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PROPERTY VALUATION REPORT

SPARSHA ENGINEERING AND BUILDERS PVT LTD
PANAUTI, KAVREPALANCHOWK

( LAND & BUILDING )

Client : - Miss Soni Tamang

Pan No. : - 300427963(Bharatpur)
Proprietor's Name : - #REF!
Firm Address : - Mahendrajyoti VDC, Ward no 4 , Kavrepalanchowk District
Contact No. : - 9808533170
Owner A : - Mr. Jayendra Tamang
Address : - Mahendrajyoti VDC, Ward no 4 , Kavrepalanchowk District
Current Address : - Mahendrajyoti VDC, Ward no 4 , Kavrepalanchowk District
Owner B : - MRS. AMBIKA BISHWOKARMA
Address : - Total Land Area =1975.26 Sq.M.
Current Address : - Total Land Area =1975.26 Sq.M.
Date : - 9/2/2073
LOCATION OF THE PROPERTIES
Total Land Area =3086.22Sq.M.
Plot A
0
Plot B
Total Land Area = 103.82 Sq.M.
SUBMITTED BY :-
South West Multipurpose Consult Pvt. Ltd.
Corporate Office:-: Bharatpur-11, Chitwan
056-528677, 9851045350
swmc.chitwan@gmail.com
Branch office: Lalaitpur -03, Hariharbhawan, Lalitpur
01-5010757, 9802031986
CONTENTS:

02. SUMMARY SHEET

03. VALUATION METHODOLOGY

04. VALUE OF PROPERTY( LAND)

05. VALUE OF PROPERTY (BUILDING)

06. GENERAL INFORMATION OF THE PROPERTY

13. CADASTRAL MAP PREPARED BY SURVEY Dept.,

GoN
Ref. No. ……………. /SWMC/072-073 2073-09-02
VALUATION CERTIFICATE

This is to certify that total value of property of Mrs. Laxmi thapa are true to the best of my knowledge and beliefs,
which is based on the documents furnished by the client.Details of the property and its value are show in the
sheets attached herewith.

Client Detail
Client : - Miss Soni Tamang
Citzenship No : - 300427963(Bharatpur)
Current Address : - Mahendrajyoti VDC, Ward no 4 , Kavrepalanchowk District
Permanent Address : - Mahendrajyoti VDC, Ward no 4 , Kavrepalanchowk District
Contact No : - 9808533170
We have prepared an evaluation of the following properties as directed by the client & ascertained their Fair
Market Values:
Owner Detail
Owner A :- Mr. Jayendra Tamang
Permanent Address :- Mahendrajyoti VDC, Ward no 4 , Kavrepalanchowk District
Current Address :- Mahendrajyoti VDC, Ward no 4 , Kavrepalanchowk District
Propery Details
Plot Nos.137(Land) Total Land Area =3086.22Sq.M.
Valuation of Property :- MRS. AMBIKA BISHWOKARMA
Plot No:1220(Land) :- Total Land Area =1975.26 Sq.M.
Valuation of Property :- Total Land Area =1975.26 Sq.M.
Plot No:599(Land) :- Total Land Area = 103.82 Sq.M.
Valuation of Property :- Total Land Area =1975.26 Sq.M.
We hereby declare that : -
1. We have made a thorough inspection, verification and measurement of the properties as directed by the client
on 6th Jestha, 2073.
2. The value of the properties (attached on separate headings) as relevant on the date 9 th Jestha 2073, are :
3. Total Value of the property NPR 32,040,000.00

Thirty Two Million Fourty Thousand Rupees Only

Please find attached herewith all necessary calculations and documents for reference and record.

Yours Sincerely,

Er. Suman Koirala

NEC. Regd. No. 5713 " A "
Southwest Multipurpose Consult Pvt.Ltd
METHOD OF VALUATION
LAND VALUE:
Area of land considered: Lesser of area recorded in Land Ownership Document and actual area as per site
measurement.
Method used for estimation of
land value: Comparative Method
According to this method, a study of sales transactions of vicinity of land properties is done, on the basis of
which a fair price of the land is fixed. The features and detailing of the land (such as frontage, depth, facing,
and other situations) are thoroughly considered while fixing the price. An extensive enquiry is also done with
the local residents familiar with the transactions of property in the locality to find out the current purchase
value of the land. The rate of land for the locality as adopted by the Govt. Revenue Department is also noted.
A most probable current land is fixed and adopted by giving due weight-age to the collected information.
BUILDING VALUE:
Method used for the valuation
of building: Cost by Plinth Area Method
According to this method, the plinth area of the building is measured and the current plinth area rate of similar
building in the locality is obtained and then the cost is calculated. The plinth area rate is fixed after a thorough
examination of different parts of the building such as the foundation, structure, floor, roof, door& windows,
finishing materials, etc. the current value of the building is calculated after deducting the depreciation of the
building.

The following features have to be considered in this method of valuation:

· Ornamental features have to be omitted as far as possible.
· Normal compatible type of constructions are substituted and valued for features such as any obsolete
method of construction / over specification / or unnecessarily heavy sections (these types are omitted for
·valuation).
Some allowance is made for the possible difficulty in finding a purchaser for such a property.
· The amount required to set the property in usable condition is also considered.
· The cost of providing similar accommodation is considered rather than the cost of replacement of the
same.
Remaining Useful Life
For assessing the average useful life of the structure, rough guide with some factor to suite the locally
available materials and construction practice have to be considered due to non availability of such authentic
assessing data.
The structure is thoroughly inspected, and the observations made along with the consideration of the
obsolescence and development patterns of the area, are incorporated in the assessment of the probable age of
the structure and its future life.

Scrap Value
The Scrap Value in percentage is adopted based on the practice and by judgment and experience. The value is
adopted after thorough inspection and checking of the type materials used in construction and its utility after
dismantling.
Depreciation
The widely practiced 'Straight Line Method' is adopted to calculate the depreciation of the building. While
calculating the depreciation, the expenses required for the immediate repair and maintenance of structures has
to be considered and a suitable percentage of the total value and deducted from the value of the building.
SUMMARY OF VALUATION REPORT
PURPOSE OF VALUATION : - To mortgage at Agricultural Development Bank Limited
Branch Office-Sauraha,Chitwan
CLIENT DETAIL
Name : - Miss Soni Tamang
PAN no. : - 300427963(Bharatpur)
Propiter's Name : - #REF!
Firm Address : - Mahendrajyoti VDC, Ward no 4 , Kavrepalanchowk District
Contact No : - 9808533170
OWNER OF THE PROPERTY
Owner A : - Mr. Jayendra Tamang
Father's Name : - Mr. Jita Ram Bishwokarma
Grandfather's Name : - Mr. Dhan Lal Bishwokarma
Address : - Mahendrajyoti VDC, Ward no 4 , Kavrepalanchowk District
Currnet Address : - Mahendrajyoti VDC, Ward no 4 , Kavrepalanchowk District
Citizenship No : - 10031(Chitwan)/2033/03/24
Owner B : - MRS. AMBIKA BISHWOKARMA
Husband's Name :- #REF!
Father In Law's Name : - Mr. Jita Ram Bishwokarma
Address : - Total Land Area =1975.26 Sq.M.
Currnet Address : - Total Land Area =1975.26 Sq.M.
Citizenship No : - 1246/(Chitwan)/2046/01/20
LOCATION OF PROPERTY
Land at : - Mahendrajyoti VDC, Ward no 4 , Kavrepalanchowk District
Municipality / VDC : - Ratnanagar Municipality
BOUNDARY OF PROPERTY : - For Plot No. - 532
On East by : - Nurdev Rijal
On West by : - Black Topped Road
On North by : - Mani Sunar
On South by : - Govinda Bahadur B.K.
For Plot No. -541
On East by : - Nurdev Rijal
On West by : - Magara Mahato
On North by : - Ambika B.K.
On South by : - Babu Ram Mahato Lagayet
LIST OF PROPERTY EVALUATED
LAND
Plot A : - 0
Municipality / VDC : - Ratnanagar Municipality
Registered land area : - (0-0-15) (B-K-D)
Plot B : - Sabik Bachhauli 2-541 & Total Land Area (0-0-15) (B-K-D)
Municipality / VDC : - Ratnanagar Municipality
Registered land area : - (0-1-0) (B-K-D)
VALUATION DETAILS
LOCATION
The plot lies due 6 Km. due south from East-West Highway(Sauraha
Street/ Road to which the Chowk) at Ratnanagar Municipality Ward No. - 18, at Sauraha Baazar
: - (Gaida Chowk), Chitwan. The road touches West face of the plot.(Refer
Property is adjoining.
Location Plan)
 The plot lies due 6 Km. due south from East-West Highway(Sauraha
Street/ Road to which the Chowk) at Ratnanagar Municipality Ward No. - 18, at Sauraha Baazar
: - (Gaida Chowk), Chitwan. The road touches West face of the plot.(Refer
Property is adjoining.
Location Plan)

Type and width of the road : - 10 m wide Black Topped Road on West face of the plot.
Distance from any permanent The Concern plot is so close to the Gaida Chowk (Sauraha Baazar) at
point (Chowk/ temple etc.) : - Ratnanagar Municipality Ward No. -18, Chitwan. (Refer Location Plan)

Location Plan : - Attached herewith (Refer Location Map)

DESCRIPTION OF THE LAND
Shape of the Land : - Geometric
Frontage : - As in A-Cad Drawing
Depth of the land : - As in A-Cad Drawing
Facing of the land : - South
Classification of land : - Abbal
LEGAL ASPECTS
The legal documents of the properties have been thoroughly checked and the details have been noted as
following:
LAND OWNERSHIP DOCUMENT

Type of Ownership : - Single

Ownership of land : - Freehold
Name (Owner A) : - Mr. Jayendra Tamang
Name (Owner B) : - MRS. AMBIKA BISHWOKARMA
Citizenship no(Owner A) : - 10031(Chitwan)/2033/03/24
Citizenship no(Owner B) : - 1246/(Chitwan)/2046/01/20
Address(Both Owner's) : - Mahendrajyoti VDC, Ward no 4 , Kavrepalanchowk District
Plot A : - Sabik Bachhauli 2-541 & Total Land Area (0-0-15) (B-K-D)
Plot B :-0
Special Comments (if any) : - None
LAND REVENUE
Current Revenue : - Paid
Special Comments (if any) : - None
SURVEY MAP/ BLUE PRINT ( Prepared by govt. survey dept.)
Indication of Plot in the map : - Yes
Clear indication of Access : - Yes
Shape of land: tallies with the
: - Yes
map
Special Comments (if any) : - None
PERMISSION TO MORTGAGE

Permission of the owner of the

: - Yes
property to mortgage

Permission of Dept. of
Industry/ Commerce (If owned : - Not Applicable
by Pvt. Ltd/ Public Ltd.)
RIGHT OF THE PROPERTY
Source from which the
: - Income from own family effort
property was acquired
Any Claimant to the property : - No
The adults in the family /
shareholders been informed
about / have consented for the : - Yes
mortgage of the property

Relation between client & the

: - Owner A is Proprietor of the firm & Owner B is Spouse Of Proprietor
owner of the property

Has the property been

mortgaged before, if yes, name
of the organization, has it been : - Not Applicable
released

Special Comments (if any) : - None

GENERAL

Whether free access to the road

: - Yes
is available

Whether the land (whole or

part) has been notified for
acquisition by govt./ statutory : - Not
body for any purpose
Whether the boundary has
been clearly defined at the site : - Yes
Special Comments (if any) : - None
BUILDING :-
Permission Letter for
: - Yes
construction from the VDC
Approved Drawings : - Yes
Whether the building is
constructed as per approved : - Yes
drawings
Any permanent structure
: - Not
constructed on ROW
Any violation of Bye-Laws : - Not
Special Comments (if any) : - None
A. VALUE OF THE PROPERTY (LAND) PLOT NO 1200 and 599
Shishakhani VDC Ward No. 05 & Total Land Area 65.39 Aana (The land is evaluated on the basis of Aana.)
Client Name: Miss Sony Tamang
Owner Name:-Mr.Jayandra Tamang(Applicant Brother)
a. Land rate adopted by Govt. Agency : - Rs. 200,000.00

(Minimum Registration rate notified by Govt. body) (Rs. Per Aana)

Land considered for valuation :- 4-1-1-2.24 65.39 Aana

b. Market Rate : - Rs. 650,000.00

(Current market rate inquired) (Rs. Per Aana)

c. Weighted Average Calculation :- % (Percentage)

i) Rate adopted by Govt. Agency (35%) : - Rs. 70,000.00

ii) Market Rate adopted (65%) : - Rs. 422,500.00

iii) Weighted Average : - Rs. 492,500.00

iv) Deduction :- (2,500.00)

d. Land Rate Adopted in this Valuation : - Rs. 490,000.00 Per Aana

Valuation table of land

a. Plot Nos. :- 1220 and 599

b. Total area on the Land Ownership Document :- 4-1-1-2.24 (R-A-P-D)

c. Area as per Verification by Site Measurement :- 22390.93 (Sqft)

d. Min. Area Consid: - 4-1-1-2.24 (Ropani-Aana-Paisa-Daam)

e. Area of Land Considered :- 65.3900 Aana

f. Gross Value of Land : - Rs. 32,041,100.00

g. Deduction : - Rs. 1,100.00

h. Say Value of the land ie; Plot n 1220 and 599 : - Rs. 32,040,000.00

In Words : -
Thirty Two Million Fourty Thousand Rupees Only
 Property valuation for M/S Bale Taksar Gulmeli Sun Chandi Pasal
Bharatpur Municipality ward no.-02, ,Chitwan

A. VALUE OF THE PROPERTY (LAND)

I. #REF!
Mr.Bhisma Sunar- The land is evaluated on the basis of kattha.
a. Land rate adopted by Govt. Agency : - Rs. 300,000.00
(Minimum Registration rate notified by Govt. body) (Rs. Per Khatta)
Khatta taken for the Valuation : :- 0.766 Khatta
Land considered for valuation - 0 0 15.315 15.315 Dhoor
Frontage Feet considered for valuation :- 25.750 feet

b. Market Rate : - Rs. 2,500,000.00

(Current market rate inquired) (Rs. Per Khatta)
c. Weighted Average Calculation :- % (Percentage)
i) Rate adopted by Govt. Agency (40%) :- Rs. 120,000.00
ii) Market Rate adopted (60%) :- Rs. 1,500,000.00
iii) Weighted Average :- Rs. 1,620,000.00
iv) Deduction :- Rs. -
d. Land Rate Adopted in this Valuation :- Rs. 1,620,000.00 Per kattha

B.Valuation table of land

I.
a. Plot Nos :- 3197, 3199 & 3201

b. Total area on the Land Ownership Document :- (0-0-5.25) (B-K-D)

c. Area as per Verification by Site Measurement :- 2790.00 (Sqft)

d. Min. Area Considered : - 0 - 0 - 15.315 (Bigha-Kattha-Dhur)
e. Area of Land Considered :- 0.766 Kattha
f. Frontage Feet considered for valuation :- 25.750 Feet
g. Gross Value of Land : - Rs. 1,240,515.00

h. Deduction : - Rs. (515.00)

i. y Value of the land ie; Plot no - 3197, 3199 & 3201 : - Rs. 1,240,000.00

(In Words : - One Million Two Hundred & fourty Thousands Rupees Only.)

C. SUMMARY CALCULATION

A. MARKET VALUE OF THE PROPERTY

a Value of Land of Plot no 3197, 3199 & 3201 :- Rs. 1,240,000.00

b Value of Buildinng on Plot no 3197, 3199 & 3201 :- Rs. 1,135,000.00

TOTAL FAIR MARKET VALUE OF THE PROPERTY :- Rs. 2,375,000.00

(In Words:-Four Million One Hundred & Sixty Five Thousand Rupees Only.)

B. DISTRESS VALUE OF THE PROPERTY

(The Net value of land is calculated with 40% Government Rate and 60% Market Rate.)
a Value of Land of Plot no 3197, 3199 & 3201 : - Rs. 992,000.00

b Value of Buildinng on Plot no 3197, 3199 & 3201 : - Rs. 908,000.00

TOTAL DISTRESS VALUE OF THE PROPERTY : - Rs. 1,900,000.00

(In Words: Three Million Threee Hundred & Thirty Two Thousand Rupees only.)
Approved By Dealt by: SPA Engineering Consultancy Pvt.Ltd
Er. Suman Koirala Bharatpur,Chitwan
REMARKS & LIMITING CONDITIONS

· The valuator has no responsibility for changes in market conditions. The opinions of the value
adopted are based upon the facts and assumptions that are identified in this report.
· The opinions of adopted values are effective as of date of value based upon information that
was available at the time when the analysis for evaluation was conducted. Values may change
substantially with time. The valuator reserves the right to alter the stated opinions of value if relevant
information becomes available later.
· The valuation of the land is based on Kattha
· The value of the portion of the land within the Right of Way (ROW) is not calculated

OPINION
The property may be taken as mortgage for the amount recommended in the valuation
certificate, taking into consideration the remarks and conditions stated above and with scrutiny
of the legal documents by a legal expert.

LIST OF DOCUMENTS FURNISHED

Drawings & Photographs

· Site Plan, : Attached

· Location Plan : Attached
· Building Drawing : Attached
· City Map with site location : Not Attached
· Photographs : Attached

Legal Documents:

· Land Ownership Certificate : Attached

· Land Tax Receipt : Attached
· Citizen ship of Client/Owner : Attached
· Boundary Certificate of property : Attached
· Blue Print of land ( Govt. Survey Map) : Attached
We Owner's of the property hereby confirm that all the details and information furnished above are
true and correct and represent the actual statement.

……………………… ………………………
Mr. Jayendra Tamang MRS. AMBIKA BISHWOKARMA
(Owner A) (Owner B)

We translated all the details and information furnished by the client for the above mentioned property
(Land) and the client confirmed all the details are true in our presence.

…………………………
Er. Suman Koirala
(For, SOUTH WEST MULTIPURPOSE CONSULT PVT. LTD.)
Note: All necessary documents viz. survey map, Location and site plan, photographs and other
relevant documents are attached herewith.
SITE PHOTOGRAPHS OF PROPERTY
ANNEX
ANNEX
Copies
Copies of
of Official
Official Documents
Documents
SOUTH WEST MULTIPURPOSE CONSULT PVT. LTD.
BHARATPUR, CHITWAN
PHONE NO-056-528677
MALPOT RATE