000/23-24/S Date: 06.08.

2023

To,
The Manager,
The Sarvoday Sahakari Bank Ltd.,
SURAT.

Pursuant to the request from my client Mr. Anand Rajendra

Goyal. I have inspected the property situated at Building E, Flat No. 304,
Aashirwad Enclave, Nr. Aastha Homes, Bhimrad, Surat. R.S No. 50/1 & 50/2,
Block No. 113 & 114, T.P.S. No. 43(Bhimrad), F.P. No. 50, Moje- Bhimrad,
Dist. Surat.The purpose of estimating fair market value as on date
06.08.2023 is for bank loan purpose.

Based upon the information furnished and particulars provided by the

owner and actual observations a detailed valuation report is prepared and
furnished here with.

-: C E R T I F I C A T E :-
The present fair market value for bank loan purpose of property
situated at Building E, Flat No. 304, Aashirwad Enclave, Nr. Aastha
Homes, Bhimrad, Surat. R.S No. 50/1 & 50/2, Block No. 113 & 114, T.P.S.
No. 43(Bhimrad), F.P. No. 50, Moje- Bhimrad, Dist. Surat.is Say
55,56,000/- (Rupees Fifty Five Lacs Fifty Six Thousand Only).

(Devendra M. Rangrej)
Place: SURAT. GOVT. APPROVED VALLUER
Lic. No. Cat .I/45/2003-04.
FIV Membership No. 22895
Devendra M. Rangrej Page 2 of 6

VALUATION REPORT
1 Purpose Fair Market Value for bank loan
2 Date of Valuation 06.08.2023
3 The name of persons or Persons in Mr. Anand Rajendra Goyal
whose name/s The property stands [Refer to title report for title].
regd.
3A Person accompanying at site Mr. Vinaybhai (Mob No.95374 95111)
4 Survey No. /Municipal No./ R.S.No. Building E, Flat No. 304, Aashirwad Enclave, Nr.
/Nondh No. Aastha Homes, Bhimrad, Surat. R.S No. 50/1 & 50/2,
Block No. 113 & 114, T.P.S. No. 43(Bhimrad), F.P. No.
50, Moje- Bhimrad, Dist. Surat.
5 Boundary (As per Site)
North: Society Road
South: Flat No:- E 302
East: Adj. building
West: Flat No:- E 304
6 Whether it is lease-hold or Free-hold Free Hold
7 Area of land Undivided Share 38.57 sq.mt. in Land
8 Value of Land Undivided Share 38.57 sq.mt. in Land
9 Technical details of Construction:

 Use Residential Apartment

 Nature of Construction R.C.C. Frame Structure. Ground Floor plus Elven Floors
 Ht. Of Floor 10’ ft.ht.

 Door Wooden Flush Door with Wooden Jali Door

 Windows Aluminum Section Glass Window with MS Grill
 Flooring Vitrified tiles

 Roofing R.C.C. Slab with P.O.P.

 Kitchen Black Granite Kitchen Platform With Dedo Tiles
 Electrical Wiring Conceal Wiring
 Color Plastic Paint
 W.C Provided
10 Area of construction (As per Sale Super Built-Up Area: 1389 Sq. ft. i.e. 129.04 Sq. mts.
Deed) Built-Up Area: 1120.43 Sq. ft. i.e. 104.13 Sq. mts.
11 Total Value of Property with land, As per market survey the market rate prevailing is
construction, fixed assets & furniture 3800/- to 4200/- per Sq. ft. of Super Built- up. So I
adopt Super Built-up area rate i.e. 4000/- per Sq. ft. for
valuation.
1389 Sq. ft. (Super Built-up area) x 4000/- per Sq. ft.
Devendra M. Rangrej Page 3 of 6

of (Super Built-up area) = 55,56,000/-

Say 55,56,000/- (Rupees Fifty Five Lacs Fifty Six
Thousand Only).
12 Insurable Value 16,80,000/-
13 The expected life of the property with 35 year with proper maintenance
proper maintenance
14 Realizable Value (85%) 47,23,000/-
Distress Value (80%) 44,45,000/-
Present realizable value will be 15% less than above
value. Negative sentiments, black money transactions,
formation of a syndicate by bidders affect marketability
in future when property becomes NPA.

Remarks:

The property is use for residential (flat) purpose. The property situated at Ground Floor plus Eleven
Floors building known as Aashirwad Enclave, Nr. Aastha Homes, Bhimrad, Surat and within S.M.C
limit. The property is surrounded by Residential apartments, Row-House, Commercial Shops etc. All
basic civil amenities like school, dispensary, bus-Rickshaw stand etc. are within easy reach. It is about
10.6 kms from Surat Railway St. & Bus Depot. Also infrastructure facility like road facility,
telecommunication etc. is made available by local authorities.

The project consists of 5 High Rise Building. Ground Floor plus Elven Floors. Ground floor consist of
parking. Underground water tank and overhead water tank common facility is also available. Staircase
is provided on each floor.

The property is 2BHK flat. The flat consist of living room with Balcony, kitchen, one master bedroom,
one bedroom and common toilet and bath. All technical details is mention above.

Note:-1) As per Sale Deed Reg. No. 359 at dated 19.01.2013 Value of Property is 12,00,000/-.
Which is much more Less than Fair Market Value of Property 55,56,000/-. So, please take
Concern of Advocate or Credit Manager before Mortgage.

The property is based on following details:

 Photo copy of Sale Deed Reg. No. 359 at dated 19.01.2013.
 Photocopy of Approved Plan & Development Permission by SMC No
T.D.O. /D.P. 78 at dated 01.07.2009.
 Photocopy of N.A. Order Hukam No.(J)B.KHA./T.P.S./Vashi-4849/Reg. No.
98 to 101/06-07 at dated 11.10.2006.
 Photocopy of SMC Assessment Bill No. 79A-05-0275-0-001.
 Photocopy of BUC No. T.D.O. Vasavat No. 22 at dated 25/.05.2011
Devendra M. Rangrej Page 4 of 6

 Photocopy of Airport N.O.C. No. BT-1/ NOCC/ CS/ MU/ 07/ SU/ 82 at
dated 18.09.2007.

This is a valuation report and not a title report. The latest title report including legal document of
property should be taken from advocate/ verified by the bank. This valuation report is restricted to the
fair market square feet rate of the property and we are not liable for ownership rights as well as area of
property for which latest legal opinion should be considered. The report is based of information
supplied to me by the owner that the property is not tenanted.

Declaration
 Information furnished herein is true and correct to the best of my knowledge and
belief.
 I have no direct or indirect interest in the property valued.
 Valuation is without pending bills like S.M.C taxes, electric bill, maintenance
charges etc. (Realizable Value)
 Valuation maybe vary as per time and purpose of valuation.
 This is a Valuation Report and should not be construed as a Title clear Report and
Stability Certificate.
 This Valuation report is only for bank loan purpose.

Encl. 1) Photocopy of Jantri, w.e.f. 15.04.2023.

2) Google Image.
3) Photocopy of SMC Assessment Bill

(Devendra M. Rangrej)
GOVT. APPROVED VALLUER
Lic.No. Cat.I/45/2003-04.
FIV Membership No. F-22895
Devendra M. Rangrej Page 5 of 6

E/ 304, Aashirwad Enclave,

Devendra M. Rangrej Page 6 of 6

E/ 304, Aashirwad Enclave,