VALUATION REPORT

Client : Mrs. Sita Devi Koirala

Address : Biratnagar Metropolitan-08,Morang
Owner of the Property : Mrs. Sita Devi Koirala
Address of owner : Biratnagar Metropolitan-08,Morang
Location of the Property : Biratnagar -06, Morang(Previous)
: Biratnagar Metropolitan -08,Morang(Present)
Contact No. :

SUBMITTED TO: SUBMITTED BY:

JyotiBikas Bank Limited Er. Dilli Prasad Dahal
Branch Office Pathari, Morang Urlabari-07,Morang
Contact No: Contact No.
1   Contents

1 PROPOSE OF VALUATION

2 DATE OF VALUATION

3 GENERAL INFORMATION

3.1 Client’s Information

3.2 Types and Details of properties to be mortgaged
3.3 Owner of the Property & Address:

4 DETAILS OF BUILDING

4.1 Building
4.2 Current Rate of Major Building Materials

5 DESCRIPTION AND TECHNICAL DETAILS OF PROPERTY

5.1 Land Description

5.1.1 Location
5.1.2 Area of plot to be mortgaged.
5.1.3 Deduction declaration
5.1.4 Consider Area For Valuation and Rate of plot
5.1.5 Access to the Land
5.1.6 Frontage and Face of the plot
5.1.7 Area Calculation of land
5.1.8 Boundary Declaration
5.1.9 Summary- Declaration Sheet:

6 COMMERCIAL IMPORTANCE OF LAND AND

7 LEGAL ASPECT OF THE PROPERTY

7.1 Map of Plots (Cadastral Map) prepared by GoN,

7.2 New Survey of Land
7.3 Permission to mortgage
7.4 Right of Property
7.5 General
7.6 Approved Building Drawing
7.7 Building Construction Approval from Municipality./V.D.C
7.8 Building Completion Certificate
7.9 Comments if any

8 TECHNICAL DETAILS OF BUILDING

9 LIST OF DOCUMENTS USED IN THIS VALUATION

10 VALUE OF LAND
11 VALUE OF BUILDING

12 SUMMARY OF PROPERTY VALUE

13 ACCEPTANCE OF CUSTOMER

14 TERMINOLOGY

14.1 Fair Market Value

14.2 Distress Value
14.3 Valuation Assumptions
14.4 Sales Value

15 VALUATION THEORIES AND METHODOLOGY

15.1 Method of Valuation

15.2 Valuation of Land
15.2.1 Comparative Method
15.2.2 Development Method
15.3 Valuation of Building
15.3.1 Construction Cost Method
15.3.2 Plinth Area Method
15.3.3 Rental Method
15.3.4 Direct Comparison with the Capital Value
15.3.5 Valuation Based on Profit
15.3.6 Depreciation Method

16 REMARKS AND LIMITING CONDITION

17 OPINION

18 DECLARATION

19 DECLARATION BY THE CLIENT

20 CERTIFICATION

21 CONCLUSIONS

22 ATTESTED COPIES OF DOCUMENTS

23 PHOTOGRAPHS

24 LOCATION PLAN (OF ALL PLOTS)

25 SITE PLAN ( OF ALL PLOTS)

26 GPS INFORMATION

27 SATELLITE IMAGE

28 VALUATOR ASSIGNMENT LETTER PROVIDED BY THE BRANCH

Your Ref No: ….. Date: 21-Dec-19
To,
The Manager,
Jyoti Bikash Bank Limited,
Branch Office Pathari, Morang

Subject: Assessment of Property Values

Dear Sir/Madam,
We are pleased to submit herewith Valuation Report of following property based on present market value, which is
intended to mortgage in favor of Jyoti Bikash Bank by:

Client : Mrs. Sita Devi Koirala

Address : Biratnagar Metropolitan-08,Morang
Contact No. :0

We have taken all care to ascertain value of properties as directed by the client:
1 Owner's Name : Mrs. Sita Devi Koirala
2 Location of Property : Biratnagar -06, Morang
3 Present Location : Biratnagar Metropolitan-08,Morang
4 Plot No. : 2884
5 Area : 0-0-5-0
5 Sheet : N.A.
No. of
Blue
Print
We hereby declare and certify that:
v We have no direct or indirect interest in said properties.
v The information furnished is true and correct to the best of our knowledge and belief, which are based on
documents furnished by client.

v We have prepared independent valuation assessments for each category of assets.

v Total Commercial Value of the Property is : NPR 2,626,000.00
v Total Fair Market Value of the Property is : NPR 2,329,000.00
v Total Distress Value of the Property is (Say) : NPR 1,863,000.00

(In Words: Six Million Twenty Seven Thousand Only )

We hope you will find this in order. Thanking you for entrusting us with our works and assuring you of our best professional service.

Yours sincerely,

------------------------------------------------
For DG Engineering Consultany
(Company Seal)
Name of Engineer: Dilli Prasad Dahal
Contact No.: 9852683234
1   Purpose of Valuation : Mortgage to Jyoti Bikash Bank Ltd.
2   Date of Valuation : 21-Dec-19
3   General information :
3.1 Client’s Information :

1 Name Mrs. Sita Devi Koirala

2 Citizenship no,Issued Date and 22159(2062/02/19 B.S), Jhapa
District
Registration No., Registered
3 Organization and PAN N.A
4 Address Biratnagar Metropolitan-08,Morang
5 Contact No. 0
6 Father’s Name Mr. Laxmi Pd. Koirala
7 Grand Father’s Name x
8 Husband’s Name Mr. Sujay Khatiwada
9 M.D/Proprietor/Director/Part x
ner
3.2 Types and Details of properties to be mortgaged

1 Plot No. 2884

2 Type of Land Freehold
3 Address as per Lalpurja Biratnagar -06, Morang
4 (Sabik)
Present address (Hal) Biratnagar Metropolitan-08,Morang
5 Category of Land Dhanhar"Abbal"
6 Area of Land as per Land 0-0-5-0
7 ownership document
Type of Ownership Single
8 (Lalpurja)
Name of Owner Mrs. Sita Devi Koirala
9 Name and Address of Ownself
Tenant
3.3 Owner of the Property & Address:
1 Name Mrs. Sita Devi Koirala
2 Citizenship No, issued date and 22159(2062/02/19 B.S), Jhapa
District
3 Registered Organization
N.A

4 Address Biratnagar Metropolitan-08,Morang

5 Contact No. x
6 Father’s Name Mr. Laxmi Pd. Koirala
7 Grand Father’s Name x
8 Husband’s Name Mr. Sujay Khatiwada
9 M.D/Proprietor/Director x

4. Details of the Building

4.1 Building
1 Owner’s Name Mrs. Sita Devi Koirala
2 Constructed Plot No 2884
3 Type of Building RCC Frame structure residential
4 Face of the Building East side
5 No of Floor Constructed 1 Storey
No of Permission of floor
6 from Municipality/V.D.C 3 Storey
7 Year of Construction 2069 B.S.
8 Expected Life of Building 50Yrs
9 Date of Completion of 2076 B.A.
10 Building
Age of Building 43 Yrs

4.2 Current Rate of Major Building Materials

S.No Description of Rate (NRs.) Units

1 Materials
Local Bricks 18 No.
2 Cement 850 Bag
3 Reinforcement 83 Kg
4 Sand 93 Cft
5 Aggregates 97.67 Cft
6 Timber 5600 Cft
5 Description and Technical Details of Property
All the following data are based on proper field inspection, interview taken with owner and study of relative documents.
5.1 Land Description :
5.1.1 Location :
Table-1 Plot
S.No. No. Property Address
Zone District Original Present Property Owner Name
1.   2884 Koshi Morang Address as-06,
Biratnagar per Address
Biratnagar
Metropolitan-
lalpurja
Morang 08,Morang Mrs. Sita Devi Koirala

5.1.2 Area of plot to be mortgaged.

Table -2
S.No. Plot Area as per Lalpurja Area as per Measurement
No. In B-K-D-K In Kattha B-K-D-K In Katha Remarks
2884 0-0-5-0
0 0
1.      
0 0
Total: 0-0-5-0 0.2500 0-0-5-3.40 0.2925

5.1.3 Deduction declaration
Part of the land plot area that is covered by road or possible extension or road development area or any other abutting
properties, if any, and which needs to be deducted from the actual land plot area.
Table-3 Plot
S.No. NO. Dimension Total Area to be Reason for deduction
Length Breadth deduct
(unit)
ft ft (kattha)
1.       2884 17.67 3.00 0.0145 Deduction for ROW

5.1.4 Consider Area for Valuation and Rate of plot

Table-4
S. Plot Consider Market Rate Per Katha Government Fair Market Value
No. No. Area (NRs.) Rate Per Katha (Weighted Value)
(NRs.) (NRs.)/Kattha
1.       2884 0.2355 6,000,000.00 1,800,000.00 4,740,000.00

5.1.5       Access to the Land

Table-5
S.No. Plot Type of Road Width as Width as per Blue Remarks if any,
No. per Field print/trace map

1.       2884 Gravel Road 16ft No

5.1.6       Frontage and Face of the plot

Table-6
S.No. Plot Face (To the Frontage of plot (ft) Depth of Topography Level with Requirement of Cutting/ Filling
No. road) the Plot Road

1.       2884 East 17.58ft 56.71ft Plane SameLevel Not required

5.1.7       Area Calculation of land
Plot no.18
SNo. PARTICULARS Sides DIMENSION S = ( a + b + c )/2 AREA (SFT.)

i) Triangle # 1 a= 17.58
b= 57.42
c= 60.33 67.67 504.65
ii) Triangle # 2 a= 60.33
b= 20.08
c= 56.00 68.21 561.68
Grand total 1066.330
In Kattha: 0.2925
Area as per LOD (In Kattha): 0.2500
Deduction for ROW (In Kattha): 0.0145
Land area considred for valuation (In Kattha) : 0.2355

5.1.8       Boundary Declaration

Table-7
S.No. Plot East West North South Remarks
1.       No.
2884 Gravel Plot Plot no:1892, 1466 Plot no:2883
Road no:1928

Does Boundary Declaration of valuator is matched with Trace ( √ ) Yes ( ) No

Map/ Four Boundary declaration?

5.1.9       Summary- Declaration Sheet:

Motorable Access ( √ ) Yes ( ) NO

*River/Stream Near Property ( ) Yes ( √ ) NO
Fuel Storage Depot of Property( ) Yes ( √ ) NO
Electricity Supply line ( √) Yes ( ) NO
Telephone Line ( √) Yes ( ) NO
Temple/Shrine ( ) Yes ( √ ) NO
Water Logging ( ) Yes ( √ ) NO
Cremation Area of property ( ) Yes ( √ ) NO
Army Barracks near property ( ) Yes ( √ ) NO
Monument near property ( ) Yes ( √ ) NO
*Hazardous Factory ( ) Yes ( √ ) NO
Sewerage ( ) Yes ( √ ) NO
Dumping ( ) Yes ( √ ) NO
*High-tension line nearby to Proper( ) Yes ( ) NO
Property Type ( √ ) Residential ( ) Commercial ( )Industrial ( )Agricultural
Property Ownership Type ( ) Company ( √ ) Individual (single) ( ) Individual (Jointed)
Hold Type ( √ ) Free Hold ( ) Leasehold
Residual age of the Property

*Special Comments
Distance from High Tension Line if any:
Distance from the centerline of Road/Highway:
Distance from the River:
6   Proximity
§  Commercial Importance
to Civic Amenitiesof(e.g
Land and Building
Market, School, Hospital,
Office College etc.) : Available
§  Means and Proximity to Surface transportation by which locality is Served : All transportation
§  Uses of Land (e.g. Vacant, Farm, Garden, Barren ,Land,Developed for residential : Residence
purpose, or as factory, Residence etc.
§  Features for increase of value of property : Road, Market, School etc
§  Features for decrease of value of property (eg.Hazardous Factory Noise : None
generation Factory, Sewage Dumping,Water Logged area

§  Other Facilities Available (e.g Electric Line, Water Supply, Sewer Lines, : Yes
Telephone etc.) : None
§  Rent : None
§  Comments if any

7  Legal Aspects of the Property

To the best of our knowledge, no legal disputes have been recorded
(As per the documents and information provided by client)
S.No. Plot Owner Name Mode of Date of Current Land Revenue Cooling Period
No. Transfer/ Registration Receipt available or not Elapsed or Not*
Way of
Getting
1.  2884 Mrs. Sita Devi Koirala hold
Rajinama 2075/08/18 B.S Yes Ellapsed

* cooling Period(as Per Bank Policy):

In case of Rajinama : 6 month 35 days
In case of Gift (Bakaspatra) : 2 years 35 days
In case of Angshabanda : 3months 35 days

7.1 Map of Plots (Cadastral Map) prepared by GoN,

§  Geodetic Survey Department Yes
§  Whether plot is indicated in map Yes
§  Whether access is clearly marked in map Yes
§  Whether shape of land in the field tally with map Yes

7.2 New Survey of Land

§  Whether new survey of land has been carried out No
§  Whether new land ownership document has been issued No
§  Whether area of land has increased or decreased compared to that recorded in existing land ownership
document N.A.
§ If area of the Land has been increased in new survey, whether land revenue office has carried out spot
inquiry/verification and surveyed to confirm the increase N.A.

7.3 Permission to mortgage
§ Permission of the property owner’s to mortgage Yes

7.4 Right of Property
§  Source from which property has been acquired Sale
§  Is there any claimant of the property No
§  Have all Legal Heirs(obtaining age in Majority)of property owner orshareholders have been informed that
this property is proposed to mortgage, whether theyhave also given their consent for this act. N.A.
Ownself
§  Relation between Client and Owner of the property financial institutions/organization
§  Whether the property was previously mortgaged any other N.A.
§  If Mortgaged, has it been released N.A.

7.5 General
§  Whether free access to the property is available Yes
§  Has whole or the part of the land been notified for acquisition of any other purpose by the Govt. or any
statutory body No
§  Whether the boundary of property is clearly defined at Site Yes
§  Whether the property lies within any historic monument No
7.6 Approved Building Drawing Yes

7.7 Building Construction Approval from Municipality./V.D.C Yes

7.8 Building Completion Certificate Yes

7.9 Comments if any
8   Technical Details of Building
Type of Building Structure : RCC Frame structure residential building
Type of Foundation : Isolated footings foundation
As per Measurement : As per Approved Map As per Completion certificate

Plinth Area Sqm Sqft

Area of Ground Floor 62.744 675.12544
Total Area: 62.74 675.12544

§  Height of each Floor : 10'-" Each floor

§  Total Height of Building : 18'-05"
§  Minimum Size of the Column : 10"*10"
§  Minimum Size of the Beam : 10"*10"
§  Thickness of DPC /Size of Tie of Beam : 10"*10"
§  Thickness of Slab : 5"
§  External Wall Construction : 10"
§  Internal Wall Construction : 5"
§  Material of Door : Saal wood
§  Material of Window : Saal wood
§  Staircase : RCC & cement punning
§  Roof : RCC flat roof
§  External Finishing : Plastered & painted
§  Internal Finishing : Plastered & painted
§  Flooring : Cement concrete & cement punning
§  Verandah : Cement Concrete flooring
§  Kitchen/Dinning : Cement Concrete
§  Bathroom/Toilet : Tiles & marvel
§  Sanitary and Plumbing works : CPVC & GI pipes
§  Electricity Supply system : Conciled wiring
§  Telephone Facility : Yes
§  Underground Water Tank : Yes
§  Overhead Water Tank : Yes
§  Solar Panel : No
§  Water Supply : Yes
§  Deep Boring/Tube Well : Yes
§  Any remarkable defects like dampness, cracks etc… No
§  Repair and Maintenance : Not needed
§  Comments if any : None

9  List of Documents Used in this Valuation

(Checklists as per Guideline)
* Copy of Citizenship Certificate of Client : N.A
* Copy of Citizenship Certificate of Owner/s : Yes
* Copy of Registration Certificate of Company/firm : N.A
* Copy of Income Tax Registration of Company/firm : N.A
* Copy of Land Ownership Document (Lalpurja) : Yes
* Copy of Land Tax Receipt : Yes
* Four Boundary Confirmation Letter (Charkilla) : Yes
* Approved Cadastral Map of Land (Blue Print) : Yes
* Approved Trace Map of Land : Yes
* Copy of Government Rate of land : Yes
* Site Plan of the Property : Yes
* Location Plan of the Property : Yes
* Copy of Approved Building Drawing : Yes
* Copy of Building Completion Certificate : Yes
* Comments if any : None
10   Value of Land

Owner's Name Plot No. Area (B-K-D-K) Market Rate Government Adopted Rate per Commercial Fair Market Distress Value
(Rs/Kattha) Rate Kattha (70% of MR Value (NRs.) Value (NRs.) (NRs.)
& Location of As per LOD Consider (MR) (Rs/Kattha) +30% of GR)
plot Area (In (GR)
Kattha)
Mrs. Sita Devi
Koirala
2884 0-0-5-0
Biratnagar
Metropolitan 0 0
-08,Morang(Present
) 0 0
Total: 0-0-5-0 0.2355 6,000,000.00 1800000.00 4,740,000.00 1,413,000.00 1,116,270.00 893,016.00

Total :- 1413000.00 1116270.00 893016.00

11  Value of Building

(Calculation details)
S.N. Description Plinth area of building Rate/sq.ft. Total Amount
and civil works(Sq.ft.) (NRs.) (NRs.)
1. Civil works :
A. Commercial/Residential building :
Ground Floor 675.13 1900.00 1,282,738.34
Total :- 1,282,738.34
2. COST OF FIXTURES
A. Electricity : 5% of total cost 64,136.92
B. Sanitary : 5% of total cost 64,136.92

3 VALUE 0F BUILDING AND FIXTURES 1,411,012.17

4. YEAR OF CONSTRUCTION 2069 B.S.

5. DEPRECIATION : @ 2 % per year for 7 years 197,541.70

6. ACTUAL VALUE OF BUILDING & STRUCTURES 1,213,470.47

12  Summary of Property Value

Description Commercial Value (CV) Fair Market Value(FMV) Distress Value (DV)
A) Value of land 1,413,000.00 1,116,270.00 NPR 893,016.00
B)Value of building & Structures 1,213,470.47 1,213,470.47 NPR 970,776.37
Total value :- 2,626,470.47 2,329,740.47 NPR 1,863,792.37
13 Acceptance of customer
14 Terminology
14.1 Fair Market Value

14.2 Distress Value

14.3 Valuation Assumptions

14.4 Sales Value

15 Valuation Theories and Methodology
15.1 Method of Valuation

15.2 Valuation of Land

15.2.1 The Comparative Method

15.2.2 Development Method

15.3  Valuation of Building

15.3.1 Construction Cost Method

15.3.2  Plinth Area Method

15.3.3 Rental Method
15.3.4  Direct Comparison with the Capital Value
15.3.5  Valuation Based on Profit
15.3.6  Depreciation Method

16   Remarks and Limiting Condition

Ø  The bank is requested to ask the client for insurance papers of the building.

Ø   The valuation is conducted for the purpose to mortgage at Jyoti Bikash Bank Limited. It is not be used for any other purpose.

Ø  The stated opinions of values are effective as of the date of value based on the information that was made available by the
Client and the local residents at the time of our site visit.

Ø All the relevant documents from legal aspect have been enclosed in this report whichever furnished us by the client. The Bank
is suggested to ask the client to submit other information or documents required. The valuator does not bear any liability if the
enclosed documents provided by the client are fake and misleading; however the valuator has examined all the concerned and
attached documents using every effort both in the paper and field  

Ø  We have made our best effort to include all physical assets of the subject matters 

Ø   We understand that the Bank has visited the proposed locality and collected the required information

Ø   The property has been physically checked to ascertain whether the land under consideration lies in the same plot indicated
in the land ownership paper and the cadastral map and found out to be the same land

Ø   It has been ascertained that the land doesn't lies in the prohibited zone for construction

Ø   It has been ascertained that the land has an area as mentioned in the land-ownership paper

Ø   The property from the valuator point of view does not have any other comments beside stated above for mortagage
perpose
17  Opinion
In our opinion this property may be taken as mortgage for the FMV amount recommended in the valuation certificate,
however, all the remarks made above shall be taken into consideration and all legal documents shall be scrutinized by
legal expert.

18  Declaration
This valuation was conducted for the purpose of establishing Fair Market and Distress Values of the said property for Client and
Bank for mortgaging these properties. It is not to be used for any other purpose, and no part of this report is to be disseminated to
the public or third parties.

We certify that our firm is fully authorized to carry out the valuation work under the prevalent laws and we are fully equipped
and competent to carry out the assignment and have the necessary qualifications, skills and experience required for the same.

We also certify that no individual in our firm has any financial interest in the said property.

To the best of our knowledge, all matters of a factual nature discussed in this report are true and correct. No important factors
have been intentionally overlooked or withheld.

We have physically inspected, verified and measured the properties in the presence of the Client/Representative of the Client.

We transformed all details and information furnished by the Client/Owner for above property and s/he confirmed all details is
true in my presence.

19 Declaration by the Client

I/we have provided all the documents attached in this valuation report and all the details and information furnished above are
true and correct. I take full responsibility in case of any liability occur regarding these documents. We, Owners/clients, hereby
confirm that all the details and information furnished above are correct and represent the actual statements.

------------------------------
Mr./Mrs./Miss Mrs. Sita Devi Koirala
Contact No. : 0

20 Certification:

I/We hereby certify that Valuation of the Properties as detailed in this report has been carried out by me/us in strict Compliance
with Valuation Guidelines of Jyoti Bikash Bank Limited. The said property is an acceptable security to bank in all respects.

………………….. ……………………… ……….……….…

Site Visited by: Prepared by: Checked by:
Dilli Prasad Dahal Dilli Pd Dahal Dilli Prasad Dahal
Mobile No: Mobile No: Mobile No:
21 Conclusions:
This valuation was conducted for the purpose of establishing Fair Market and Distress Values of the said property for the Client
and the Bank for mortgaging these properties. It is not to be used for any other purpose, and no part of this report is to be
disseminated to the public or third parties.

We certify that our firm is fully authorized to carry out the valuation work under the prevalent laws and we are fully equipped
and competent to carry out the assignment and have the necessary qualifications, skills and experience required for the same.

We also certify that no individual in our firm has any financial interest in the said property.

To the best of our knowledge, all matters of a factual nature discussed in this report are true and correct. No important factors
have been intentionally overlooked or withheld.

We have physically inspected, verified and measured the properties in the presence of the Client/Representative of the Client

The conclusions in this report are our unbiased considered opinions of Fair Market and Distress Values of the subject assets as of
the date of valuation.

We transformed all the details and information furnished by the Client/Owner for the above property and he confirmed all details
is true in my presence.

* All necessary documents like map of land, location plan, photographs, other relevant documents are attached herewith
please kindly refer.
ANNEX
ANNEX
Copies
Copies of
 
of Official
Official Documents
Documents
 
22 Attested Copies of Documents

SOUTH VIEW OF PLOT NO. 8124,8653 & 8647

SOUTH EAST VIEW OF PROPERTY OF PLOT NO. 8124,8653 & 8647

 SOUTH WEST VIEW OF PROPERTY & ROAD

WEST VIEW OF PLOT NO.566

SOUTH WEST VIEW OF PLOT NO.566

 NORTH WEST VIEW OF PLOT NO.566

EAST VIEW OF PLOT NO.566

(Clear Pixel Color photograph of all the plots, declaring the plot and angle from which photograph is taken)

PHOTOGRAPH