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Ref:Admin-D/PSB/Kala/Gopal/Amr-145/23 23-03-2023

M.Sappany Pillai & Associates

No.299, Peters Road, Thousand Lights, Chennai – 600 086.
To,
Punjab & Sind Bank,
IBD Branch, Mount Road
Chennai – 600 002.

VALUATION REPORT (IN RESEPCT OF LAND / SITE AND BUILDING)

I. GENERAL
To ascertain the fair market value for bank
1. Purpose for which the valuation is made
purposes
2. a) Date of inspection : 20-03-2023
:
Date on which the valuation is made 23-03-2023
b)
: Details gathered from bank

Xerox copy of earlier valuation

3. List of document produced for perusal MDr.A.Shoba dated 18-11-2018.
(Value Rs.1,23,00,000/-)

Name of the owner(s) and his /their :

Mrs.K.Kala wife of Mr.Kumar
address (es) With phone no.(details of
4.
share of each owner in case of joint
Single owner
ownership)
: Plot No.37, New Door No. 23,
Old Door No.29, 20th Street,
5. Postal address of the property
LGGS Colony, Ashok Nagar,
Chennai-600 083.
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: The Subject property is Ground+2 floors

Brief description of the property
6.
(Including leasehold /freehold etc)
residential Building located at Plot No.37,
New Door No. 23, Old Door No.29, 20th
Street, LGGS Colony, Ashok Nagar,
Chennai-600 083.
Note. As the occupants did not allow to
inspect the property inside, valuation
has been done based on the earlier
report produced by the bank

Location of property
a) Plot No ./ Survey No , : Plot.No.37, T.S. No. 68
b) Door No. : New Door No. 23, Old Door No. 29
7.
c) T .S . No. /Village : Kodambakkam Village, T.S. No. 68
d) Ward / Taluka : Mambalam - Guindy Taluk
e) District : Chennai District
f) SRO Ashok Nagar
City / Town : City
8.
Residential/ Commercial/ Industrial Area : Residential Area
Classification of the area :
i) High / middle /poor Middle
9.
: Urban
ii) Urban /Semi Urban /Rural
Coming under Corporation limit /village :
10. panchayat / municipality Chennai Corporation

Whether covered under any state /

Central Govt. Enactments (e.g. under :
11. Land Ceiling Act ) or Notified under N.A.
agency area /scheduled area /Cantonment
area
In case it is an agricultural land ,any
conversion To house site plots is :
12. N.A.
contemplated

Boundaries of the property As per earlier report

North by Street 10' Wide 20th Street
South by Plot No. 62 Residential Building
13. Plot No. 36 Residential Building in Old
East by
Door No. 28, New Door No. 21
Plot No.36 Residential Building in Old
West by
Door No. 25, New Door No. 30
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Boundaries of the property As per Site

North by Street 10' – 20th Street
South by Land and Building
Old Door No. 28, New Door No. 21-
East by
Land and Building
Old Door No. 25, New Door No. 30 –
West by
Land and Building
14. Extent of the site (as per Sale deed) : 1044 sft
Extent of the site considered for valuation
15. 1044 sft
(least of 14 A & 14 B) :
Whether occupied by the owner /tenant?
: Note. As the occupants did not allow to
16. If Occupied by tenant, since how long? inspect the property inside, valuation
has been done based on the earlier
report produced by the bank
Rent Received per month.
II. CHARACTERISTICS OF THE SITE :
1. Classification of locality : Residential and Commercial area
2. Development of surrounding areas : Residential and Commercial area
Possibility of frequent flooding /sub- :
3. No
merging
Feasibility to the civic amenities like :
4. Within limits
school, Hospital ,bus stop , market etc.
5. Level of with topographical conditions : Level
6. Shape of land : Rectangular
7. Types of use to which it can be put : Residential
8. Any usage restriction : No
9. Is plot in town planning approved layout? : Not produced
10. Corner plot or intermittent plot? : Intermittent plot
11. Road facilities : Available abutting 10' Wide 20th Street
12. Type of road available at present : Tar Road
Width of road –is it below 20 ft. or more :
13. Below than 10 ft wide
than 20 ft.
14. Is it a land – locked land? : No
15. Water potentiality : Yes
16. Underground sewerage system ; Underground sewerage
17. Is power supply available at the site? : Three Phase Connection are available
18. Advantage of the site : It is a developed residential area
Special remarks , if any , like threat of :
acquisition of land for public service
purposes, road widening or applicability
19. Nil
of CRZ provisions etc. (Distance from
Sea-coast /tidal level must be
incorporated)
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Part-A ( Valuation of land )

1. Size of plot : 1044 sft
2. Total extent of the plot : 1044 sft
Prevailing market rate (Along with :
details /reference of at least two latest Prevailing market value rate in this area is
3.
deals / transactions with respect to around Rs.10,000/- to Rs.11000/- per sft
adjacent properties in the areas)
: Rs. 3015/- per sft
Guideline rate obtained from the (obtained from website, copy enclosed)
4. registrar’s office ( an evidence thereof to
be enclosed) 1044 sft x Rs.3015/- per sft
= Rs. 31,47,660/- Say Rs.31,48,000/-
5. Assessed /adopted rate of valuation : Adopted rate Rs.10500/- per sft
: 1044 sft x Rs.10,500/- per sft
6. Estimated value of land
= Rs.1,09,62,000/-
Part-B (Valuation of building ) :
Technical details of the building :
Type of building (Residential :
a) Residential area
/commercial /Industrial )
Type of Construction ( load :
b) RCC framed structure
bearing /RCC/Steel Framed)
:
c) Year of Construction About-1999
Number of floors and height of :
d)
each floor including basement , if G + 2 floors - As per site
any
Earlier report Mentioned
The Approved building plan vide Planning permit No.1823/1998 & Building
Permit No.2275/1998 dated 14-05-1998 for Ground +1 floors
1. At site Ground+1 floor is constructed

The building is existing for about 24 years.

That the property is already under security with PSB

Floors Plan Site

Ground Floor 616 sft 987 sft
e) Plinth area floor –wise :
First Floor 332 sft 987 sft
Second Floor Nil 687 sft
Total Area 948 sft 2661 sft
FSI 0.90 2.54
For this valuation plan area is considered
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f) Condition of the building

Exterior –Excellent, Good , :
i) Normal
Normal , Poor
2.
ii) Inferior –Excellent , Good :
Normal
, Normal , Poor

Specification of construction (floor –wise) in respect of

S.NO. Description : All floors

1. Foundation : Column footing
2. Basement : Brickwork 5' height
3. Superstructure : RCC Framed
Joinery /Doors &Windows (please
: Country Wood Doors & Windows
furnish details)
4. About size of frames, shutters,
glazing, are fitting, etc. And specify : Wooden frames
the special of timber
5. RCC works : Roof, Lintel & Slab
6. Plastering : Cement Plastering
7. Flooring , skirting, dado : Vitrified
Special finish as marble, granite,
8. : Nil
wooden paneling , grills ,etc.
Roofing, including weather proof : RCC Roofs
9.
course
10. Drainage : Main drain
S.NO. Description : All floors
Compound wall : Available
Height : -
1.
Length : -
Type of construction : -
Electrical installation : Concealed wiring
Type of wiring Concealed wiring
Class of fitting
Ordinary
(superior / ordinary / poor)
2. 4 No's for Ground floor & 7 No's for first and
Number of light points :
second floor
3 No's for Ground floor & 5 No's for first and
Fan points
second floor
Spare plug points : 2 No's for all floors
Any other item -
Plumbing installation
3.
No. of water closets and their 2 No's for ground floor and 3 No's for first
a) :
type and second floor
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2 No's for ground floor and 3 No's for first

b) No .of wash basins
and second floor
c) No .of urinals & bath tubs : Nil
d) Water meter , tabs , etc : Nil
e) Any other fixtures : Nil

Replacement

Depreciation
construction

depreciation
replacement
Particulars

Plinth area

Estimated

Net value
of items

cost Rs.
rate of
S. no.

after
Rs.

Rs.

Rs.
s
1 G.Floor 616 sft Rs.2500/- 15,40,000/- 0.64 Rs.9,85,600/-
2 First floor 332 sft Rs.2500/- 8,30,000/- 0.64 Rs.5,31,200/-
Total value of the building Rs.15,16,800/-
Say Rs.15,17,000/- ( Rupees Fifteen lakhs seventeen thousand only)

Depreciation: As the age of the building is 24 years a uniform depreciation is 36% considered

Part-C-(Extra items)

1. Portico : --
2. Ornamental front door : --
3. Sit out /verandah with steel grills : --
4. Overhead water tank : --
5. Extra steel / collapsible gates : --

Part-D-(Amenities)

1. Wardrobes : Nil
2. Glazed tiles : Nil
3. Extra sinks and bath tub : Nil
4. Marble / ceramic tiles flooring : Nil
5. Interior decorations : Nil
6. Architectural elevation works : Nil
7. Paneling works : Nil
8. Aluminum works : Nil
9. Aluminum hand rails : Nil
10. False ceiling : --

NOTE: The value of the Part-C, D, E & F included in the detail of valuation table
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VALUATION SUMMARY OF VALUATION

Parts Market Value Guide line value

Part-A Land Value Rs.1,09,62,000/- Rs.31,48,000/-
Part-B Value of the building
Part-C Extra items
Rs.15,17,000/- Rs.12,17,000/-
Part-D Amenities

Total Value of the Property (As on Date) Rs.1,24,79,000/- Rs.46,65,000/-

Valuers opinion:

The overall conservative value of the property - Rs.1,24,79,000/- (Rupees One crore twenty
four lakhs seventy nine thousand only)

And Realizable value is Rs.1,12,31,000/- (Rupees One crore twelve lakhs thirty one thousand
only)

And distress value is –Rs.1,00,00,000/-(Rupees One crore only)

Value of property based on guide line value- Rs.46,65,000/-(Rupees Forty six lakhs sixty five
thousand only)

Value varies with the purpose and date. This report is not to be referred if the Purpose is different
other than mentioned in above

The legal aspects were not considered in this valuation.

This valuation work is undertaken by this valuation based upon the request from The Chief
Manager, Punjab & Sind Bank, IBD Branch Mount Road -Chennai- 600 002.

Signature

(Name and Official seal of the Approved Valuer)

The undersigned has inspected the property detailed in the valuation Report dated----------
------, We are satisfied that the fair and reasonable market value of the property.

Signature
(Name of the Branch Manager with Official seal)
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GUIDELINE VALUE
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Latitude & Longitude - 13.0418388,80.2171744

Ref site
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