A U SMALL FINANCE BANK LTD.

Name Mr. Vineet Sharma

Mobile No. NA
E.I.D NA
BOV Case Code: Au Small
Bank/2025/07/7960 Branch: Laxmi Nagar Date: 17.07.2025
Valuation Report
Property Type Independent building
Section 1. INFORMATION SHARED DURING ASSIGNMENT OF VALUATION.
Date of technical visit 16.07.2025 Property title Document Residential
Application Ref. /Lead No 896831 & 906821 Geographical Limit Village Abadi
Name of Customer / Co-
Applicant Mr. Udham Singh
Ownership as per document Mr. Udham Singh S/o Mr. Hari Kishan
Contact No. of customer 8700754800 Purpose of Valuation Realizable Market Value
Lease Hold or Free Hold Freehold Occupation status Refer Remark
Documents Provided for Mr. Shankar Lal Jeetarwal
Drafted Gift Deed Allocated By
Valuation
Khasra No. 158sa, Situated in Kambakaspur, Darin Gujran, Gautam
As Per Document
Budh Nagar, Uttar Pradesh-201306
As per Identification
Document/ Approved NA
Address of property plan/ ATS
Property Situated in Village Darin Gujran, Near Eskon Mandir,
As per Actual/Postal Noida, Gautam Budh Nagar, Uttar Pradesh-201306
201306 Product MBL
Pin-code

Section 2. Locality Details

Type of locality Residential Nearest Railway Station Dadri
Distance from Au Base
NA Nearest Bus Stand
Branch Local Bus Stand
Distance from nearest AU
NA Nearest Hospital
Branch Govt Hospital---4 KM
No. of houses in Village in Rural cases N/A
Total development in Area/Locality (%) 30%
Width of approach road 60 ft.
Type of locality (Lower Class/ Middle / Upper Middle) Middle Class

Any Negative to the Locality (Crematoriums, Slums, riot prone, gases, NA

chemical hazards, Mining site, Waste dump sites, High Tension line etc.)
ZONE NO. SUB REGISTRAR OFFICE DLC RATE Location Name
NA NA NA Village Kambakaspur

Hazard Zones
Seismic Zone Cyclone Zone Flood Zone Landslide Zone
IV No No NO

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 Condition of Approach Road Average
Nearby landmark Near Eskon Mandir
Whether basic amenities like water, electricity, road,
sewerage, telephone are available? Yes

Section 3. Property Details

Plinth area of house (sq.

Area of land Area of land (In Sqm.) Area of land (In sq. yd.) Area of land (In sq. ft.)
mtr.)

As per
265.88 318 Sqyd 2862 NA
documents
Land As per
265.88 318 Sqyd 2862 NA
Site
GF FF SF TF 4th 8th F
Actual Built up area of 1,465 NA NA NA NA NA
house(Sqft)
1860 NA NA NA NA NA
Permissible/Docs area
NA NA NA NA NA NA
Carpet Area
Total Built up area of house in sq. ft. 1,465 BUA Considered for Valuation (Sqft.) 1,465
Total Permissible Built up area of house in sq.
ft. 1860 Age of Property 16 Years
Total Carpet Area (Sqft.) NA Residual age of Property 34 Years
Occupancy Status of Building (In %) NA Floor of Shop/Flat Unit NA Availability of Lift Yes
Usage (Residential/Partly Commercial/ Fully Commercial) Residential
Type of Structure RSS
Nature of Construction Residential
Occupant If occupied, Name of the Occupant Tenant-occupied
If rented, list of occupants NA
Plot demarcated at site Yes
Property Identified through With the help of Applicant
Property shown by Mr. Hari
Dimensions Details
Description NORTH SOUTH EAST WEST
As per
document NA NA NA NA
Actual NA NA NA NA
Boundaries Details
Description NORTH SOUTH EAST WEST
As per
document Road 50 ft. Plot of Bhagat Plot of Chintya Plot of Ombir
NE: Road 50 ft./ Plot
Actual of Bhagat SW: Plot of Bhagat SE: Plot of Chintya NW: Plot of Ombir
Marketability of the Property ( Excellent/Good/Average/Poor) Average B
Details of construction(if available)
Stage of Construction Completed 100%

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 Last Visit Date 09.09.2025 100%
Section 4. Specification & Maintenance
Foundation/ Roof/ Flooring NA/RSS/PCC
Quality of Construction(Exterior & Interior) Average Maintenance Levels Average
Section 5. Local Authority Compliance & Safety Aspects
Setbacks (As per Government by Laws) Actual Setbacks
FRONT BACK SIDE SIDE FRONT BACK SIDE
NA NA NA NA NA NA
Type of Structure RSS
No. Of Floors (Permissible & Actual) Single Storied
No. of Wings NA
No. of Flat on each Floor NA
Internal composition of the Floor Accommodation
property GF 6 Rooms with attached kitchen, 2 Toilets
No. of lifts in each wings NA
Construction as per approved sanctioned plans
Details of approved plan and plans with approval no and date
Construction permission number and date NA
Violation observed if any Or is there any risk of demolition in
case of violation Low
Structure confirming to safety (load resistance) Yes
If plans not available then is the structure confirming to the local
practice Yes
As per visual inspections & maintenance levels- Does the
Structure raise any concern in event of earthquake, cyclones etc. No
Section 6.
VALUE AS PER GOVERNMENT
Particulars AREA RATE Particulars VALUE IN RS.
Cost of Land Sqm 0 0 DLC Value in Rs. 0
Cost of Const. Of G F. 0 0 Market Value in Rs. 0
Total Cost of Property 0
Total Cost of Existing property (As on date)
REALIZABLE VALUE OF PROPERTY
Particulars AREA RATE Particulars VALUE IN RS.
Cost of land Sq. yd. 318 Sqyd Rs. 20,000/- Sqyd Market Rate Rs. 63,60,000/-
Cost of Const. Of G.F. 1,465 Sqft Rs. 500/- Sqft. Market Value in Rs. Rs. 7,32,500/-
Total Realizable value of property (without additional charges) Rs. 70,92,500/-
Total Realizable value of property (including additional charges) Rs. 56,74,000/-
QSV /Distress Value (Sale within 60 Days 80%) Rs. 63,83,250/-
Conservative Value (Sale within 90 Days 90%) Rs. 7,32,500/-
Local Property Dealer/ Local Person NAME 0
PRICE CONFIRM FROM Local Dealer No./ Local Dealer Shop Name 0
Value Rate according to dealer 0
Insurable
Total B.U.A (SQFT)
value 0 Insurance Rate 0 Total 0

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  The subject property is a single storied independent building, built over an highly irregular shape of plot
area 318 Sqyd.
 The Documents Include a Copy of "Drafted Gift Deed" has been provided in favour Mr. Udham Singh
S/o Mr. Hari Kishan, Dated: 04.07.2025 For Plot Area: 318 Sqyd.
 The property was in average condition & same was self-occupied at the time of site visit.
 The identification number of the subject property is not mentioned at site and document indicates
property address with Khasra number which cannot be relate at ground therefore identifications of the
property w.r.t. khasra number is not feasible at site.
 The subject property is can be identified with the help of applicant.
 Access of subject property is through 50 ft. kutcha road.
 Subject property falls “Village Ababi area”.
 Entire first floor has been constructed with red sand stone.
Remarks  Occupancy 30-40% & development of 50-60% of said locality.
 As per site meter no. 3367081 & same e-bill was not available at site.
 Property situated in front of High tension wire & pillar. Same should be noted.
 2 Room at GF was found locked at site.
 Subject property is inter connected with rear side property though door at site.
 Address as per site & as per document both were found mismatched.
 Required architect lay-out plan/Shizra, Mauka Muyana, electricity bill, route map plan has not been
provided.
 The FI is advice to be checked all legal document & deviations before the disbursement of the case.
 For the purposed of valuation we have taken lower side built up area as compare to byelaws into
consideration.
 Value of the subject property has been released as per the Banks Policy.
 We hereby declare that:-
 The property was inspected by our Engineer (Mr. Vineet Sharma), report prepared by: Mr. Vinay Kumar.
 We have no direct or indirect interest in the property valued.
 The information furnished above is true and correct to the best of our knowledge and belief and takes into account
information and / or documents submitted or shown to us by the client.
 The fair market value indicated in the report is an opinion of the value prevailing on the date of the said report and
is based on market feedback on values of similar properties. The client is free to obtain other independent opinions
on the same.
 The fair market value of such properties / localities may increase or decrease, depending on the future market
conditions and scenarios.
 This report does not certify or confirm any ownership or title of the property that has been valued.

Section 7. SITE PLAN

ACTUAL SITE PLAN ACCORDING TO GOVERNMENT BYLAWS ROUTE MAP
Photographs (One Internal/One External/one Electricity bill & One Approach Road Photograph). One Additional External
Photograph to have Selfie of Visiting Valuer/ Representative in front of the property)

SUNIL
Digitally signed by SUNIL AGARWAL
DN: c=IN, o=BLACK OLIVE VENTURES
PRIVATE LIMITED, postalCode=201301,
st=Uttar Pradesh,

AGARWAL
serialNumber=173BD9C6E0EAC611B660
D4BEBFE8D3C39BEBA297F007EB842C26
83A7D7DBCE7D, cn=SUNIL AGARWAL
Date: 2025.07.19 [Link] +05'30'

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 Subject Property Internal View

Internal View Internal View

Internal View Internal View

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 Internal View Meter

Selfie Pic Approach road

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 Coordinates
28.448500, 77.454167

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 Layout

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