

Rs 58,65,000

c)Distress Value of the property

Rs 51,75,000

d) Govt. Value of the Property

Rs 98,49,600

Photograph of owner/representative with property in background to be enclosed.

Screen shot of longitude/latitude and co-ordinates of property using GPS/Various Apps/Internet sites

As a result of my appraisal and analysis, it is my considered opinion that the realizable value of the above
property in the prevailing condition with aforesaid specifications is Rs 58,65,000/-(Rupees Fifty Eight Lakhs
Sixty Five Thousand only).

Place: Hyderabad

Date: 01st May, 2022

Signature

(Name and Official seal of the Approved Valuer)

The undersigned has inspected the property detailed in the Valuation Report dated _____________
on _____________. We are satisfied that the fair and reasonable market value of the property is Rs.
_________ (Rupees ________________ only).

Signature

(Name of the Branch Manager with Official seal)

 Pg. 08 Site Inspection report

Site Inspection report

• State Bank of India SME – Saifabad branch Hyderabad entrusted Mr. Nagamallik the job of
evaluating and submitting a valuation report of the said property.
• As per their request the site inspection was carried out by us on 30th May, 2022.
• Mr. Raju co-ordinated us during the visit.

Location:
 Pg. 09 Valuation - Working

Valuation - Working

PART-A (Valuation of flat)

Description Details
Total extent of the flat 1296

Prevailing market rate CARD Value 7,600/- per sft

Market Rate 6,000 to 6,500 per sft

Assessed/adopted rate of valuation 6,000 per sft

Valuation Working

S.No Description Unit Qty Rate (Rs) Replacement Depreciation Amount

value (Rs) (Rs) (Rs)

1 Value of the flat sq.ft 1296 6,000 77,76,000 10,07,770 67,68,230

2 Car Parking 1 1 2,00,000 2,00,000 - 2,00,000

69,68,230
TOTAL
 Pg. 10 Value of the property

Value of the property

S.no Description Amount (Rs)

1 value of the flat 67,68,230
2 car parking 2,00,000

Total 69,68,230
Say 69,00,000

Recommendation

a) Fair market value of the property in the

existing condition
Rs 69,00,000

b) Realizable value of the property

Rs 58,65,000

c)Distress Value of the property

Rs 51,75,000

d) Govt. Value of the property

Rs 98,49,600
Note: The demand for properties and its value is fluctuating due to several economic, political
and several other factors.
Pg. 11 Valuation – Steps to arrive at Correct Value

Valuation – Steps to arrive at Correct Value

The following are the detailed steps followed to arrive at the correct value:

• Visit to the site

• Govt. Rate-from SRO
• General inquiry from knowledgeable people of the nearby area.
• A nearby broker who said the prices are around the areas.
• Guidance from friendly valuers/valuers of the area.
• Our own archives of land in the same village or nearby village of the same
Mandal, which were done in the year 2021.
• Any important landmark decisions of government affecting the value of this
land. (Nil in this case)
• Internet sites giving the realistic sale value of the lands in the same village,
the copies that are also enclosed.

Justifiability of the rates adopted:

• The value of the Govt. rate popularly called, “Card Value” is considered for the
preliminary assessment of the rate. The card value of this project site was
found to be around Rs 7,600/- per square feet.
• As a result of our homework the value of the land was Rs 6,000 to Rs 6,500/-
per square ft. and we considered the rate 6,000/-per sq.ft. for valuation.
.
 Pg. 12 Annexure IV : Declaration Cum Undertaking

Annexure IV : Declaration Cum Undertaking

a. I, Naga Mallik son/ daughter of M V Seshaiah do hereby solemnly affirm and
state that: a. I am a citizen of India
b. I will not undertake valuation of any assets in which I have a direct or indirect interest or
become so interested at any time during a period of three years prior to my appointment
as valuer or three years after the valuation of assets was conducted by me
c. The information furnished in my valuation report dated DD-MM-YYYY is true and correct
to the best of my knowledge and belief and I have made an impartial and true valuation
of the property.
d. I have personally inspected the property on DD-MM-YYYY The work is not subcontracted
to any other valuer and carried out by myself.
e. Valuation report is submitted in the format as prescribed by the Bank.
f. I have not been depanelled/ delisted by any other bank and in case any such
depanelment by other banks during my empanelment with you, I will inform you within 3
days of such depanelment.
g. I have not been removed/dismissed from service/employment earlier
h. I have not been convicted of any offence and sentenced to a term of imprisonment
i. I have not been found guilty of misconduct in professional capacity
j. I have not been declared to be unsound mind
k. I am not an undischarged bankrupt, or has not applied to be adjudicated as a bankrupt;
l. I am not an undischarged insolvent
m. I have not been levied a penalty under section 271J of Income-tax Act, 1961 (43 of 1961)
and time limit for filing appeal before Commissioner of Income tax (Appeals) or Income-
tax Appellate Tribunal, as the case may be has expired, or such penalty has been
confirmed by Income-tax Appellate Tribunal, and five years have not elapsed after levy
of such penalty
n. I have not been convicted of an offence connected with any proceeding under the Income
Tax Act 1961, Wealth Tax Act 1957 or Gift Tax Act 1958 and
o. My PAN Card number/Service Tax number as applicable is ………………….
p. I undertake to keep you informed of any events or happenings which would make me
ineligible for empanelment as a valuer
q. I have not concealed or suppressed any material information, facts and records and I
have made a complete and full disclosure
r. I have read the Handbook on Policy, Standards and procedure for Real Estate Valuation,
2011 of the IBA and this report is in conformity to the “Standards” enshrined for valuation
in the Part-B of the above handbook to the best of my ability
s. I have read the International Valuation Standards (IVS) and the report submitted to the
Bank for the respective asset class is in conformity to the “Standards” as enshrined for
valuation in the IVS in “General Standards” and “Asset Standards” as applicable
t. I abide by the Model Code of Conduct for empanelment of valuer in the Bank. (Annexure
V- A signed copy of same to be taken and kept along with this declaration)
 Pg. 13 Annexure IV : Declaration Cum Undertaking

u. I am registered under Section 34 AB of the Wealth Tax Act, 1957. (Strike off, if not
applicable)
v. I am valuer registered with Insolvency & Bankruptcy Board of India (IBBI) (Strike off, if
not applicable)
w. My CIBIL Score and credit worthiness is as per Bank’s guidelines.
x. I am the proprietor / partner / authorized official of the firm / company, who is competent
to sign this valuation report.
y. I will undertake the valuation work on receipt of Letter of Engagement generated from the
system (i.e. LLMS/LOS) only.
z. Further, I hereby provide the following information.
Sl. Particulars Valuer comment
1 Background information of the asset
being valued;
For the information of the Bank
2 Purpose of valuation and appointing
authority
Naga Mallik – Land & Building Valuer
Identity of the valuer and any other
3
experts involved in the valuation;
NIL
4 Disclosure of valuer interest or conflict, Taken the job on instruction from SBI, SME,
if any; Saifabad on 16th May, 2022.
Valuation Date :01st June, 2022.
Report Date L: 01st June, 2022.
Date of appointment, valuation date and
5 Site inspection and perusal of documents shared.
date of report;
6 Inspections and/or investigations
undertaken;
Explained in later pages
Nature and sources of the information Land through comparative method and buildings on
7 used or relied upon; Cost Method
Procedures adopted in carrying out the
8 valuation and valuation standards For the purpose of the bank only
followed;
9 Restrictions on use of the report, if any;
Major factors that were taken into
10
account during the valuation;
Major factors that were not taken into Considering that all the information given the client
11 account during the valuation; are correct
Caveats, limitations and disclaimers to
the extent they explain or elucidate the
12 limitations faced by valuer, which shall
not be for the purpose of limiting his
responsibility for the valuation report.

Date: 01st June, 2022

Place: Hyderabad
Signature (Name of the Approved Valuer and Seal of the Firm / Company)
 Pg. 14 Annexure V – Model of Conduct for Valuers

Annexure V – Model of Conduct for Valuers

Integrity and Fairness

1. A valuer shall, in the conduct of his/its business, follow high standards of integrity and
fairness in all his/its dealings with his/its clients and other valuers.
2. A valuer shall maintain integrity by being honest, straightforward, and forthright in all
professional relationships.
3. A valuer shall endeavour to ensure that he/it provides true and adequate information
and shall not misrepresent any facts or situations.
4. A valuer shall refrain from being involved in any action that would bring disrepute to the
profession.
5. A valuer shall keep public interest foremost while delivering his services.
Professional Competence and Due Care
6. A valuer shall render at all times high standards of service, exercise due diligence,
ensure proper care and exercise independent professional judgment.
7. A valuer shall carry out professional services in accordance with the relevant technical
and professional standards that may be specified from time to time
8. A valuer shall continuously maintain professional knowledge and skill to provide
competent professional service based on up-to-date developments in practice,
prevailing regulations/guidelines and techniques.
9. In the preparation of a valuation report, the valuer shall not disclaim liability for his/its
expertise or deny his/its duty of care, except to the extent that the assumptions are
based on statements of fact provided by the company or its auditors or consultants or
information available in public domain and not generated by the valuer.
10. A valuer shall not carry out any instruction of the client insofar as they are incompatible
with the requirements of integrity, objectivity and independence.
11. A valuer shall clearly state to his client the services that he would be competent to
provide and the services for which he would be relying on other valuers or professionals
or for which the client can have a separate arrangement with other valuers.
Independence and Disclosure of Interest
12. A valuer shall act with objectivity in his/its professional dealings by ensuring that his/its
decisions are made without the presence of any bias, conflict of interest, coercion, or
undue influence of any party, whether directly connected to the valuation assignment or
not.
13. A valuer shall not take up an assignment if he/it or any of his/its relatives or associates
is not independent in terms of association to the company.
14. A valuer shall maintain complete independence in his/its professional relationships and
shall conduct the valuation independent of external influences.
15. A valuer shall wherever necessary disclose to the clients, possible sources of conflicts
of duties and interests, while providing unbiased services.
 Pg. 15 Annexure V – Model of Conduct for Valuers

16. A valuer shall not deal in securities of any subject company after any time when he/it
first becomes aware of the possibility of his/its association with the valuation, and in
accordance with the Securities and Exchange Board of India (Prohibition of Insider
Trading) Regulations, 2015 or till the time the valuation report becomes public,
whichever is earlier.
17. A valuer shall not indulge in “mandate snatching” or offering “convenience valuations” in
order to cater to a company or client’s needs.
18. As an independent valuer, the valuer shall not charge success fee.
19. In any fairness opinion or independent expert opinion submitted by a valuer, if there has
been a prior engagement in an unconnected transaction, the valuer shall declare the
association with the company during the last five years.
Confidentiality
20. 20. A valuer shall not use or divulge to other clients or any other party any confidential
information about the subject company, which has come to his/its knowledge without
proper and specific authority or unless there is a legal or professional right or duty to
disclose.
Information Management
21. A valuer shall ensure that he/ it maintains written contemporaneous records for any
decision taken, the reasons for taking the decision, and the information and evidence in
support of such decision. This shall be maintained so as to sufficiently enable a
reasonable person to take a view on the appropriateness of his/its decisions and actions.
22. A valuer shall appear, co-operate and be available for inspections and investigations
carried out by the authority, any person authorised by the authority, the registered
valuers organisation with which he/it is registered or any other statutory regulatory body.
23. A valuer shall provide all information and records as may be required by the authority,
the Tribunal, Appellate Tribunal, the registered valuers organisation with which he/it is
registered, or any other statutory regulatory body.
24. A valuer while respecting the confidentiality of information acquired during the course of
performing professional services, shall maintain proper working papers for a period of
three years or such longer period as required in its contract for a specific valuation, for
production before a regulatory authority or for a peer review. In the event of a pending
case before the Tribunal or Appellate Tribunal, the record shall be maintained till the
disposal of the case.
Gifts and hospitality.
25. A valuer or his/its relative shall not accept gifts or hospitality which undermines or affects
his independence as a valuer.
26. Explanation: For the purposes of this code the term ‘relative’ shall have the same
meaning as defined in clause (77) of Section 2 of the Companies Act, 2013 (18 of 2013).
27. A valuer shall not offer gifts or hospitality or a financial or any other advantage to a public
servant or any other person with a view to obtain or retain work for himself/ itself, or to
obtain or retain an advantage in the conduct of profession for himself/ itself.
 Pg. 16 Annexure V – Model of Conduct for Valuers

Remuneration and Costs.

28. A valuer shall provide services for remuneration which is charged in a transparent
manner, is a reasonable reflection of the work necessarily and properly undertaken, and
is not inconsistent with the applicable rules.
29. A valuer shall not accept any fees or charges other than those which are disclosed in a
written contract with the person to whom he would be rendering service. Occupation,
employability and restrictions.
30. A valuer shall refrain from accepting too many assignments, if he/it is unlikely to be able
to devote adequate time to each of his/ its assignments.
31. A valuer shall not conduct business which in the opinion of the authority or the registered
valuer organisation discredits the profession.
Miscellaneous
32. A valuer shall refrain from undertaking to review the work of another valuer of the same
client except under written orders from the bank or housing finance institutions and with
knowledge of the concerned valuer.
33. A valuer shall follow this code as amended or revised from time to time

Signature of the valuer : ________________

Name of the Valuer : ________________
Address of the valuer : ________________
_______________________________________
_______________________________________

Date: 01st June, 2022

Place: Hyderabad.
Pg. 17 Govt Rate

Govt Rate
 Pg. 18 Details of Transactions around this Property

Details of Transactions around this Property

Note : The above are two transactions that have taken place around this property in the recent past and below
are the observations:

• It is observed that the above resale transactions have taken place at Rs 3,526/- per sq.ft
• The above-mentioned transaction values are in the premises less than the rate considered by us in
this report.
• It may please be noted that, it is a general ongoing practice that the transactions are registered at
the register office at a value (mostly the govt land value) which is much lesser than the market rate
in order to evade the stamp duty.
• In view of above, it may please be noted that there is always considerable difference between the
govt value and the fair market value.
Pg. 19 Site Photographs

Site Photographs
Pg. 20 Reference From Internet Sites

Reference From Internet Sites

Pg. 21 Encumberence Certificate

Encumberence Certificate