CANARA BANK

BO: - R.A.H, MEERUT.

VALUATION REPORT
A RESIDENTIAL BUILDING

SITUATED AT
AT – RESIDENTIAL HOUSE NO. 1301/1, SITUATED AT BRAHAMPURI,
DISTT – MEERUT.

BELONGING TO
MR. KAMAL KANT GUPTA S/O LATE MR. KISHAN LAL GUPTA.

TO BE PURCHASED BY
MRS. RUHI GUPTA W/O MR. VIKAS GUPTA.

[Link] & ASSOCIATES

25, SHIVLOK COMPLEX, (OPP. CO-OPERATIVE BANK), W.K. ROAD, MEERUT.
 VALUATION REPORT (LAND & BUILDING)
CANARA BANK, R.A.H, MEERUT.
DATE 30.03.2022
PART A – BASIC DATA
I. GENERAL

1. Purpose of valuation : To Assess the fair market value

2. a. Date of Inspection : 29.03.2022

b. Date on which the : 30.03.2022
valuation is made

3. Name of the reported owner :

with present address and
phone number Mr. Kamal Kant Gupta S/O
Name of the owner(s) and
Late Mr. Kishan Lal Gupta.
his/their addresses(es) with
Phone No.(details of share of
each owner in case of joint
Mrs. Ruhi Gupta W/O
4.1 Name of the Purchaser
Mr. Vikas Gupta.

4. Documents produced : Photo Copy of Sale Agreement

for perusal:

5. Brief description of the : A Residential Building

property taken for valuation
(Including leasehold/freehold Free Hold
etc)

6. Scope of valuation :
For Bank Loan
7. If this report is to be used for :
any bank purpose, state the
No
name of the bank and
branch, if known
 -2-

II. DESCRIPTION OF THE PROPERTY:

1. Postal address of the property : At – Residential House

with No. 1301/1, Situated At
Pin code Brahampuri, Distt – Meerut.

2. City/Town : City Meerut

Residential Area : Yes
Commercial Area : No
Industrial Area : No
3. Classification of the Area : High Class
Urban
4. Coming under Corporation : Municipal Authority
Limit
/Village
5. Panchayat/Municipality/Others
Whether covered under : No
any
State/Central Govt. enactments
([Link] Land Ceiling Act) or
notified under agency
area/scheduled
6. area/cantonment
In area
case it is an agricultural : No
land,
any conversion to house site
7. plots is contemplated
Location of the property

Plot No. / Nagar/Survey : At – Residential House

No. Door No. : No. 1301/1, Situated At
S.F. No. / T.S. No. / R.S. : Brahampuri, Distt – Meerut
No. Village / Block :
Taluk / Ward
Mandal/District/Municipalit
y/ Corporation
8. Boundaries of As Per Doc As Per Site
the property
East Prop. Of Subhash Chand Rastogi Prop. Of Subhash Chand Rastogi
West Rasta 12 ft. Wide. Rasta 12 ft. Wide.
North House of Jagwati Devi. House of Jagwati Devi.
South House of Tarachand. House of Tarachand.
 -3-
9. Latitude, Longitude : 28°57’57” N
and 77°41’41” E
10. Coordinates of the
Property tax site
receipt
referred : Yes
Assessment number : In the name of Owner
Tax amount :
11. Receipt
Electricity in the name of
service
connection : Yes
consumer number In the name of Owner
In the name of :
12. Other details,
Property if any occupied
is presently : Owner
13. by
If tenanted fully, : Not Applicable
What is the gross monthly rent?
14. If occupied by both -
By assuming the entire
building is Rs.4,000/- per month
let out, :
(i) What is the probable :
monthly rent?
(ii) What is the advance
III. PROCEDURE OF VALUATION:
Valuation Details : Discussed in Part B,C,D,E &F
1 F.S.I. 2 Plot Coverage
(Describe the property details)
PART B – LAND
1. Dimension of As per As per Site
the site Document

East 30.00 ft. 30.00 ft.

West 30.00 ft. 30.00 ft.
North 30.00 ft. 30.00 ft.
South 30.00 ft. 30.00 ft.
Extent 100.00 sq yard. Or 83.61 sq mt.

2 Extent of site : 100.00 sq yard

. (least of 1a &
1b)
Size of the Plot : -
North & South : -Do-
East & West : -Do-
Total Extent of : 100.00 sq yard
the Plot
 -4-

3. Characteristics of the site

* What is the character Developing
of the locality?
*What is the High Class
classification of the
locality?
Residential
Development of
surrounding areas
No
Possibility of
frequent flooding/sub
merging
Near By
Feasibility to the
Civic amenities like
school, hospital, bus
stop, market etc. Road Level

Level of land
with topographical
conditions
 -5-

Shape of Regular
land Residential
Type of use to which it
can be put No
Any usage Not required
restriction
Is plot in town Intermittent Plot
planning approved
layout? Bituminous
Corner Plot or
Intermittent Yes, Available
Plot
? No
Type of road available Yes, Available
at present Below 20’ wide
* Road facilities
are available? Below 20’ wide Road
Is it a land – locked
land? Water
Potentiality Yes, Available
* What is the width of
the Yes, Available
Road?
Width of road – is it Hospital, school available near by
below
20ft or more than
20 ft. No
Underground
sewerage system
Is power supply available
at the site?
Advantage of the
site Residential Colony

Special remarks, if any,

like threat of acquisition
of land for public service Residential
purposes, road widening Good
or applicability of CRZ
 -6-
4. Value on adopting
GLR
(Guideline Rate) :
i) Guideline rate as Rs. 14,000/- per sq mt.
obtained from the :
Registrar’s office (an
evidence thereof to
be enclosed)
ii) Value of land by Rs. 11,70,540/-
adopting
GLR
5. (83.61
Value [Link]
by X adopting
PMR :
(Prevailing Market Rate)
Prevailing Rs. 20,000/- per sq. yard. to
market Rs. 21,000/- per sq. yard.
rate(Along
with
details/reference of
atleast two latest
deals/transactions with
respect to adjacent Rs. 20,500/- per sq. yard.
properties in the areas)

Unit rate adopted in this

valuation after
considering the Rs. 20,50,000/-
characteristics of the
subject plot
PART C –
BUILDINGS
Type of Building Residential Building
1. Type of construction : Load bearing, RCC Roofing & Marble &
Tiles Flooring.
2. Quality of construction : 1st Class
3. Appearance of Building : Normal
4. Maintenance/Condition : Exterior: Normal
of
the Building Interior: Normal
5. Plinth Area(floor wise) : See Valuation Part II
6 Number of floors : See Valuation Part II
and
height of each
floor including
 -7-
Floor Year of Construction R Plinth Area
(as o Main Cantilevered Total
reported/ as per o Portion Portion A+50% of B
actual observation/ f A B
G.F as per deed
2008) 10’ 674.65 [Link] - 674.65 [Link]
F.F 2008 10’ 674.65 [Link] - 674.65 [Link]
Mumty 2008 10’ 80.00 [Link] - 80.00 [Link]
Total plinth Area 1429.30 sq ft.
Total Carpet Area 1143.44 sq ft.
1. Drawing approval
a. Date of issue and validity of layout of approved map/plan – Map
not required since the land area is below 100 sq mt.

b. Approved map/plan issuing authority – Municipal Authority.

c. Whether genuineness or authentic of approved map/plan is

verified- No

d. Any other comments by our empanelled valuers on authentic of

approved plan-No

e. (Discuss on the building approval, reference, violations

observed, consequences of violation etc.) As Per bylaws

f. Value of building is estimated by adopting suitable unit plinth

area rate depending upon the specifications. Depreciation
is calculated by straight-line method assuming a salvage value
of %. –N.A
VALUATION OF BUILDING:
DESCRIPTION Ground First Floor Mumty
Floor
Specification
Floor finish No No No
Superstructu Load Bearing Load Bearing Load Bearing
re Roof RCC RCC RCC
Doors Windows Iron & Wooden Iron & Wooden Iron & Wooden
Weathering No No No
course Marble Tiles Tiles
Flooring Yes Yes Yes
Plaster
Plinth area 674.65 [Link] 674.65 [Link] 80.00 [Link]
Year of 2008
construction
(as reported/ as
observed/ as per the
deed)
 -8-
Age of the building 14 Years Old
Residual Future Life of 46 Years 46 Years
the Building

Total life of the 60 years

building
estimated
Depreciation - - -
percentage
(assuming salvage
value
Replacement rate Rs.1300/-per Rs.1200/-per Rs.1100/-per [Link]
of [Link] [Link]
construction with the
existing conditions and
specifications
Replacement Value Rs. 8,77,045/- Rs. 8,09,580/- Rs. 88,000/-
Depreciation Value - - -
at
the rate ofvalue
Present -----% of Rs. 8,77,045/- Rs. 8,09,580/- Rs. 88,000/-
the
buildingvalue
Total of Rs. 17,74,625/-
the
Building
(Note: Add extra sheets for additional floors and buildings)
Sl Particular Plinth Roof Age Estimate Replace Depreciati Net
No s Area Hei of d m on value
of g ht the replacem ent R after
items build e nt rate Cost s deprec
i ng of Rs. . iations
construct Rs.
1. i on
Total
PART D – AMENITIES &
EXTRA ITEMS (Value after
Depreciation)
1. Portico :
2. Ornamental Front / Pooja : Taken in above rates adopted for valuation
door
3. Sitout/Verandah with : Taken in above rates adopted for valuation
Steel
4. grills Steel/collapsible
Extra : Taken in above rates adopted for valuation
gates
5. Open staircase : Taken in above rates adopted for valuation

6. Wardrobes, showcases, : Taken in above rates adopted for valuation

wooden cupboards
 -9-
7. Glazed tiles : Taken in above rates adopted for valuation
8. Extra sinks and bath tub : Taken in above rates adopted for valuation
9. Marble/ceramic tiles : Taken in above rates adopted for valuation
flooring
10. Interior decorations : Taken in above rates adopted for valuation
11. Architectural Elevation : Taken in above rates adopted for valuation
works
12. False ceiling works : Taken in above rates adopted for valuation
13. Paneling works Taken in above rates adopted for valuation
14. Aluminum works Taken in above rates adopted for valuation
15. Aluminum handrails Taken in above rates adopted for valuation
16. Separate Lumber Room : Taken in above rates adopted for valuation
17. Separate Toiler Room : Taken in above rates adopted for valuation
18. Separate water Taken in above rates adopted for valuation
19. tank/sump
Trees, gardening Taken in above rates adopted for valuation
20. Any other :
PART E – SERVICES (Value after Depreciation)
1. Water supply arrangements :

Open Well
:
Deep bore
:
Hand pump
: Taken in above rates adopted for
Motor valuation
:
Corporation Tap
:
Underground level
sump
:
Overhead water tank
2. :
Drainage arrangements :
Septic
Tank Taken in above rates adopted for
: valuation
Underground
3. sewerage
Compound Wall …... Rm. :
@
Rs. Taken in above rates adopted for
…./m2. valuation
Height
Length
 -10-
4. Pavements …… : Taken in above rates adopted for
Rm. @ valuation
5 Rs…./m2
Steel gate …… : Taken in above rates adopted for
Rm. @ valuation
6. Rs…./m2
E.B Deposits, water : Taken in above rates adopted for
deposits, valuation
7. drainage deposits
Electrical fittings &etc.
others : Taken in above rates adopted for
Type of wiring : Taken in above rates adopted for
Class of : Taken in above rates adopted for
fittings valuation
(superior/Ordinary/Poor)
Number of light Points : Taken in above rates adopted for
Fan Points : Taken in above
valuation rates adopted for
Spare Plug Points : Taken in above rates adopted for
Any other item : Taken in above rates adopted for
8. Plumbing installation : Taken in above rates adopted for
No. of water closets and : Taken in above rates adopted for
their valuation
type wash basins
[Link] : Taken in above rates adopted for
[Link] bath tubs : Taken in above rates adopted for
Water meter, taps etc : Taken in above
valuation rates adopted for
Any other fixtures :
9. Any other :
Total :
PART F – ABSTRACT
VALUE
Part Description Value of adopting
GLR Rs. PMR Rs.
B Land Rs. 11,70,540/- Rs. 20,50,000/-
,C Building Rs. 17,74,625/- Rs. 17,74,625/-
D Amenities
E Services
Total Rs. 29,45,165/- Rs. 38,24,625/-
Sa Rs. 38,25,000/-
y
Factors favouring for an additional value
1.
2.
Add Rs
(+) Factors favouring for less value
1.
2.
Less (-) .
Present Market Value Rs. 38,25,000/-
 -11-

ANY OTHER
DETAILS:

(Valuation: Here the approved valuer should discuss in detail his

approach to valuation of property and indicate how the value has been
arrived at, supported by necessary calculations. Also, such aspects as i)
Salability ii) Likely rental valuers in future in iii) Any likely income it may
generate, may be discussed).

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 s p e c i f i c a t i o n s is as:-

Sr. Particular Amount Amount (in words)

No.
01. Market Rs.38,25,000/- Rs. Thirty Eight Lac Twenty Five
Value Thousand Only)
02. Realizable Rs.34,40,000/- Rs. Thirty Four Lac Forty Thousand
Value Only)
03. Distress Rs.30,90,000/- Rs. Thirty Lac Ninety Thousand Only)
Value
04. Circle Value Rs.29,45,165/- Rs. Twenty Nine Lac Forty Five
Thousand One Hundred & Sixty Five
Only)

Place: Meerut
Date: 30.03.2022

Signature
(Name and Official seal of the Approved Valuer)
 -12-

PART G – CERTIFICATE

1. It is hereby certified that in my opinion

i) The present market value of the property discussed in the
report (above) by adopting prevailing market rate for land
is Rs.20,500/- per sq. yard.

ii) The forced sale value of the property is estimated as 1 0

% less than the present market value.

2. Number of title deed(s) involved in this property is one.

3. If this property is offered as collateral security, the concerned

financial institution is requested to verify the extent of land
shown in this valuation report with respect to the latest legal
opinion.

4. Value varies with the purpose and date of valuation. This report
is not to be referred if the purpose is different other than
mentioned in I(1).

5. The property was inspected on 29.03.2022

6. The legal aspects were not considered in this valuation.

7. This valuation work was/ has been undertaken by the valuer

based upon the request from Canara Bank, R.A.H, Meerut.

Place : Meerut (Panel

Valuer) Date : 30.03.2022
 -13-

FOMAT-
A

DECLARATION FROM VALUERS

I hereby declare
that-

The information furnished in my valuation report dated

30.03.2022 is true and correct to the best of my knowledge and
belief and I have made an impartial and true valuation of the
property.

I have no direct or indirect interest in the property

valued;

I have personally inspected the property on 2 9 . 0 3 . 2 0 2 2 .

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
Imprisonmen
t;

I have not been found guilty of misconduct in my professional

capacity.

I have read the Handbook on Policy, Standards and procedure for

Real Estate Valuation, 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.
 -14-
Further, I hereby provide the following information.
Sl Particulars Valuer comment
No.
1 background information of No
the
2 asset
purposebeing of
valued;
valuation To Assess the fair market Value
and
3 appointing
identity of authority
the valuer and Approved Valuer
any
other experts involved in
4 the valuation;
disclosure of valuer interest No
or
5 conflict,
date of ifappointment,
any; Valuation Dated 30.03.2022
valuation
6 date and date
inspections of report;
and/or Er. Surendra Pal
investigations
7 undertaken;
nature and sources of As per Market survey
the
8 information used
procedures or relied
adopted in As per Market Survey
carrying
out the valuation and
9 valuation standards
restrictions on use of followed;
the No
report,
10 if any; factors that were
major Developing Area
taken
into account during
11 the valuation;
Caveats, limitations N.A
and
disclaimers to the extent they
explain or elucidate the
limitations faced by valuer,
which shall not be for
the purpose of limiting his
responsibility for the valuation
report.
 Date: 30.03.2022
Place: Meerut.
Signature
(Name of the Approved
Valuer and
Seal of the Firm /
Company)
 PHOTOGRAPHS

AT – RESIDENTIAL HOUSE NO. 1301/1, SITUATED AT BRAHAMPURI,

DISTT – MEERUT.