TO,

BANK OF BARODA
BRANCH :- CENTER POINT BRANCH, ANKLESHWAR

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

Ref. No. : VR/BOB/501/2022-23

GENERAL :
1. Purpose for which the valuation is made Revaluation & Ascertain Fair Market Value of
Immovable property for Bank of Baroda,
Center Point Branch, Ankleshwar
a) Date of inspection : 14-12-2022
2.
b) Date on which the valuation is made : 14-12-2022
List of documents produced for perusal
i) Sale deed/Agreement : Deed of Assignment, Office Order,
3.
ii) Approved Plan : Plan & Permission Letter
iii) Construction Permission :
Name of the owner(s) and his /their M/S. UNITED INNOVATIVE.
address (es) with Phone no. (details of Through its Partners
share of each owner in case of joint • Shri Pinkalkumar Rameshbhai Patel (48%)
ownership) : • Smt. Vaishaliben Jashwantbhai Patel (28%)
4. • Shri Roma Pratikkumar Patel (16%)
• Smt. Hemalben Ronakkumar Patel (8%)
Joint Ownership
Contact No. : Mob. 77779 70795 – Pinkal Patel
Brief description of the property (Including Lease Hold, said property is Industrial
leasehold / freehold etc.) Chemical Unit in M/s. United Innovative, Near
5. :
Tema India Ltd., on way of Cheminova India,
GIDC, Panoli.
Total Lease period & remaining Lease hold.
5.1 period (if leasehold) : Lease period : 99 Year from 16-09-1991.
Remaining Lease period : 68 Year
Location of property
a) Plot No. / Survey No. : R.S. No. 456
b) Door No. : Plot No. 201/23 paiki, “M/S. UNITED
6. INNOVATIVE”
c) T. S. No. / Village /City : Village. Umarwada (GIDC)
d) Ward / Taluka : Ta. Ankleshwar
e) Mandal / District : Dist. Bharuch.
7. Postal address of the property : Plot No. 201/23 paiki, “M/S. UNITED
INNOVATIVE”, Near Tema India Ltd., on way of
Cheminova India, GIDC, Panoli – 394115.
City / Town : Village. Umarwada, Ta. Ankleshwar & Dist.
Bharuch-394115
8. Residential Area : No
Commercial Area : No
Industrial Area : Yes

Page 1 of 13
 Classification of the area :
9.
i) High / Middle / Poor : Middle
ii) Urban / Semi Urban / Rural : Semi Urban
Coming under Corporation limit / Village Land fall in Development Planning Area of
10 Panchayat / Municipality : Gujarat Industrial Development Corporation
(G.I.D.C)
Whether covered under any State / Central
Govt. enactments (e.g. Urban Land Ceiling
11 : No
Act) or notified under agency area /
scheduled area / cantonment area
In case it is an agricultural land, any
12 conversion to house site plots is : No
contemplated
:
Boundaries of the property As per document As per Site
East : Plot No. 201/22 Plot No. 201/22
13.
West : 30.00 Mt GIDC Road 30.00 Mt GIDC Road
North : 16.00 Mt wide GIDC Road 16.00 Mt wide GIDC Road
South : Plot No. 202 Plot No. 202
13.2 Latitude, Longitude and Coordinates of the :
21°34'18.1"N 72°59'49.0"E
site
14 Extent of the site : Plot Area : 1994.00 Sq. M (21455.44 Sq. Ft.)
Extent of the site considered for valuation Plot Area : 1994.00 Sq. M (21455.44 Sq. Ft.)
15 :
(As Per Deed of Assignment)
Whether occupied by the owner / tenant? If
16 occupied by tenant, since how long? Rent : Lessee occupied
received per month.
II. CHARACTERISTICS OF THE SITE
1. Classification of locality : Mixed class
2. Development of surrounding areas : Semi Urban Area
3. Possibility of frequent flooding / sub- :
No
merging
Feasibility to the Civic amenities like school, :
4. Yes, Available in 2-3 Km
hospital, bus stop, market etc.
5. Level of land with topographical conditions : Developed land
6. Shape of land / Plot : Rectangular
7. Type of use to which it can be put : Industrial use
8. Any usage restriction : Use Industrial purpose only
9. Is plot in town planning approved layout? : No
10 Corner plot or intermittent plot? : Corner plot
11 Road facilities : Yes, available
12 Type of road available at present : Bituminous road
Width of road – is it below 20 ft. or more : More than 20 ft. wide road
13
than 20 ft.
14 Is it a land – locked land? : No
15 Water potentiality : Available
16 Underground sewerage system : Available
17 Is power supply available at the site? : Available
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 Advantage of the site
1. : Surrounding area is Developed & Marketability
is very Good. Said property is situated in prime
location.
18 2. : All Civic Amenities & Basic Facilities is
Available Near Subject Property. Skill Employ,
Workers, Industrial material store, Goods,
Machineries, etc. are available in this vicinity.
3. : Public Transport Facility is Available.
Special remarks, if any, like threat of :
acquisition of land for public service
19 purposes, road widening or applicability of No
CRZ provisions etc. (Distance from sea-
coast / tidal level must be incorporated)
1. : -------
Part – A (Valuation of land)
Size of plot : As per Site
1. North & South : ---
East & West : ---
2. Total extent of the plot : Plot Area : 1994.00 Sq. M (21455.44 Sq. Ft.)
(As Per Deed of Assignment)
Prevailing market rate (Along with details : Land Rate : Rs. 11000/- to 15000/- per Sq. M
/reference of at least two latest Inquiries made with various estate agencies,
3.
deals/transactions with respect to adjacent developers of nearby area, and other reliable
properties in the areas) sources
Guideline rate obtained from the : Rs. 820/- per Sq. M (Industrial Land)
Registrar’s Office (an evidence thereof to be = Rs. 16,35,080/-
4.
Rs. 2180/- per Sq. M (GIDC Allotment)
= 43,46,920/-
5. Assessed / adopted rate of valuation : Rs. 14000/- per Sq. M.
6. Estimated value of land : 1994.00 Sq. M. x Rs. 14000/- Sq. M.
= Rs. 2,79,16,000/-
Part – B (Valuation of Building)
Technical details of the building
Type of Building (Residential / :
a) Industrial
Commercial / Industrial)
Type of construction (Load bearing :
1. b) RCC & MS Frame structure
/ RCC / Steel Framed)

c) Year of construction : Refer Valuation part

(Approx.) (Residual life of property: 39 Year :
( If Properly Maintained)
Number of floors and height of :
d) each floor including basement, if Refer Valuation Part
any
e) Plinth area floor-wise /Built up area :
Refer Valuation Part
(as per Plan)
• Built up Area considered for :
Refer Valuation Part
valuation

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 f) Condition of the building
Exterior – Excellent, Good, : Normal
i)
Normal, Poor
Inferior - Excellent, Good, : Normal
ii)
Normal, Poor
Date of issue and validity of layout of : By Executive Engineer, GIDC, Ankleshwar
g)
approved map / plan Vide letter No. GIDC/XEN/ANK/00599
h) Approved map / plan issuing : Dated : 21-06-2021.
authority
Whether genuineness or authenticity Plan Approved By Executive Engineer, GIDC,
i) of approved map / plan is verified : Ankleshwar
(Yes/No)
Any other comments by our
j) empanelled valuers on authentic of : ---
approved plan
Specifications of construction (floor-wise) in respect of
1. Foundation RCC Footing, Beam & Column
2. Basement No
3. Superstructure Brick wall thick : 9” & 4.5”
Joinery / Doors & Windows (please furnish
Plywood Doors, MS Rolling Shutters &
4. details about size of frames, shutters, glazing,
Aluminum Glass Windows
fitting etc. and specify the species of timber)
5. RCC works RCC slab, AC Sheet Roofing
6. Plastering & Finishing Plaster & Paint
7. Flooring, Skirting, dadoing RCC Raft & Vitrified Tiles
Special finish as marble, granite, wooden ---
8.
paneling, grills, etc.
9. Roofing including weather proof course RCC slab & GI Roofing
10. Drainage Yes, Available
Compound wall : Yes
Height : ---
11.
Length : ---
Type of construction : Brick wall
Electrical installation : Adequately Provided
Type of wiring : Concealed & Surface
Class of fittings (superior / ordinary / Regular :
Standard
/ poor)
12.
Number of light points : Adequately Provided
Fan points : Adequately Provided
Spare plug points : Adequately Provided
Any other item : Adequately Provided
Plumbing installation :
a) No. of water closets and their type : Adequately Provided
b) No. of wash basins : Adequately Provided
13. c) No. of urinals : Adequately Provided
d) No. of bath tubs : Adequately Provided
e) Water meter, taps, etc. : Adequately Provided
f) Any other fixtures : Adequately Provided
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 DETAILS OF VALUATION
No. Of Depreciated rate
Sr. Built up Area Roof Age Of Net Value after
Particulars Floor of construction
No. (Sq. M) Height Building Depreciation Rs.
(Rs./Sq. M)
GF : 83.43
Plant FF : 83.43 5.15 M/-
1 GF +FF 01 Year 8000.00 16,44,880/-
Building -2 SF : 38.75 floor
+SF
Total : 205.61
Plant 6.00 M / GF
2 96.60 01 year 9000.00 8,69,400/-
Building - 1 floor

Office & 29 Year &

3.50 M/ GF &
3 198.11 Renovation 8500.00 16,83,935/-
Shed floor MZF
2021
Total fair market value of Building Rs. 41,98,215/-

Part C- (Extra Items)

1. Portico /Parking Slab : -------
2. Ornamental front door : -------
3. Sit out/ Verandah with steel grills : -------
4. Overhead water tank : Provided
5. Extra steel/ collapsible gates : -------
Total : Including in Building Rate
Part D- (Amenities)
1. Extra sinks and bath tub : -------
2. Glazed tiles : -------
3. China Mosaic tile flooring on Terrace : -------
4. Wardrobes : -------
5. Interior decorations : -------
6. Architectural elevation works -------
7. Paneling works -------
8. Aluminum works ------
9. Aluminum hand rails ------
10. False ceiling ------
Total Including in Building Rate
Part E- (Miscellaneous)
1. Separate toilet room : -------
2. Separate lumber room : -------
3. Separate water tank/ sump : -------
4. Trees, gardening : -------
Total Including in Building Rate

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Part F- (Services)
1. Water supply arrangements : -------
2. Drainage arrangements : -------
3. Compound wall, M.S Gate & :
-------
Compound Paving
4. C. B. deposits, fittings etc. : -------
5. Stair Cabin : -------
Total : ------

Total abstract of the entire property

Part- A Land : Rs. 2,79,16,000/-
Part- B Building : Rs. 41,98,215/-
Part- C Extra Items : -------
Part- D Amenities : -------
Part- E Miscellaneous : -------
Part- F Services : -------
Total : Rs. 3,21,14,215/-
Say : Rs. 3.21 Crore
PRESENT CONDITION OF THE ABOVE PROPERTY VALUE IN MY OPINION
MARKET VALUE Rs. 3.21 Crore
REALIZABLE VALUE Rs. 2.89 Crore
DISTRESS VALUE Rs. 2.41 Crore
VALUE OFLAND AS PER CIRCLE RATE Rs. 16.35 Lakhs
VALUE OF LAND AS PER GIDC ALOTMENT Rs. 43.47 Lakhs

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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 calculation. Also, such
aspects as : i) salability ii) likely rental value in future and iii) any likely income it may generate may
be discussed.
• 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.
• Any other important information about the property in question.

As a result of my appraisal and analysis, it is my considered opinion that the present fair market
value of the above property in the prevailing condition with aforesaid specifications is Rs. 3.21
Crore. The realizable value of the above property as of is Rs. 2.89 Crore and the distress
value Rs. 2.41 Crore.

Place: Ankleshwar
Date: 14-12-2022
For, SHARNAM ASSOCIATES
Er. C.C. Patel -B.E (Civil), MIE, FIV
Govt. Approved Valuer & Chartered Engineer
Regd. No. CAT 1/97 /09-10 & M: 120293-O

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 is Rs.
__________________________(In Words Rupees
___________________________________________________________________ only).

Date:
Signature
(Name of the Branch Manager with Official seal)

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 DECLARATION FROM VALUERS
I hereby declare that-
The information furnished in my Valuation Report dated 14-12-2022 is true and correct. to the best of my
knowledge and belief and I have made an impartialand true valuation of the property.
I have no direct or indirect interest in the property valued;
I have personally inspected the property on 14-12-2022. The work is not sub-contracted to any other valuer and
carried out by myself.
I have not been convicted of any offence and sentenced to a term of Imprisonment;
I have not been found guilty of misconduct in my professional capacity.
I have read the Handbook on Policy, Standards and procedure for Real EstateValuation, 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.
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.
I abide by the Model Code of Conduct for empanelment of valuer in the Bank. (Annexure III- A signed copy of
same to be taken and kept along with this declaration.)
I am registered under Section 34 AB of the Wealth Tax Act, 1957.
I am the proprietor / partner / authorized official of the firm / company, who is competent to sign this
Valuation Report.
Further, I hereby provide the following information

No. Particulars Valuer comment

Plot No. 201/23 paiki, “M/S. UNITED INNOVATIVE”,
Background information of the asset being
1 Near Tema India Ltd., on way of Cheminova India, GIDC,
valued;
Panoli – 394115.
Purpose of valuation and appointing Ascertain Fair Market Value of Immovable property for
2
authority Bank of Baroda, Center Pint Branch, Ankleshwar
identity of the valuer and any other experts
3 M/s. Sharnam Associates
involved in the valuation;
4 disclosure of valuer interest orconflict, if any; Not Found
date of appointment, valuation date and
5 14-12-2022
date of report;
inspections and/or investigations
6 14-12-2022
undertaken;
Nature and sources of the information used Deed of Assignment, Office Order, Copy of TCR
7
or relied upon; Plan & Permission Letter
procedures adopted in carrying out the
8 Sales Comparison By Market Approach
valuation and valuation standards followed;
9 restrictions on use of the report, ifany; Bank of Baroda
Inquiries made with own data library , various estate
major factors that were taken into account
10 agencies, developers of nearby area, and other reliable
during the valuation;
sources
Age Of Property, Location, Unit Value, Measurement of
major factors that were taken into account
11 Property, Surrounding Development, Marketability,
during the valuation;
Occupancy, Demand & Supply of Property etc.
Caveats, limitations and disclaimers to the
extent they explain or elucidate the
12 limitationsfaced by valuer, which shall not be Not Applicable
for the purpose of limiting his responsibility
for the Valuation Report.

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Place: Ankleshwar
Date: 14-12-2022
For, SHARNAM ASSOCIATES
Er. C.C. Patel -B.E (Civil), MIE, FIV
Govt. Approved Valuer & Chartered Engineer
Regd. No. CAT 1/97 /09-10 & M: 120293-O
Annexure-IV
MODEL CODE OF CONDUCT FOR VALUERS

All valuers empaneled with bank shall strictly adhere to the following code ofconduct:
Integrity and Fairness
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.
A valuer shall maintain integrity by being honest, straightforward, and forthright in all professional
relationships.
A valuer shall endeavor to ensure that he/it provides true and adequate information and shall not
misrepresent any facts or situations.
A valuer shall refrain from being involved in any action that would bring disreputeto the profession.
A valuer shall keep public interest foremost while delivering his services.
Professional Competence and Due Care
A valuer shall render at all times high standards of service, exercise due diligence, ensure proper care and
exercise independent professional judgment.
A valuer shall carry out professional services in accordance with the relevant technical and professional
standards that may be specified from time to time
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.
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.
A valuer shall not carry out any instruction of the client insofar as they are incompatible with the
requirements of integrity, objectivity and independence.
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
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.
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.
A valuer shall maintain complete independence in his/its professional relationships and shall conduct the
valuation independent of external influences.
A valuer shall wherever necessary disclose to the clients, possible sources of conflicts of duties and
interests, while providing unbiased services.
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.
A valuer shall not indulge in “mandate snatching” or offering “convenience valuations” in order to cater to a
company or client’s needs.
Page 9 of 13
As an independent valuer, the valuer shall not charge success fee (Success fees may be defined as a
compensation / incentive paid to any third party for successful closure of transaction. In this case, approval of
credit proposals).
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
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
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.
A valuer shall appear, co-operate and be available for inspections and investigations carried out by the
authority, any person authorized by the authority, the registered valuers organization with which he/it is
registered or any other statutory regulatory body.
A valuer shall provide all information and records as may be required by the authority, the Tribunal, Appellate
Tribunal, the registered valuers organization with which he/it is registered, or any other statutory regulatory
body.
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 bemaintained
till the disposal of the case.
Gifts and hospitality:
A valuer or his/its relative shall not accept gifts or hospitality which undermines or affects his
independence as a valuer.
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).
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.
Remuneration and Costs.
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.
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.
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.
A valuer shall not conduct business which in the opinion of the authority or the registered valuer
organization discredits the profession.
Place: Ankleshwar
Date: 11-11-2022
For, SHARNAM ASSOCIATES
Er. C.C. Patel-B.E (Civil), MIE, FIV
Govt. Approved Valuer & Chartered Engineer
Regd. No. CAT 1/97 /09-10 & M: 120293-O

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 PHOTOS:

Page 11 of 13
 LOCATION
Longitude & Latitude : 21°34'18.1"N 72°59'49.0"E

Page 12 of 13
GOVT. JANTRI VALUE :

GIDC ALLOTMENT RATE :

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