To;

The Senior Branch Manager,

Bombay Mercantile Co-operative bank Ltd.
Dodhpur, Aligarh
Sub: Valuation of Residential property of Smt Najreen Begum W/o Mohd
Shahid, R/o 84, Gali No. 09, Jeevangarh, Tehsil –Koil , Distt.-Aligarh (UP)
situated at khata No. 00081, khet No. 115, Chilkaura, Pargana & Tehseel-
Koil, Distt.- Aligarh (UP)
Ref.: Sr Branch Manager, BMB ,Dodhpur, Aligarh.
Sir;
(1) Enclosed please find herewith Valuation report for the specified
property along with necessary enclosures for further necessary action at
your end please.
(2) As a result of my appraisal and analysis it is my considered opinion that
the present market value of the above property in the prevailing
condition with aforesaid specifications is Rs. 15,47,000/- (Rupees Fifteen
Lakh and Forty-Seven Thousand only).
(i) The Fair Market Value (FMV) of the above property as on
dt. 10-06-2022 is Rs. 15,47,000/- (Rupees Fifteen Lakh and Forty-
Seven Thousand only).
(ii) The Net realizable Value of property as on 10-06-2022 is
13,92000/- ( Rupees Thirteen lakh and Ninety-Two Thousand only
and
(iii) The Distress value of property as on 10-06-2022 is Rs 10,83,000/-
( Rupees Ten lakh and Eighty-Three thousand only) .
Enclosures :
(i) Valuation Report ;
(ii) Site pics & Valuer’s Photograph ;
(iii) Circle Rates notified by DM, Aligarh ;
(iv) Sale Deed of Property ;
Date : 10-06-2022

(Er M.A.Khan)
Approved Valuer and Chartered Engineer
Valuation Report :

(1) Property : Residential plot of Smt Rehana W/o Sri Rajuddin R/o Bypass Road, Raja Nagar,
Mauja-Quarsi, Tehsil –Koil , Distt.-Aligarh (UP) situated at Khasra No. 55, Mauja - Quarsi,
Pargana & Tehseel- Koil, Distt.- Aligarh (UP)
(2) Owned by : Smt Rehana W/o Sri Rajuddin R/o Bypass Road, Raja Nagar, Mauja- Quarsi,
Tehsil –Koil , Distt.-Aligarh (UP)
(3) Salient features of the Property :

I. GENERAL

1. Purpose for which the value is made : Collateral Security for Bank Loan

2. a. Date of inspection 09-06-2022

b. Date on which the valuation is made : 10-06-2022

3. List of documents produced for perusal :

Photocopy of registered Sale Deed dated 18-02-2015, S. No. 1993 dated 18-02-2015 ,
Book No. 1, Zild No. 11747, Page No.167 - 194 for the plot of area 83.64 SqM (100
SqYds .) in the name of Smt. Rehana W/o Shri Rajuddin.

4. Name of the owner(S) and / their address(eS) : Smt Rehana W/o Sri Rajuddin R/o Bypass
with Phone no. (detail of share of each owner Road, Raja Nagar, Mauja-Quarsi, Tehsil –
in case of joint ownership) Koil , Distt.-Aligarh (UP) situated at Khasra
No. 55, Mauja - Quarsi, Pargana & Tehseel-
Koil, Distt.- Aligarh (UP)

5. Brief description of the property : Residential Plot with foundation work

completed upto Slab level.

6. Location of property :

a. Plot No. / Survey No. : Khasra No. - 55

b. Door No. : -

c. T.S. No. / Village : Raza Nagar, Quarsi

d. Ward / Taluka : Koil

 e. Mandal / District : Aligarh

7. Postal Address of the Property : Plot of Smt Rehana , Khasra No. 55, Mauja
- Quarsi, Pargana & Tehsil - Koil, Distt.-
Aligarh (UP)

8. City / Town : Aligarh

Residential Area : Residential Area

Commercial Area : -

Industrial Area : -

9. Classification of the area :

i. High / Middle / Poor : Poor

ii. Urban / Semi Urban / Rural :

10. Coming under Corporation limit / Village : Village Panchayat ,Quarsi

panchayat / Municipality

11. Whether covered under any State/ central : No

Govt. enactments (e.g. Urban Land Ceiling
Act) or Notified under agency area /
scheduled area / cantonment area

12. In case it is an agricultural land, any : N.A.

conversion to house site plots is
contemplated

13. Boundaries of the property : As per Sale Deed and Actual

North : Property of Vendor / Property of Vendor

South : Plot of Smt. Shaheen / Plot of Smt

Shaheen

East : 15 Feet Wide Road / 15 Feet Wide Road

West : Property of Others / Property of others

14. Dimensions of the site : As per the Sale Deeds and Actual
 North : 52 Ft. / 52 Ft.

South : 52 Ft. / 52 Ft.

East : 17 ‘-4 “ / 17 ‘.- 4 “

West : 17 ‘-4 “ / 17 ‘.- 4 “

15. Extent of the site : 100 Sq. Yd. ( 83.64 Sq.M ).

16 Extent of the site considered for valuation : 100 Sq. Yd. ( 83.64 Sq.M ).
(least of 14a & 14b)

17 Whether occupied by the owner/ tenant? If :

occupied by tenant since how long? Rent
Owner Occupied
receive per month.

II. CHARACTERISTICS OF THE SITE

1. Classification of locality : Poor

2. Development of surrounding areas : Poor

3. Possibility of frequent flooding / submerging : No

4. Feasibility to the Civic amenities like School, : Easily Available within 1-2 Km.
Hospital, Bus Stop, Market etc.

5. Level of land with topographical condition : Plane

6. Shape of land : Rectangular

7. Type of use to which it can be put : Residential

8. Any usage restriction : No

9. Is plot in town planning approved layout? : No

10. Corner plot or intermittent plot? : intermittent plot

11. Road facilities : Available

12. Type of road available at present : Kachcha Road

13. Width of road – is it below 20 ft. or more : Below 20 Feet wide Road
 than 20 ft.

14. Is it land – Locked land? : No

15. Water potability : Yes

16. Underground sewerage system : No

17. Power supply is available in the site : Provided

18. Advantages of the site :

1. : -

2. -

19. General remarks, if any like threat of No

acquisition of land for publics service
purposes, road widening or applicability of
CRZ provisions etc.

Part - A (Valuation of Land)

1. Size of plot : 100 Sq. Yd. ( 83.64 Sq.M ).

North & South : 52 ‘-0” & 52 ‘-0”.

East & West : 17’- 4” & 17’-4”

2. Total extent of the plot : 100 Sq. Yd. ( 83.64 Sq.M)

3. Prevailing market rate : Rs 9,000.00 to Rs. 10,000.00 per Sq. M.

4. Guideline rate issued by District Megistrate, : Rs. 7500 per Sq.M. as per Stamp Duty
Aligarh vide letter no. 1373/……/2018 dated 31- Rate Schedule of 2018, Page No. 42 - ( V-
07-2018 for Raja Nagar, revenue Village Code 0359) - (copy attached) ;
Quarsi-Koil ,Pargana & Tehsil - Koil, Aligarh
with effect from 1-08-2018

5. Assessed / adopted rate of valuation : Rs. 9,500/- per Sq. M.

6. Estimated value of land : Rs.9,500/- x 83.64 = Rs. 7,94,580/-

 Part – B (Valuation of Building)

1. Technical details of the buildings :

a. Type of Building (Residential / : Residential

Commercial / Industrial)

b. Type of construction (Load bearing / : Load Bearing

RCC / Steel Framed)

c. Year of construction
(a) Ground Floor (Foundation Work) : 2020
:
d. Number of floors and height of each : -
floor including basement, if any

e. Plinth area /Covered Area : -

(floor-wise)

f. Condition of the building :

i) Exterior – Excellent, Good, : Normal

Normal, Poor

ii) Interior – Excellent, Good, : Normal

Normal, Poor

Specification of construction (floor-wise) :

S.No Description Ground Floor First Floor

.

1. Foundation Stepped wall

Footing

2. Basement No No

3. Superstructure No No

4. Joinery / Doors & Windows (Please furnish No No

details about size of frames, shutters,
glazing, fitting etc., and specify the species
 of timber)

5. RCC Works No No

6. Plastering No No

7. Flooring, Skirting, Dado No No

8. Special finish as marble, granite, wooden No No

paneling, grills etc.

9 Roofing including weather proof course No No

10. Drainage No No

2. Compound Wall :

Height : No

Length : No

Type of construction : No

3. Electrical installation : No

Type of wiring No

Class of fittings (superior / ordinary/poor) : No

4. Plumbing installation : No

a. No. of water closets and their type : No

b. No. of wash basins : No

c. No. of toilets : No

d. No. of bath tubs : No

e. Water meters, taps etc. : No

f. Any other fixtures : No

 Valuation Data & Calculation Table :
(i) Method Adopted = Replacement Cost Method
(ii) Total life of existing house = -
(iii) Present life of house = -
(iv) Salvage Value = -
(v) Depreciation = -

S.No Particulars Plinth Roof Age of Market Replacement Depreciation Net Value
of item Area height building Replacement cost (RC) after
rate of (Rs.) Depreciation
(Sq.M.) (Ft)
( Year of construction (Rs.)
Constru- as on date (Rs.)
ction) (Rs. Per Sq
M)

1 Up to Slab 75.27 10’-6” 2020 10,000/- 7,52,760/- Nil -

Level SqM

- - - - - - - - -

- - - - - - - - Rs 7,52,760/-

(Seven Lakh and Fifty-Two Thousand, Seven Hundred & Sixty ony)

Part – C (Extra Items)

1. Portico : N.A.

2. Ornamental front door : NA

3. Sit out / Verandah with steel grills : NA

4. Overhead water tank : N.A.

5. Extra steel / Collapsible gates : N.A.

Total :
 Part – D (Amenities) (Amount in Rs.)

1. Wardrobes : NA

2. Glazed tiles : NA

3. Extra sinks and bath tub : NA

4. Marble / ceramic tiles flooring : NA

5. Interior decorations : N.A.

6. Architectural elevation work : N.A.

7. Paneling works : N.A.

8. Aluminium works : N.A.

9. Aliminium hand rails : N.A.

10. False ceiling : N.A.

Total 0

Part – E (Miscellaneous) (Amount in Rs.)

1. Separate toilet room : N.A.

2. Separate lumber room : N.A.

3. Separate water tank / sump : N.A.

4. Trees, gardening : N.A.

Total : Nil

Part – F (Services) (Amount in Rs.)

1. Water supply arrangements : NA

2. Drainage arrangements : NA
3. Parapet wall & Steel Railing etc. : NA

4. Electrical & Sanitation Fitting etc. : NA

Total : NA
Declarations :
1. As per definition in International Valuation Standard (IVS) ,para 1.3.2, the Market Value
is the Estimated amount for which an asset or liability must exchange on Valuation
date between a willing buyer and a willing seller in an arm’s length transaction after
proper marketing and where the parties each has acted knowledgeably, prudently and
without compulsion. Since Market Value depends upon Market conditions, availability of
willing seller, Willing buyer , demand and supply of Assets, environment around the said
property, Developmental and economic policies of the Government and other statutory
conditions which do not remain constant with time and may affect the prospect of
Market Value of Assets either way. Therefore we donot hold any responsibility for any
causes/factors beyond our control and purview .
2. The information furnished above is true and correct to the best of my knowledge and
belief.
3. I have no direct or indirect interest in the property being valued.
4. I have personally inspected the property on 09-06-2022
5. My Registration No. with IBBI is IBBI/RV/02/2020/13169 and is valid as on date of
Valuation.
6. The Bank should take legal opinion /Non-Encumbrance Certificate from expert to check
the authenticity of the title , Sale Deed, Mortgage etc. and legality of any documents
whatsoever.
7. The documents/drawings attached with Valuation report are integral part of this report.
8. Financer/ Banker may verify all papers, documents, reports etc. from Legal point of view
and financial credibility of the persons availing Loan before financing the scheme/proposal.
9. The use of Valuation report by bankers shall be restricted only for the purpose of Collateral
security against Loan advances/Term Loans only.
Abstract Value of the property :

Part – A Land : Rs. 7,94,580 /-

Part – B Building : Rs. 7,52,760/-

Part – C Extra items : Nil

Part – D Amenities : Nil

Part – E Miscellaneous : Nil

Part – F Services : Nil

Total : Rs. 15,47,340/-

Say : Rs. 15,47,000/-

As a result of my appraisal and analysis it is my considered opinion that the present

market value of the above property in the prevailing condition is 15,47,000/- (Rupees Fifteen
Lakh and Forty-Seven Thousand only).
(i) The Fair Market Value (FMV)of the above property as on dt. 10-06-2022 is Rs.
15,47,000/- (Rupees Fifteen Lakh and Forty-Seven Thousand only).
(ii) The Net realizable Value of property as on 10-06-2022 is 13,92000/- ( Rupees
Thirteen lakh and Ninety-Two Thousand only ) and
(iii) The Distress value of property as on 10-06-2022 is Rs 10,83,000/- ( Rupees Ten
lakh and Eighty-Three thousand only) .

(Er. M.A.Khan)
Place : Aligarh Approved Valuer
Date: 10-06-2022

The undersigned has inspected the property detailed in the Valuation Report dated on
We are satisfied that the fair and reasonable market value of the property is Rs………………………..
only (Rs…………………………………………………………only).
 Signature

Date : (Name of the Branch Manager)