No.
AA/2024-25/Q4145 13/01/2025
VALUATION OF THE PROPERTY BY WAY OF PLOT OF LAND
LOCATED AT [Link]. 191A (P), 191B, HISSA NO. 13(P),
CORRESPONDING
CORRESPONDING CTS NO. 429(P) SITUATED AT IRLA
IRLA, VILLAGE –
VILE PARLE (W),
(W), MUMBAI, REPORTED TO BE BELONGING TO
M/[Link] DEVELOPERS.
DEVELOPERS.
VALUATION REPORT
Under instructions from my client, Mrs. Vaishali Patrikar – Chairperson of
the Monitoring Committee of M/s Satra Properties India Ltd., I visited the said
property on 06/01/2025, I have gone through the papers made
available to me, with a view to assess the market value of the said
property and submission to Hon’ble NCLT Mumbai as a part of
pleadings in IA 496/2022 filed by Erstwhile RP u/s 66 of IBC, as of
13/09/2019, and in this connection, I have to state as under :
a) The property is in the form of a Plot of land located at [Link].
191A (P), 191B, Hissa No. 13(P), corresponding CTS No. 429(P)
situated at Irla, Village – Vile Parle (W), Mumbai.
We have been made available copies of following documents:
• Memorandum of understanding (MOU) between M/s Satra
Properties India Ltd & M/s. Prime Developers dated
13/09/2019
• Property card for CTS no. 429
• Map of Western suburbs for Ward KE & KW indicating
ROS1.5
• Remark of DP report
b) The accommodation consists of a plot of land. It is a known fact
that every plot of developable land with a basic FSI attached to
it. In this valuation, we have considered the land value + the
Basic FSI available for the plot. The plot area is reported to be
801.80m²
c) About the location :
The area where the property is located is developed. Physical
infrastructure such as roads, water supply, electricity etc. are
available. The social infrastructure such as Schools,
Colleges, Hospitals etc. is available near the area where the
property is located. The commercial infrastructure is available
near the area where the property is located. The transport
facilities by way of Autorikshaws, taxis & buses are available.
The Juhu beach, a prominent tourist attraction, is located very
near from where the property is located. The Vile Parle railway
station & Andheri railway station are located away from the
area where the property is located. The area is well developed.
d) We wish to put on record that, the said plot has reservation
ROS1.5 as a Garden. The area by way of reservation is
approximately 314.43m². We also wish to put on record that,
certain area of the plot is affected by DP road. The area affected
by road is approximately 241m². Therefore the total area left for
construction activity is approximately 246.37m².
e) About Fair Market Value, as of 13/09/2019:
13/09/2019:
As per Market Value
Taking into consideration what is stated in this report, the
location of the property, specifications adopted, materials used
and after taking into consideration the transactions that are
taking place in the area, and after allowing proper
depreciation, I am of the opinion that the fair market value of
the said property (plot), as of 13/09/2019, can be considered as
`. 8,80,81,940.00
.00 (Rupees Eight Crore Eighty Lakh Eighty One
Thousand Nine Hundred & Forty Only)
Total plot area 801.80m²
(-) Reservation for Garden 314.43m²
-------------
487.37m²
(-) Area under 6.10m DP road (approx area) 241.00m²
-------------
Total Net plot area 246.37m²
The calculation below is considered on Net available plot area of
246.37m². As per norms the owners are entitled to get the FSI on
the Net available plot area. We have considered that 100%
possession in favour of the owners.
As per Ready Reckoner Value
Taking into consideration what is stated in this report, the
location of the property, specifications adopted, materials used
and after taking into consideration the transactions that are
taking place in the area, and after allowing proper
depreciation, I am of the opinion that the fair market value of
the said property (plot), as of 13/09/2019, with base FSI as 1.00,
can be considered as `. 1,57,500/m². In other words the value as
per Ready Reckoner (issued by Government of Maharashtra) for
plot area of 801.80m², can be considered as `. 12,62,83,500.00
(Rupees Twelve Crore Sixty Two Lakh Eighty Three Thousand
Five Hundred Only)
Calculation of FSI
The said plot is abutting on 6m wide road. The basic FSI for
suburban area is 1.00 and ancillary FSI is 1.70 (of which 0.50 is
premium FSI + 0.50 is TDR + 35% of fungible area i.e. 0.70)
FSI of 0.50 TDR is calculated from the Garden reservation & is
incorporated in the said plot & no charges are levied for the
same. It is noticed that it is difficult to incorporate the said TDR
in the said plot & has to be sold in the open market for which the
premium calculated is `.1,29,168/m² on the net plot area i.e.
`. 1,29,168.00 x 0.5% of 246.37m² (123.185m²) = `. 1,59,11,560.00
As per the sale instances taken from the open market (Index – II)
the rate/m² is arrived at `. 3,30,000/m²
After taking into consideration the above facts, we have to state
the following
Value of Land & Building (Hypothetical) `. 21,95,15,670.00
(246.37m² x 2.7 (FSI) x `. 3,30,000/m²)
(-) Cost of Construction @ `. 30,000/m² `. 1,99,55,970.00
---------------------------
`. 19,95,59,700.00
(-) Cost of Ancillary FSI `. 7,37,28,360.00
---------------------------
`. 12,58,31,340.00
(-) Builders profit & other expenses@ 30% `. 3,77,49,402.00
---------------------------
`. 8,80,81,938.00
(Say `. 8,80,81,940.00)
f) Remarks :
i) The valuation is based on the information about the plot and the
documents perused.
ii) The valuation is subject to clear and marketable title and
adequacy of Engineering / Structural design, deed of
declaration for common areas etc..
iii) Emphasis in this report is on the value of the property and not
on the area measurement or title verification of the property &
is based on market rate.
iv) This valuation report will remain valid only for the purpose for
which it is made. Market value obtained in this report is
defined below – Market value is the estimated amount for
which an asset should exchange on the date of valuation
between a willing buyer and a willing seller in an Arm’s length
transaction after proper marketing wherein the parties had
each acted knowledgeably and without compulsion.
v) The opinion about valuation is true and correct to the best of
my knowledge and belief. We have no direct or indirect interest
in the assets valued.
vi) Encumbrances of loan, govt. or other dues, stamp duty,
registration charges, transfer charges etc. If any , are not
considered in the valuation. We have assumed that the assets
are free of encumbrances.
g) About the Ownership :
Our report does not cover verification of ownership, title
clearance or legality. This valuation report is purely an opinion
and has no legal and contractual obligations on our part. The
rates are based on current market condition and these may
vary with time. Unless otherwise specified the valuation is
based on free and transferable title without any hindrance like
tenancy etc.
h) About Liability :
Our liability on this assignment (whether arising from this
assignment, negligence or whatsoever) is limited in respect of
any one event or series of events to the actual loss or
damage sustained subject to maximum of the 80% of the
professional fees for the services rendered. In no event
shall valuer be held responsible or liable for special, indirect
or consequential damages as the assignment has been
completed on best effort, knowledge and belief.
This report is being made available to Mrs. Vaishali Patrika
Patrikarr – Chairperson
of the Monitoring Committee of Satra (India) Ltd, on her request
Satra Properties (I
and for the purpose of assessing the fair market value of the said
property and submission to Hon’ble NCLT Mumbai as a part of
pleadings in IA 496/2022 filed by Erstwhile RP u/s 66 of IBC, as of
13/09/2019, and in deciding the market value of the said property.
For Ambike Associates,
(A. P. Ambike)
Place : Vashi, Navi Mumbai
Date : 13/01/2025
[Link]/2024-25/Q4145 13/01/2025
VALUATION OF THE PROPERTY BY WAY OF PLOT OF LAND LOCATED AT [Link]. 191A 191A
(P), 191B, HISSA NO. 13(P), CORRESPONDING CTS NO. 429(P) SITUATED AT IRLA,
IRLA,
VILLAGE – VILE PARLE (W), MUMBAI, REPORTED TO BE BELONGING TO
M/S. PRIME DEVELOPERS.
DEVELOPERS.
Name of registered Valuer Mr. A. P. Ambike
Registration No. CAT-
CAT- I – 493
GENERAL :
01. Purpose for which valuation is made : To assess the market value of the
said property and submission to
Hon’ble NCLT Mumbai as a part of
pleadings in IA 496/2022 filed by
Erstwhile RP u/s 66 of IBC as of
13/09/2019.
02 Date as on which valuation is made : 06/01/2025
03. Name of the Owner/Owners : M/s Prime Developers
04. If the property is under joint ownership / : Please see our detailed report.
co-ownership, share of each such owner.
Are the shares undivided?
05. Brief Description of the property : For Details please see our detailed
report.
06. Location, street, ward No. :
07. Survey/Plot No. of land :
08. Is the property situated in residential : Mixed area.
/commercial/mixed area/industrial area.
09. Classification of locality - high : High class.
class/middle class/poor class.
10. Proximity to Civic amenities like schools, : All civic amenities are available.
hospitals, offices, markets, cinemas etc.
11. Means and proximity to surface : Public transport facilities are
communication by which the locality is available.
served.
LAND :
12. Area of land supported by documentary : The area of the property is reported
proof, shape dimensions and physical to be 801.80m². Property located on
features. land developed by MCGM. Details
have been furnished by our clients &
submitted to NCLT
13. Roads, streets or lanes on which the land : Please see our detailed report.
is abutting
14. Is it freehold or leasehold land ? : The said plot is reported to be
freehold.
15 If leasehold the name of Lessor/lessee, : Not known.
nature of lease, dates of commencement
and termination of lease and terms of
renewal of lease.
i) Initial premium : Not known.
ii) Ground rent payable per annum : Not known.
iii) Unearned increase payable to the : Not known.
Lessor in the event of sale or
transfer.
16. Is there any restrictive covenant in : Residential user.
regard to use of land? If so, attach a copy
of the covenant.
17. Are there any agreements of easement? : Not known.
If so, attach copies
18. Does the land fall in an area included : The plot is developed and forms part
any Town Planning Scheme or any of development plan of Mumbai.
Development plan of Government or any
statutory body? If so, give particulars.
19. Has any contribution been made towards : Not known.
development or is any demand for such
contribution outstanding.
20. Has the whole or part of the land been : No Please.
notified for acquisition by Government or
any statutory body? Give date of the
notification.
21. Attach a dimensioned site plan : Not Available.
IMPROVEMENTS :
22. Attach plans and elevations of all : Not Available
structures standing on the land and a
layout plan.
23. Furnish technical details of the building : Please see our report. Details
on a separate sheet enclosed.
24. i) Is the building owner occupied, : In the possession of M/s Prime
tenanted/both? Developers. Please see our report.
ii) If partly Owner-occupied/specify : Not applicable.
portion and extent of area under
owner-occupation
25. What is the floor space index permissible : Not known.
and percentage actually utilized
RENTS :
26. i) Names of tenants/ lessees/ : Occupied by owners and relatives.
licensees, etc. As reported
ii) Portions in their occupation : Please refer to our report enclosed.
iii) Monthly or annual rent/ : Not applicable.
compensation /license fee, etc.
paid by each.
iv) Gross amount received for the : Not applicable.
whole property
27. Are any of the occupants related to, or : Not applicable.
close business associates of the owner ?
28. Is separate amount being recovered for : Not applicable.
the use of fixtures, like fans, geysers,
refrigerators,
29. Give details of water and electricity : Water and electricity charges are
charges, if any, to be borne by the payable by the owner / occupier.
owner.
30. Has the tenant to bear the whole or part : Not applicable.
of the cost of repairs and maintenance?
Give particulars.
31. If a lift is installed, who is to bear the cost : Not applicable.
of maintenance & operation-owner or
tenant?
32. If a pump is installed, who has to bear : Not applicable.
the cost of maintenance and operation,
owner or tenant?
33. Who has to bear the cost of electricity : The owner’s account.
charges for lighting of common space like
entrance hall, stairs, passage, compound
etc., owner or tenant?
34. What is the amount of property tax? : The owner / occupier is required to
Who is to bear it? Give details with pay property tax as decided by the
documentary proof Corporation.
35. Is the building insured? If so give the : Not known.
policy No., amount for which it is insured
and the annual premium.
36. Is any dispute between landlord and : Not applicable.
tenant regarding rent pending in a court
of law ?
37. Has any standard rent been fixed for the : Not applicable.
premises under any law relating to the
control of rent?
SALES :
38. Give instances of sales of immovable : As per local enquiries.
property in the locality on a separate
sheet, indicating the name and address
of the property, Registration No. sale
price and area of land sold.
39. Land rate adopted in this valuation. : Please refer to the detailed report
40. If sale instances are not available or not : Information based on local
relied upon, the basis of arriving at the enquiries. Copy of the instances
land rate. available are attached for
reference
COST OF CONSTRUCTION :
41. Year of commencement of construction & : Work not commenced. (as
year of completion reported)
42. What was the method of construction - by : Not known
contract/by employing labour
directly/both
43. For items of work done on contract : Copies not enclosed.
produce copies of agreement.
44. For items of work done by engaging : Not applicable.
labour directly, give basic rates of
materials and labour supported by
documentary proof.
- DECLARATION -
I hereby declare that :
a) The information furnished in the valuation report is true and correct to
the best of my knowledge and belief.
b) I have no direct or indirect interest in the property valued.
c) I have not been convicted of any offense and sentenced to a term of a
imprisonment.
d) I have not been found guilty of misconduct in my professional
capacity.
For Ambike Associates
( A. P. AMBIKE)
Place : Vashi, Navi Mumbai,
Date : 13/01/2025
[Link]/2024-25/Q4146 13/01/2025
VALUATION OF THE PROPERTY BY WAY OF PLOT OF LAND LOCATED AT
[Link]. 191A (P), 191B, HISSA NO. 13(P), CORRESPONDING CTS NO.
429(P) SITUATED AT IRLA,
IRLA, VILLAGE – VILE PARLE (W), MUMBAI,
REPORTED TO BE BELONGING TO M/S. PRIME DEVELOPERS.
VALUATION REPORT
Under instructions from my client, Mrs. Vaishali Patrikar – Chairperson of
the Monitoring Committee of M/s Satra Properties India Ltd., I visited the said
property on 06/01/2025, I have gone through the papers made
available to me, with a view to assess the market value of the said
property and submission to Hon’ble NCLT Mumbai as a part of
pleadings in IA 496/2022 filed by Erstwhile RP u/s 66 of IBC, as of
06/01/2025, and in this connection, I have to state as under :
a) The property is in the form of a Plot of land located at [Link].
191A (P), 191B, Hissa No. 13(P), corresponding CTS No. 429(P)
situated at Irla, Village – Vile Parle (W), Mumbai.
We have been made available copies of following documents:
• Memorandum of understanding (MOU) between M/s Satra
Properties India Ltd & M/s. Prime Developers dated
13/09/2019
• Property card for CTS no. 429
• Map of Western suburbs for Ward KE & KW indicating
ROS1.5
• Remark of DP report
b) The accommodation consists of a plot of land. It is a known fact
that every plot of developable land with a basic FSI attached to
it. In this valuation, we have considered the land value + the
Basic FSI available for the plot. The plot area is reported to be
801.80m²
c) About the location :
The area where the property is located is developed. Physical
infrastructure such as roads, water supply, electricity etc. are
available. The social infrastructure such as Schools,
Colleges, Hospitals etc. is available near the area where the
property is located. The commercial infrastructure is available
near the area where the property is located. The transport
facilities by way of Autorikshaws, taxis & buses are available.
The Juhu beach, a prominent tourist attraction, is located very
near from where the property is located. The Vile Parle railway
station & Andheri railway station are located away from the
area where the property is located. The area is well developed.
d) We wish to put on record that, the said plot has reservation
ROS1.5 as a Garden. The area by way of reservation is
approximately 314.43m². We also wish to put on record that,
certain area of the plot is affected by DP road. The area affected
by road is approximately 241m². Therefore the total area left for
construction activity is approximately 246.37m².
e) About Fair Market Value, as of 06/01/2025:
As per Market Value
Taking into consideration what is stated in this report, the
location of the property, specifications adopted, materials used
and after taking into consideration the transactions that are
taking place in the area, and after allowing proper
depreciation, I am of the opinion that the fair market value of
the said property, as of 06/01/2025, can be considered as
`.14,30,50,660.00
`. .00 (Rupees Fourteen Crore Thirty Lakh Fifty
Thousand Six Hundred & Sixty Only)
Total plot area 801.80m²
(-) Reservation for Garden 314.43m²
-------------
487.37m²
(-) Area under 6.10m DP road (approx area) 241.00m²
-------------
Total Net plot area 246.37m²
The calculation below is considered on Net available plot area of
246.37m². As per norms the owners are entitled to get the FSI on
the Net available plot area. We have considered that 100%
possession in favour of the owners.
As per Ready Reckoner Value
Taking into consideration what is stated in this report, the
location of the property, specifications adopted, materials used
and after taking into consideration the transactions that are
taking place in the area, and after allowing proper
depreciation, I am of the opinion that the fair market value of
the said property (plot), as of 06/01/2025, with base FSI as 1.00,
can be considered as `. 1,49,370/m². In other words the value as
per Ready Reckoner (issued by Government of Maharashtra) for
plot area of 801.80m², can be considered as `. 11,97,64,866.00
(Rupees Eleven Crore Ninety Seven Lakh Sixty Four Thousand
Eight Hundred Sixty Six Only)
Calculation of FSI
The said plot is abutting on 6m wide road. The basic FSI for
suburban area is 1.00 and ancillary FSI is 1.70 (of which 0.50 is
premium FSI + 0.50 is TDR + 35% of fungible area i.e. 0.70)
FSI of 0.50 TDR is calculated from the Garden reservation & is
incorporated in the said plot & no charges are levied for the
same. It is noticed that it is difficult to incorporate the said TDR
in the said plot & has to be sold in the open market for which the
premium calculated is `.1,29,168/m² on the net plot area i.e.
`. 1,29,168.00 x 0.5% of 246.37m² (123.185m²) = `. 1,59,11,560.00
As per the sale instances taken from the open market (Index – II)
the rate/m² is arrived at `. 4,55,550/m²
After taking into consideration the above facts, we have to state
the following
Value of Land & Building (Hypothetical) `. 30,30,31,404.75
(246.37 x 2.70 (FSI) x `.4,55,550/m²)
(-) Cost of Construction @ `. 37,500/m² `. 2,49,44,962.50
---------------------------
`. 27,80,86,442.25
(-) Cost of Ancillary FSI `. 7,37,28,360.00
---------------------------
`. 20,43,58,082.25
(-) Builders profit & other expenses@ 30% `. 6,13,07,424.68
---------------------------
`. 14,30,50,657.57
(Say `. 14,30,50,660.00)
f) Remarks :
i) The valuation is based on the information about the plot
and the documents perused.
ii) The valuation is subject to clear and marketable title
and adequacy of Engineering / Structural design, deed of
declaration for common areas etc..
iii) Emphasis in this report is on the value of the property
and not on the area measurement or title verification of
the property & is based on market rate.
iv) This valuation report will remain valid only for the
purpose for which it is made. Market value obtained in
this report is defined below – Market value is the
estimated amount for which an asset should exchange
on the date of valuation between a willing buyer and a
willing seller in an Arm’s length transaction after proper
marketing wherein the parties had each acted
knowledgeably and without compulsion.
v) The opinion about valuation is true and correct to the best
of my knowledge and belief. We have no direct or indirect
interest in the assets valued.
vi) Encumbrances of loan, govt. or other dues, stamp duty,
registration charges, transfer charges etc. If any , are not
considered in the valuation. We have assumed that the
assets are free of encumbrances.
g) About the Ownership :
Our report does not cover verification of ownership, title
clearance or legality. This valuation report is purely an opinion
and has no legal and contractual obligations on our part. The
rates are based on current market condition and these may
vary with time. Unless otherwise specified the valuation is
based on free and transferable title without any hindrance like
tenancy etc.
h) About Liability :
Our liability on this assignment (whether arising from this
assignment, negligence or whatsoever) is limited in respect of
any one event or series of events to the actual loss or
damage sustained subject to maximum of the 80% of the
professional fees for the services rendered. In no event
shall valuer be held responsible or liable for special, indirect
or consequential damages as the assignment has been
completed on best effort, knowledge and belief.
This report is being made available to Mrs. Vaishali Patrikar – Chairperson
of the Monitoring Committee of Satra (India) Ltd, on her request
Satra Properties (I
and for the purpose of assessing the fair market value of the said
property and submission to Hon’ble NCLT Mumbai as a part of
pleadings in IA 496/2022 filed by Erstwhile RP u/s 66 of IBC, as of
06/01/2025, and in deciding the market value of the said property..
For Ambike Associates,
(A. P. Ambike)
Place : Vashi, Navi Mumbai
Date : 13/01/2025
[Link]/2024-25/Q4146 13/01/2025
VALUATION OF THE PROPERTY BY WAY OF PLOT OF LAND LOCATED AT [Link].
191A (P), 191B, HISSA NO. 13(P), CORRESPONDING CTS NO. 429(P) SITUATED
AT IRLA,
IRLA, VILLAGE – VILE PARLE (W), MUMBAI, REPORTED TO BE BELONGING
TO M/S. PRIME
PRIME DEVELOPERS.
Name of registered Valuer Mr. A. P. Ambike
Registration No. CAT-
CAT- I – 493
GENERAL :
01. Purpose for which valuation is made : To assess the market value of the
said property and submission to
Hon’ble NCLT Mumbai as a part of
pleadings in IA 496/2022 filed by
Erstwhile RP u/s 66 of IBC, as of
06/01/2025.
02 Date as on which valuation is made : 06/01/2025
03. Name of the Owner/Owners : M/s Prime Developers
04. If the property is under joint ownership / : Please see our detailed report.
co-ownership, share of each such owner.
Are the shares undivided?
05. Brief Description of the property : For Details please see our detailed
report.
06. Location, street, ward No. :
07. Survey/Plot No. of land :
08. Is the property situated in residential : Mixed area.
/commercial/mixed area/industrial area.
09. Classification of locality - high : High class.
class/middle class/poor class.
10. Proximity to Civic amenities like schools, : All civic amenities are available.
hospitals, offices, markets, cinemas etc.
11. Means and proximity to surface : Public transport facilities are
communication by which the locality is available.
served.
LAND :
12. Area of land supported by documentary : The area of the property is reported
proof, shape dimensions and physical to be 801.80m². Property located on
features. land developed by MCGM. Details
have been furnished by our clients &
submitted to NCLT.
13. Roads, streets or lanes on which the land : Please see our detailed report.
is abutting
14. Is it freehold or leasehold land ? : The said plot is reported to be
freehold.
15 If leasehold the name of Lessor/lessee, : Not known.
nature of lease, dates of commencement
and termination of lease and terms of
renewal of lease.
i) Initial premium : Not known.
ii) Ground rent payable per annum : Not known.
iii) Unearned increase payable to the : Not known.
Lessor in the event of sale or
transfer.
16. Is there any restrictive covenant in : Residential user.
regard to use of land? If so, attach a copy
of the covenant.
17. Are there any agreements of easement? : Not known.
If so, attach copies
18. Does the land fall in an area included : The plot is developed and forms part
any Town Planning Scheme or any of development plan of Mumbai.
Development plan of Government or any
statutory body? If so, give particulars.
19. Has any contribution been made towards : Not known.
development or is any demand for such
contribution outstanding.
20. Has the whole or part of the land been : No Please.
notified for acquisition by Government or
any statutory body? Give date of the
notification.
21. Attach a dimensioned site plan : Not Available.
IMPROVEMENTS :
22. Attach plans and elevations of all : Not Available.
structures standing on the land and a
layout plan.
23. Furnish technical details of the building : Please see our report. Details
on a separate sheet enclosed.
24. i) Is the building owner occupied, : In the possession of M/s Prime
tenanted/both? Developers. Please see our report.
ii) If partly Owner-occupied/specify : Not applicable.
portion and extent of area under
owner-occupation
25. What is the floor space index permissible : Not known.
and percentage actually utilized
RENTS :
26. i) Names of tenants/ lessees/ : Occupied by owners and relatives.
licensees, etc. As reported
ii) Portions in their occupation : Please refer to our report enclosed.
iii) Monthly or annual rent/ : Not applicable.
compensation /license fee, etc.
paid by each.
iv) Gross amount received for the : Not applicable.
whole property
27. Are any of the occupants related to, or : Not applicable.
close business associates of the owner ?
28. Is separate amount being recovered for : Not applicable.
the use of fixtures, like fans, geysers,
refrigerators,
29. Give details of water and electricity : Water and electricity charges are
charges, if any, to be borne by the payable by the owner / occupier.
owner.
30. Has the tenant to bear the whole or part : Not applicable.
of the cost of repairs and maintenance?
Give particulars.
31. If a lift is installed, who is to bear the cost : Not applicable.
of maintenance & operation-owner or
tenant?
32. If a pump is installed, who has to bear : Not applicable.
the cost of maintenance and operation,
owner or tenant?
33. Who has to bear the cost of electricity : The owner’s account.
charges for lighting of common space like
entrance hall, stairs, passage, compound
etc., owner or tenant?
34. What is the amount of property tax? : The owner / occupier is required to
Who is to bear it? Give details with pay property tax as decided by the
documentary proof Corporation.
35. Is the building insured? If so give the : Not known.
policy No., amount for which it is insured
and the annual premium.
36. Is any dispute between landlord and : Not applicable.
tenant regarding rent pending in a court
of law ?
37. Has any standard rent been fixed for the : Not applicable.
premises under any law relating to the
control of rent?
SALES :
38. Give instances of sales of immovable : As per local enquiries.
property in the locality on a separate
sheet, indicating the name and address
of the property, Registration No. sale
price and area of land sold.
39. Land rate adopted in this valuation. : Please refer to the detailed report
40. If sale instances are not available or not : Information based on local
relied upon, the basis of arriving at the enquiries. Copy of the instances
land rate. available are attached for
reference
COST OF CONSTRUCTION :
41. Year of commencement of construction & : Work not commenced. (as
year of completion reported)
42. What was the method of construction - by : Not known
contract/by employing labour
directly/both
43. For items of work done on contract : Copies not enclosed.
produce copies of agreement.
44. For items of work done by engaging : Not applicable.
labour directly, give basic rates of
materials and labour supported by
documentary proof.
- DECLARATION -
I hereby declare that :
a) The information furnished in the valuation report is true and correct to
the best of my knowledge and belief.
b) I have no direct or indirect interest in the property valued.
c) I have not been convicted of any offense and sentenced to a term of a
imprisonment.
d) I have not been found guilty of misconduct in my professional
capacity.
For Ambike Associates
( A. P. AMBIKE)
Place : Vashi, Navi Mumbai,
Date : 13/01/2025
Date: 13/01/2025
To,
Mrs. Vaishali Patrikar
Chairperson of the Monitoring
Committee of M/s Satra Properties India Ltd
(SUB: The list of documents & attachments contained in the valuation report)
Dear Madam,
The Following are the documents & attachments annexed along with the
Valuation report:
• Valuation report
• Index – II for the area Vile Parle for the year 2019-20 extracted from
website [Link]
• Ready Reckoner rate for the year 2019-20 extracted from website
[Link]
• Copy of the DP 2034 remarks
• Copy of the property card
• Copy of the MOU
• Photographs of the property (with Latitude & Longitude, Date & Time
stamp)
• Copy of the map of Western Suburbs Ward – KE & KW – WS-15
• Bill
Hope you find the same in order.
Thanks & Regards
For Ambike Associates
( A. P. Ambike)
Date: 13/01/2025
To,
Mrs. Vaishali Patrikar
Chairperson of the Monitoring
Committee of M/s Satra Properties India Ltd
(SUB: The list of documents & attachments contained in the valuation report)
Dear Madam,
The Following are the documents & attachments annexed along with the
Valuation report:
• Valuation report
• Index – II for the area Vile Parle for the year 2024-25 extracted from
website [Link]
• Ready Reckoner rate for the year 2024-25 extracted from website
[Link]
• Copy of the DP 2034 remarks
• Copy of the property card
• Copy of the MOU
• Photographs of the property (with Latitude & Longitude, Date & Time
stamp)
• Copy of the map of Western Suburbs Ward – KE & KW – WS-15
Hope you find the same in order.
Thanks & Regards
For Ambike Associates
( A. P. Ambike)
