ARN Ss A SE REE SEM ELIS # F-7/50, Kashmir Avenue West, Opp. Trikona Park, AMRITSAR-143001 (INDIA) e-mail : erradhaaggarwal@gmail.com Gor Wc ir *UCO Bank ral Bank of India come Tax & Wealth Tax ‘© Municipal Corporation Amritsar * Canara Bank Karur Vysya Bank + Insituion of Valuers Debi * Improvement Trust Amaitsar AXIS Bank - REVALUATION OF PROPERTY(LAND & BUILDING) REPORT ON VALUATION Ref. No.AKA/VALICAN/RAH/NPA, Date: 03/11/2022 PART A- BASIC DATA 1 GENERAL 1. Purpose for which the valuation is + For Sarfasi Made 2. a) Date of inspection 01/11/2022, 'b) Date on which the valuation 03/11/2022 is made 3. List of documents produced for Perusal Photo copy of old valuation report of ErArun Aggarwal dt 05/12/2019 4, Name of the owner(s) and his\their = -Sh.Durga Parshad $/O Sh.Ram Chand Mishra, address(es) with Phone No. 5. (Details of share of each owner in + Single Ownership case of joint ownership) 6. Brief description of the property + It is Commercial Cum Residential Property taken for valuation (ine leasehold Situated at Rakba Verka, Batala Road, freehold ete) Amritsar. Scope of valuation + Bank Purpose. 8. If this report is to be use for any bank: Canara Bank,RAH Court Road Branch, Purpose, state the name of the and branch Amritsar. Ifknown ARUN AWSARWAL Regd. Architect, Engineer, Valuer F-11354II, DESCRIPTION OF THE PROPERTY : Postal address of the property with Pin code 2. City Town Residential area Commercial area Industrial area 3. Classification of the area i) High /middle/poor ii) UrbanSemi-Urban/Rural 4. Coming under the corporation limit / Village Panchayat / Municipality 5. Whether covered under any state / Central Govt, enactments (e.g. Urban Land ceiling act) or noticed under agency area /scheduled area / cantonment area 6. Incase it is an agricultural land , any conversion to house site plots is contemplated, 7. Location of the property a) PlotNo./ Survey No, b) T-S.No/ Village /khasra no. ©) Ward /Taluka d) Mandal/DistricvMunicipality/ Corporation 8. Boundaries of the Property i. North : Road 18ft wide. ii, South iii. East: Plot No.10 iv. West: Road 18ft wide. As stated above, 143001 Residential Area 1 Middle Class : Under Corporation Limit. No No Private Prop. No.11 Mit 2 Khasra No.93//7/2,6/3 Min, Kahta No.1320/3, Khatauni No.1885, Hadbust No.281 Amritsar. 2 Amritsar. Remaining part of the Plot no.11 Min. 9, Latitude, Longitude and Coordinates 31.3951 ofthe site 74.5534 10. Property tax receipt referred ‘Assessment number Documents ‘Tax amount Not. Receipt inthe name of Provided 2of14 ARUN Aud, t Rega, Architect & F-11354 211, Electricity service connection consumer number: Not Known Inthe name of other details, if any 12, Property is presently occupied by 2 Locked. 13. If tenanted fully, what is the gross monthly rent: N/A 14. Ifoccupied by both By assuming the entire building is let out, (@ What is the probable monthly rent? : NA (i) Whats the advance amount? Ml. PROCEDURE OF VALUATION VALUATION DETAILS + By land and building method. Plot Coverage 1. Dimensions of the site i, North i, South iii, East iv West 2. Extent of the site Size of the plot North & South East & West Extent of the site considered for valuation (least of 14a & 14) 3. Characteristics ofthe Plot Classification of locality Development of surrounding areas Possibility of frequent flooding, Availability of the civic amenities like School, Hospital ,Bus stop , Market cte Level of the land with topograp! conditions Shape of the land Type of use to which it ean be put Any usage restrictions Is plot in Town Planning approved layout? ‘Comer plot or Intermittent plot 2 + G.P=896 Sqft & F.F=243 Sqfts, ARUN AQtaRwa Regd. Architect, Engineer, ry B ‘As per the deed Actuals (as per site approx) 237.0" 23°-0" 24.0" 24.0" 38°3" 38-3" 38"3" 38°-3" 99.50 Sayards, (as per sale deed) 23.10" & 24"-0” 38°-3" & 387.3" 99.50 Sayards. (as per old value) Middle Class Residential Area + Less possibility : Yes : Plain Area Almost Rectangular. : Residential cum Commercial. : No + Comor plot of ld F.11354Road facilities : Yes Type of road available at present : PCC Road th of road ~ Is it below 208. or Below than 20ft wide. ‘more than 208 Is it land-locked land? : No ‘Water potentiality : Yes. Underground sewerage system 2 Yes. Power supply is available in the site Yes Advantages of the site No General remarks ,if any Residential Area, “Any factors which affect the marketability Normal condition. Ofthe land? “Tenure ofthe land? Free-hold “Accessibility 2 Yes 4. Value on adopting GLR(Guideline Rate) ‘)Guidetine rate as obtained from the Registrar's office: @Rs.3000/- P-Sayards, ii) Value of land by adopting GLR (99.50 x 3000) Rs.298500/- 5. Value by adopting PMR (Prevailing Market Rate) ‘Prevailing Market Area @Rs.9500/-P Sayards. iDUnit rate adopted inthis valuation efter considering: @Rs.8500/-P.Sayards. ‘The characteristics of the subject plot iif)Value of land by adopting PMR(99.50 x 8500) Rs.845750/- PART C - BUILDINGS “Type of Building + Residential/Commercial/industrial 1. Type of construction Load bearing/RCC Framed/Gypsum Sheets Structure 2. Quality of construction Superior/I Class/ II Class 3. Appearance of Building Common’ Attractive/ Aesthetic 4. Maintenance of Building Exterior: New One/ Excellent/ Good/ nal Average! Poor Average/ Poor 5. Plinth Area Per As valuation statement. 6. Number of Floors and height: 1% Floor 11ft & 8ft. of each floor including basement if, any ofl ARUN S@GARWAL Rega, Architect, Engineer, Valuer F-11384 4Floor] Year of construction (@s | Root Plinth Area reported/ as per actual Main Portion | Cantilevered Total At 50% observation’ as per deed) A PortionB | of B GF | 2018-19 Yrs Approx RCC | s96Sqh 896 Sqft [RF [2018-19 Yrs Approx RCC | 100 sqa. 100 Sqft FF | 2018-19 Yrs Approx ACC [143 Sqft 143 Saft TOTAL 1139 Sqft 1139 Sqft 7. Drawing approval NOC No.MP/107/2019-20/000462,Rs.13750/- dt.22/11/19, 8. Date of issue and validity of layout of NOC No.MP/107/2019-20/000462,Rs.13750/- dt.22/1 1/19. », Approved map/plan issuing authority NOC No.MP/107/2019-20/000462,R, 13750/- d¢.22/1 1/19, ¢. Whether genuineness or authentic of NOC No.MP/107/2019-20/000462,Rs, 13750/- 4t.22/11/19. & Any other comments by our empanelled valuers on authentic of NOC No.MP/107/2019-20/000462, © Discuss on the building approval, reference, violations observed, consequences Of violation etc.) NOC No.MP/107/2019-20/000462,Rs.13750/- dt.22/1 1/19. 8. Value of building is estimated by adopting suitable unit plinth area rate depend Upon the specification, Depreciation is ealculated by straight-line method assuming a salvage value of N/A. DESCRIPTION, GROUND FLOOR OTHERS FLOOR Specification Ist Class B.B.work Ist Class B.B.work Floor finish PCC cc Superstructure Load bearing Load bearing Roof RCC RCCIACC. Doors Wooden/tron Wooden/iron Windows Wooden Wooden Weathering course Yes Yes Plinth Area 896 Saft, 243 Saf ‘Year of construction (as reported/ | 2018-19 Yrs Approx 2018-19 Yrs Approx as observed! as per the deed) ‘Age of the building 0B years old OB years old If the age is not exactly Known, | 62 years approx(if| 62 years ‘approx(if maintain), further life expected maintain) Total life of the building estimated | 65 years approx. 65 years approx. Depreciation percentage(assuming | As per Valuation AAs per Valuation salvage value = ....1.0.% Statement Statement Replacement rate of construction | As per Valuation AS per Valuation with the existing conditions and| Statement Statement specifications Replacement Value ‘AS per Valuation ‘As per Valuation Statement Statement Depreciation Value at the rate of | As per Valuation AS per Valuation fred Statement Statement Present value of building AS per Valuation AS per Valuation Statement Statement Total value of the building(GF | As per Valuation ‘As per Valuation +FF other floors if am Statement Statement Sof 14DETAILS OF VALUATION SL. | Particulars | Plinth [Roof | Ageof | Estimated Replace- | Depre- | Net Value NO] of area | height | building | Replacement | ment ciation | After Item (residual | Rate of Cost (Rs.) | (Rs.) | depre- life) | construction ciation (Rs) 1] Ground Moor | 896 | 11 | 40t04S | @Rs900- | 80640000 | Deprate | 806400.00 | Saf. yrs PSqft Fist Floor [100 [Sit [401045 | @Rs850- | 8500.00 | Deprate | $5000.00 Sqft yrs PSqft. 3. | FirstFloor [143 [ft | T0t015_| @Rs.600- | 8580.00 | Dep rate | 8380.00 | | Acc sheet) | sqrt. yrs PSqft. TOTAL, 97200.00 PART D- AMENITIES & EXTRA ITEMS (Value after Depreciation) 01. Portico 02. Omamental front door/iron gate 03. Sitout/ Varandah with stee grills 04. Overhead water tank 05. Extra steel / collapsible gates 06. Wardrobes 07. Glazed tiles 08. Extra sinks and bath tub 09. Marble/ Ceramies tiles flooring 10. Interior decorations 11. Architectural elevation works 12, Paneling works 13. Aluminum works 14. Aluminum hand rails 15. False ceiling 16, Separate toilet room 17. Separate lumber room 18. Separate water tank /sump 19. Trees, gardening 20. Any other ARUN AGSARW Architect, Engineer, Vaiuer F-44354 Gof ldPART E- SERVICES (Value after Depreciation) Water supply arrangements { Open Well Deep bore Hand pump : Motor Yes Corporation Tap Underground level sump Overhead water tank Drainage arrangements : Septic Tank : Yes Underground sewerage j Compound Wall Pavements Rm, @Rs. Steel gate eo RM, QRS.ooeso : E.B. Deposits, water deposits, drainage deposits etc, No Electrical fitting & others Rs.750000.00 Class of Fitting (superiors/ Ordinary/Poor) + Ordinary ‘Number of Light Points. Yes Fans Points 2 Yes Spare Plug Points. : Yes Any Others item / No Plumbing installation Rs.750000.00 No. of Water Closets Yes No. of Wash Basins No. of Bath Tubs A Any other : No PART F~ ABSTRACT VALUE Part Description Value of adopting, GER Rs. PMR____Rs. B Tand 298500.00 '845750.00 ic Building NA 977200.00 D ‘Amenities NA N/A E Services NA 150000.00 Total 7298500.00 1972950.00 Sa 7298000.00 1972000.00 Faciors favoring for an additional value i a Add o Rs, Factors favoring for less value ik 2. Less oO Rs. Present Market Value(Rs.Ninteen lac seventy two thousand only) Rs.1972000.00 ARUN AGUARWAL Regd. Architect, Engin +113 Tof 14ANY OTHER DETAILS {Valuation : Here the approved valuer should discuss in details his approach to valuation of property and indicate how the value has been arrived at , supported by necessary calculations. Allso such respects as i) salability if) likely rental values in future and ili)any likely income if may generate may be discussed. As aresult of my appraisal and analysis it is my considered opinion that the present market value of the above property in the prevailing condition with aforesaid specifications is. s-19720001-(R3.Ninten le seventy two thousand on Bs a RUN AGGARWAYS 9 \N\a-2X Regd rec nance eri vuraeeest, PART G-cenrimrcars_ Seema ates It ishereby certified that in my opinion 1 The present market "value ofthe property discussed in the report above) by Adopting prevailing market rate for land & building is Rs.1972000/- (Nite ic sventy fo thousand ony) ‘The Relizable value of the property is estimated as 10% less than the present market value Rs.1774800/-(Rs.Seventeen lac seventy four thousand eight ede oat) ‘The forced sale value of the property is estimated as 20% less than the present market value Rs, 1577600/-(Rs.Fifteen lac seventy seven thousand six hundred ii) 2 Number of title deeds involved in this property one The relevant document for the Subject property in the opinion of this valuer is the deed dated 07/02/2019 with Registration Number registered in the sub Registrar Office No.2018-19/93/1/7847, dated 07/02/19 If this property is offered as collateral security, the concerned financial institution is equested fo verify the extent of land shown in his valuation report with espect Value varies with the purpose and dat of valuation. This snot o be refered if the purpose is different other than mentioned in I(). The property was inspected on 01/11/2022 legal specs were not considered in this valuation This valuation work was/ has been undertaken by the valuer bas ‘pon the: OS from The Chief Manager,Canara Bank,RAH,Court Road Brangl Anis Date: 03/11/2022 Place: Amritsar Date 03/11/2022 (att . =\ wy Re 1This report contains 08 Pages. Wie sett s/ 21 have visited the property 01/11/2022 the site and'seen the” property locked And I have taken photograph of the property from outside. My valuation is based. on the old valuation report (Er.Arun Aggarwal dated 05/12/2019) and front side of the building. Thave seen.Pec ROME cer Clea! SE ie cs VRE i ee CMC