B.
KRISHNA RAO
B.E.(Civil), FIV
DD ASSOCIATES
H.No.1-5-95/15/A, Sri Laxmi Nagar colony, Old
Approved Panel Valuer for Alwal,Alwal,SECUNDERABAD-10
BanksRegd. Valuer in Income Tax Email: [email protected]
dept.
Cell :9490261996/9866511256
0
Ref: BOB/178/2021 Dt.18-01-2022
Reference Bank : BOB SMS SOUTH TG Br, Hyderabad
1 Purpose To ascertain the present market value of
the land and building
(Residential/Commercial/Industrial)
Name of the owner/developer(Seller) Sri. Doddi Raju S/o D. Basawa Raju
Name of the purchaser ----
2 Type of the property
A Vacant land
a Residential ---
b Commercial ---
c Industrial --
B Land and building
a Residential Residential Building
b Commercial ----
c Industrial ----
Residential flat/villament
Residential villa
Other, please specify ---
3 Date of visit 09/03/2022
4 Document produced for scrutiny All photo copies of property
4.1 A xerox copy of old valuation report ---
4.2 Sale deed A photocopy of sale deed D
No.2575/2015,Dt.11-03-2015 SRO Uppal
4.3 Permission plan for layout ----
4.4 LRS plan/Building permit plan
4.5 Property Tax
4.6 Any other documents A photocopy of agreement S No. 861 Dt.
11-03-2015 B 708441 File No.BA/381 Dt.
06-12-2003 Permit No. BA/381 Dt. 06-12-
2003
5 Property details
5.1 House /Flat No. Flat No. 417 in Vaishnavi Houdini
Apartments
5.2 Plot No. —---
5.3 Survey No. Sy No: 46/AA/1,46/E/1,46/EE/1,46/U/1 and
46/UU/1.
5.4 Ward/block No. Bandlaguda village, Gandipet (M),RAnga
Reddy (Dist).
5.5 Location Latitude 17°32’56” N Longitude
78°36’60”E
5.6 Property situated in Gram Panchayat GHMC
/Municipality/Municipal corporation
5.7 Land mark(Mandatory) Bandlaguda village
5.8 Full postal address of the property with PIN code H No 417, Sy No:
46/AA/1,46/E/1,46/EE/1,46/U/1 and
46/UU/1
,Bandlaguda village, Gandipet (M),RAnga
Reddy (Dist).
6 Description /Specification of the property
The subject Residential house is situated atBandlaguda village, Gandipet (M),RAnga Reddy
(Dist).At present the existing building which is going to be dismantled and proposed for
construction new building of Ground + first floor as per permit order taken by owner through
TSB-Pass issued by GHMC .The owner submitted construction estimate for new building.As per
permit copy its consists of Gruond +first floor.As per sale deed the area of the plot was
27.72sq.yds( out of 20109.16sq yds)
and the owner partly in this plot eastern side open area 27.72sq.yds ( out of 20109.16sq yds)
7 Dimension of plot/Orientation of the property (Boundaries) Land
7.1 Directions As per Actual
North Sy No.46 land Sy No.46 land belongs to Bhushanam
belongs to (Elder brother of Landowners)
Bhushanam
(Elder brother
of Landowners)
South Sy No.46/part Sy No.46/part belongs to Land owners
belongs to Land
owners
East Sy No.13 Sy No.13 belongs
belongs to SMR to SMR
Developers Developers
West Sy No. 46(part) Sy No. 46(part) and Road
and Road
Orientation of the property (Boundaries) Land
Directions As per sale deed As per actual
North Corridor and Corridor and Open to sky
Open to sky
South Open to sky Open to sky
East Open to sky Open to sky
West Open to sky Open to sky
7.2 Shape of the plot of land (Larger extent) & Rectangular
remarks
7.3 Plot /Villa with undivided share of land 27.72sq yds ( out of 20109.16sq yds)
7.4 Plot/Flat marking are available (Yes/No) Yes
Note: Flat markings here refers to the stage of
construction by which the subject flat can be
identified.
8 Specifications of construction : building proposed
Particulars
8.1 Foundation --
8.2 Basement --
8.3 Superstructure --
8.4 Joinery/ Doors windows --
8.5 Walls and roof --
8.6 Doors --
8.7 Windows --
8.8 Plastering --
8.9 Flooring --
8.10 Any special finishing --
8.11 Compound wall Yes
8.12 Water and sump
9.1 Whether plan approval and required permission Yes,issued by GHMC By TSb-pass
are issued by competent authority (yes/No)
9.2 Any other additional permissions/approval are No
required to be obtained (Yes /No)
If yes please mention the details of
permission/approvals to be obtained
9.3 Whether building tax/land revenue has been paid Yes
up to date (yes/No)
9.4 If building tax /land revenue tax is not required to ---
be paid, state the reason for the same.
9.5 Details of approvals/permissions/electricity Issuing No. of Date of document
authorit documents
connection /property tax /(please include or
y
delete any document as per applicability)
a Non agriculture land conversion order(Kerala) ---
b Lay out approval /regularization order of the plot
c Building construction approval GHMC
d BPS/BRS/LRS Order ---
e Land use certificate ----
f Commencement certificate ----
g Occupancy certificate --
9.6 Restrictive clauses as to users, if any (whether ---
building use certificate from the competent
authority has been obtained etc.)
9.7 Description of the locality (Residential/commercial Residential
/mixed residential and commercial/industrial.
9.8 Classification of the locality as per municipal Residential
records .
9.9 Classification of the locality(higher/middle Medium
class.etc.
9.10 Classification of the area (Metro/urban/semi- Urban
urban/rural)
9.11 Title of the property (free hold,lease hold) Free hold as per deed
If not free hold,what is unexpected period of
contract in force.
9.12 Please mention the details of the contract in force ---
(for eg:name of the tenant,date of effect of the
lease/rental agreement,
expirydate,monthly rent etc.)
9.13 Presently used for Residential
(Residential/commercial/godown etc.)
Type of the use to which it can be put to (in case ------
of under construction/construction yet to be
started units)
9.14 Building is vacant.occupied by owner/Tenant Owner
9.15 Tentative monthly rent if let out Rs.15,000/-
9.16 Name of the present owner Sri. Doddi Raju S/o D. Basawa Raju
Whether joint/co-ownership/others(specify) Yes
In case of joint ownership please furnish shares of Total area 27.72sq.yds ( out of 20109.16sq
each owner and also whether the shares are yds)
undivided?
9.17 Year of acquisition 2015
9.18 Purchase price Rs.70,54,650/-
9.19 Name of the person accompanied for inspection Owner
and contact no.
9.20 Name of the bank official accompanied for ---
inspection and branch name
9.21 Has the whole or part of the land been notified for Not available & refer to legal opinion
acquisition by government or statutory body? If so
give details:
9.22 General remarks --
a Development of the surrounding area Developing area
b Proximity of CIVIC amenities like Within 2 to 3 km Distance
schools,hospital,offices markets,entertainment
centres,commercial malls etc.
c Level of the land with topographical conditions Good Level
d Means and proximity of transportation facilities Within 1 km Distance
e Maintenance of the unit Good
f Disadvantages ,if any
g Include this table if the property is a ready -----
flat/villament/vill where Un-divided share of land
is involved
VALUATION OF THE PROPERTY PART-1 (LAND)
10-1 Dimension of the plot 36’x50’
10-2 Extent of site 27.72 sq.yds( out of 20109.16sq yds)
10.3 Total area considered for valuation 27.72 sq.yds( out of 20109.16sq yds)
10.4 If there is a difference in extent of land considered ----
in 10.1.3 &10.1.2 above please state the reason
for the same
10.5 Prevailing market rate (Unit of measurement Rs.60000/- to 70000/-per sq.yd
should be same as mentioned in 10.1.3
10.6 Guideline rate obtained from regional office(Unit Rs10,500/-per sq.yd for land as on
measurement should be same as mentioned in 01/02/22
10,1.3
10.7 Assessed adopted rate of valuation (Market) Rs.60000/-per sq.yd
10.8 Estimate value of the land Rs.1,66,33,200/- say Rs.1,66,33,000/-
10.9 Adverse effect of bank’s interest on accepting the ------
property as security
VALUATION OF THE PROPERTY PART-2(STRUCTURE)
11.1 Type of building Residential
(Residential/Commercial/Industries)
11.2 Year of construction No information
11.3 Age of property -
11.4 Residual life of the property --
11.5 Type of structure (RCC/Load bearing/steel -
framed)
11.6 No. of floors and height of each floor Residential building
11.7 Floor in which the subject flat is located --
11.8 Configuration of flat Existing building to dismantled before
construction
11.9 Extent of UDS portion
11.10 Super built up area
11.11 Plinth area
11.12 Carpet area of the unit
11.13 Deviation observed in construction (Yes/No) Yes
11.14 Percentage of deviation
11.15 Risk of demolition (Yes/No) No
11.16 Items BUA/plinth area/permit Depreciated cost in Net value
Rs.
As per construction estimate to bank submitted by owner Rs.68,85,000/-
11.17 Adverse effect of bank’s interest on accepting the
property as security.
11.18 Mortgage stipulation if any as per building ----
approval,
11.19 Any addition of interiors/extension/addition of No
proposed (Yes/No)
Part-3: Item wise valuation of other amenities/extra items/miscellaneous(including proposed) which
are not considered in PART-1/PART-2 above
12.01 Item Unit of LS Value
measurement
Cupboards,kitchen units,common amenities,fixed LS Amount
furnitures and fixtures etc
12.2 bore well /compound wall
12.3 False ceiling
12.4 Total value of the amenities/extra items/miscellaneous,
12.5 TOTAL ABSTRACT VALUATION OF THE ENTIRE PROPERTY
12.6 Value of Land/UDS Portion Rs.28,48,000/-
12.7 Value of Building / Flat /Villa /Villament Rs.68,85,000/-proposed estimate value
12.8 Value of Interiors /amenities
Total Rs.2,35,18,000/- After completion of
building proposed
12.9 Less: Depreciation if any (Mention the percentage
of salvage value)
12.10 Present Market value Rs.2,35,18,000/-
12.11 Realizable value Rs.2,11,66,000/-
12.12 Distress sale value Rs.1,64,62,000/-
12.13 Marketability (Very good/good/moderate/no Good
demand)
12.14 What are the factors favouring for an extra The subject building was near TKR
potential value engineering college
Method of valuation: The subject property is evaluated by land and building method. The land value is
adopted in consideration of the rates prevailing in the local area,and in general the locality in
particular.The built up area rates is evaluated on the basis of labour& material in prevailing market & the
specification of structure. . considering the relevant factors, such as size of the location, surrounding
development, amenities and etc. as per local enquiry & real estate marketing agents, real estate web sites
&others in surrounding area. and adopted average fair market value of the property for analysis is
reasonable
Declaration:
a. The information furnished 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. Property valuation is the purely opinion of the valuer only.
d. I/Our person personally inspected the property on Dt.17-01-2022.
e. Ownership and other legal aspects are subjected to the verification of original documents &legal
opinion and the genuinity of the documents to be verified by the bank.
f. The above property value may vary from time to time and based on the specifications.
g. I have not been found guilty of misconduct in my professional capacity.
h. This value given in our report is only opinion on the market value on the date. If there is any
opinion from others/valuers about increase or decrease in the value of the assets valued by us we
should not held responsible as the view vary from person to person based on circumstances. The
principle buyer beware is applicable in case of any sale/purchase of property
Signature
Approved Panel valuer for Bank Of Baroda (Ex.V.B)
Enclosures:Route map of google map ,price trend of the property in the locality/city from property web
sites,the photo copy of release deed,permit copy,mutation copy,SRO Value copy & photograph of the
property
