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VALUATION REPORT
Name of the Borrower/Owner : Mr. B.BALAJI, S/o. Balaguru
Mobile : 9791964674
Name of the Bank : City Union Bank, THEPPERUMANALLUR.
Date of Inspection : 28-05-2025
Date of Valuation : 30-05-2025
Address of the Property : Residential Plot Cum Existing R.C.C Roof
Ground Floor Residential Building Old R.S.No. 45/2,
New R.S.No. 45/2A1AB, Plot No. 27, D.No. 2043-6,
Yogam Nagar, Ullur Village, Kumbakonam Taluk,
Thangavur District.
Fair Market Value Land : Rs. 1,31,00,000
(Rupees One Crore and Thirtyone lakhs only)
Rv.S.SHANMUGAM,B.E.,M.I.E.,F.I.V., Sri Kumaran Hardwares Upstair,
Charted Engineer - (M130375-3) 4A-1, Melavellazha Street,
Registered Valuer - Under Companies Act, 2013 JAYANKONDAM.
Registered Valuer - Wealth Tax Axt Reg.No.Cat.1/647of 2005-06
DTCP - Structural Engineer Grade-II (RSE)
Collectorate Panel- TNPB (Licensing) Rules-1965
District Engineer Grade - 1A
Panel Engineer - Indian Bank, Canara Bank, UBI, Central Bank of India,
BOB, SBI, PNB, IOB, KVB, DBS, CUB, TMB, IDBI, REPCO, Bank of Maharastra, E-mail ID :
[email protected]Tamilnadu Grama Bank, Federal Bank. Sasvitha Home Finance (P) Ltd., Mobile : 94439 05689
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Mr. B.BALAJI, S/o. Balaguru
REPORT ON VALUATION OF HIS Residential Plot Cum Existing R.C.C Roof Ground Floor
Residential Building Old R.S.No. 45/2, New R.S.No. 45/2A1AB, Plot No. 27, D.No. 2043-6, Yogam
Nagar, Ullur Village, Kumbakonam Taluk, Thangavur District.
PRESENT MARKET VALUE : Rs. 1,31,00,000
(Rupees One Crore and Thirtyone lakhs only)
As on : 30-05-2025
This report contains : 13 pages
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Rv.S.SHANMUGAM,B.E.,M.I.E.,F.I.V., Sri Kumaran Hardwares Upstair,
Charted Engineer - (M130375-3) 4A-1, Melavellazha Street,
Registered Valuer - Under Companies Act, 2013 JAYANKONDAM.
Registered Valuer - Wealth Tax Axt Reg.No.Cat.1/647of 2005-06
DTCP - Structural Engineer Grade-II (RSE)
Collectorate Panel- TNPB (Licensing) Rules-1965
District Engineer Grade - 1A
Panel Engineer - Indian Bank, Canara Bank, UBI, Central Bank of India,
BOB, SBI, PNB, IOB, KVB, DBS, CUB, TMB, IDBI, REPCO, Bank of Maharastra, E-mail ID :
[email protected]Tamilnadu Grama Bank, Federal Bank. Sasvitha Home Finance (P) Ltd., Mobile : 94439 05689
VALUATION REPORT
Name of the Bank & Branch : CITY UNION BANK LTD., THEPPRUMANALLUR
Name of the customer : Mr. B.BALAJI, S/o. Balaguru
Method of valuation : Land & Building
1. Customer Details
Name of the reported owner : Mr. B.BALAJI, S/o. Balaguru
with address D.No. 2043-6, Yogam Nagar,
Ullur Village, Kumbakonam Taluk,
Thangavur District.
Present mobile no. : 9791964674
2. Property Details address : Old R.S.No. 45/2, New R.S.No. 45/2A1AB,
Plot No. 27, D.No. 2043-6, Yogam Nagar,
Ullur Village, Kumbakonam Taluk,
Thangavur District.
Land mark : Yogam Pillaiyar Temple
3. DOCUMENT DETAILS
Layout plan
Name of approving authority : BDO, Chennai,
Approval No. : Ma.Va.Na.Uu.E.No.48/1991
Building plan
Name of approving authority : President, Ullur Panchayat
Approval No. : Dt : 16-12-2011 to 15-12-2012
Construction permission
Name of approving authority : ---
Approval No. : Not applicable
Legal Documents : ---
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Following documents are produced for perusal
LIST OF DOCUMENTS
i. Registered sale deed Document date : Sale deed Dt : 27-02-2023
Reg No. : No. 1204
Infavour of : Mr. B.BALAJI, S/o. Balaguru
Executed by : Mrs. VANITHA, W/o. S.Saravanan
ii. Legal opinion
Dated : Not produced
Issued by : ---
iii. Approval plan & order
Approval no. : ---
Dated : Dt : 16-12-2011 to 15-12-2012
Approved by : President, Ullur Panchayat
iv. Patta / Patta transfer order
Patta no. : 1441
Dated : ---
Issued by : ---
v. Property tax details
Assessment No. : ---
Ta x : Not produced
In the Name of Receipt referred : ---
vi. Electricity service connection No. : SC No. 484, 667
In the name of Mr. B.BALAJI, S/o. Balaguru
4. PHYSICAL DETAILS
1. Adjoining properties
As per deed/Actual
North : Road site
South : Plot No. 30
East : R.S.No. 30
West : Plot Nos. 28 & 29
2. Matching of Boundaries : YES
3. Plot demarcated : YES
4. Approved land use : Residential
5. Type of property : Residential
6. Plotted / flat : Ploted
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7. Numbers of rooms
Living / Dining : 1
Bed rooms : 3
Hall : 1
Varandah : 1
Toilets : 1
Kitchen : 1
8. Total number of floors : Ground Floor
9. Floor on which the property is located : Ground Floor
10. Approximate age of the property : 12 Years
11. Residual age of the property : 48 Years
12. Type of structure : R.C.C Framed Structure
5. Tenure / occupancy details
Status of tenure : Own occupation
Number of years occupancy : 1 Year
Relationship of tenant or owner : Not applicable
6. Stage of construction
Status of construction : ---
Under construction / completed : Completed
If Under construction, extent of completion : ---
7. Violations, if any observed : Nil
Nature and extent of violations
8. Area details of the property
Site area : 3671.00 Sft
Plinth area As per plan At Site
Ground Floor : 168.58 Sqm
(or) 1814.60 Sft 1462.50 Sft
Second Floor : ---
Saleable area
Ground Floor : --- 1462.50 Sft
Note : Minimum plinth area at site is consider for this valuation.
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9. VALUATION
1. Valuation details : Vide annexure 1, 2
2. Fair Market Value : Rs. 1,31,00,000
(Rupees One Crore and Thirtyone lakhs only)
Realizable value : Rs. 1,18,00,000
@ 10 % less than PMV (Rupees One Crore and Eighteen lakhs only)
Forced sale value : Rs. 1,05,00,000
@ 15 % less than PMV (Rupees One Crore and Five lakhs only)
Guideline value : Rs. 51,50,000
(Rupees Fiftyone lakhs and Fifty thousands only)
10. ASSUMPTIONS / REMARKS
1. Qualifications in TIR / Mitigation : Nil
suggested, if any
2. Property is SARFAESI compliant : YES
3. Whether property belongs to Social : No.
infrastructure like hospital, school,
old age home etc.
4. Whether entire piece of land on which : YES
the unit is set up
5. Property is situated has been : YES
mortgaged or to be mortgaged
6. Details of last two transactions in the : Not available
locality / area to be provided, if available
7. Any other aspect which has relevance : This is property is suituated in approved layout
on the value or marketability of the
property
11. DECLARATION
1. The property was inspected by the undersigned on 30-05-2025
2. The undersigned does not have any direct / indirect in the above property.
3. The undersigned furnished herein true and correct to the best of my knowledge
12. Name and address & Signature of the valuer
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ANNEXURE – I
9. VALUATION
LAND
1. Purpose of valuation : To assess Fair market value of the Property
2. Location of the property
Ward No. : ---
Block No. : ---
T.S. No./R.S.No. : Old R.S.No. 45/2, New R.S.No. 45/2A1AB,
Door No. : Plot No. 27, D.No. 2043-6,
Street : Yogam Nagar,
Village : Ullur Village,
Taluk : Kumbakonam Taluk,
District : Thangavur District.
Sub Registry : Thangavur District.
3. CHARACTERISTICS OF THE SITE
Classification of the area : Residential
Urban / Semi urban / rural : Rural
Character of locality : Residential
Classification of locality : Middle class
Development of surrounding area : Developed Residential area
Possibility of frequent flooding : No.
Feasibility to the civic amenities like
School, hospitals, bus stop, market etc., : Near by
Level of land with topographical Conditions : Levelled
Shape of land : irregular
Type of use to which it can be put? : Residential
Any usage restriction ? : Nil
Tenure of land : Free Hold
Plot is in town planning approved layout : Yes
Corner plot or intermittent plot? : Intermittent Plot
Road facilities : Yes, Available
Type of road available at present : BTM Road
Width of road – Is it below 20’ or more than 20’ : More than 20’ wide
Is it a land locked land ? : No.
Water potentiality : Yes, Available
Underground sewerage system : No.
Power supply is available in the site? : Yes, Available
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4. Dimensions
North : 36’ 0”
South : 45’ 0”
East : 70+18.50 = 88’ 6”
West : 75’ 0”
5. Area of Land : 3671.00 Sft
6. Value by adopting Guideline Rate ( GLR ) : Rs. 580/Sft
Guideline rate ad obtained from the
registration wedsite ( per Sq.ft )
Value of land by adopting GLR
3671.00 Sft x Rs. 580/Sft : Rs. 21,29,180
7. Value by adopting Prevailing Market Rate : Rs. 2750/Sft
( PMR ) Prevailing rate per Sq.ft Unit
rate adopting valuation after considering
the characteristics of the subject plot
Value of land by adopting PMR
3671.00 Sft x Rs. 2750/Sft : Rs. 1,00,95,250
• Accessibility : This property has direct access
from the Public Road
• Property is SARFAESI Compliant : Yes
JUSTIFICATION : 20% Variation on Guideline Value and Present Market Value.
Guideline value is used only for the purpose to collect stamp duty by the State Government, fixed by
authorities, will remaining same in the GLV register for long years or may subject to check after specific
period only. Same value is fixed by the authorities for all the property, which is available in the entire layout/
street, without considering the positive/negative factors and individual property. But prevailing market
rate is estimated through market survey dependable data, sale instances, local real estate
developers/brokers, verbal enquiries surrounding areas, considering the factors such as size/shape
of the plot, Front side approach road width / plot frontage, Locational attributes, Situation of the property,
Local body approach for the layout, layout rules, Development of surrounding area, Environment
activities, in the locality, amenities availability, Demand etc.,
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ANNEXURE – 2
BUILDING VALUATION
As per plan Actual
Built up area in Sq.ft Ground Floor : 1815.64 Sft 1462.50 Sft
DETAILS OF BUILDING
Quality of construction : Good
Appearance of the building : Good
Maintenance of the building : Good
Type of construction : R.C.C Framed Structure
Foundation : R.C.C Column with isolated footing
Super structure : Brickwork in C.M.
Plinth area : As per plan Actual
Ground Floor : 1814.60 Sft 1462.50 Sft
Year of construction : 2012
Type of roof : R.C.C
Type of floor : Ceramic tiles
Doors & windows : Country wood & Stee,
Wall finishing : White & Colour washing
Weathering coarse : Brickjelly lime concrete
DETAILS OF VALUATION
Particulars Plinth year of Total Dep Age of Estimated Replace Depreciation Net Value
of item area constr life % Building Replace ment after
(in Sq.ft) -ustion (Yrs) (Yrs) -ment Rate Cost (Rs.) (Rs.) (Rs.)
Rs./Sft
Ground 1462.50 2012 60 18.00 12 2100.00 30,71,250 5,52,825 25,18,425
Floor
First
Floor
Second
Floor
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AMENITIES & SERVICES
AMENITIES AVAILABLE.
i) Compound wall with Gate & Grills : Rs. 3,00,000
ii) Open staircase : Rs.
iii) Separate toilet : Rs. ---
iv) Watersupply arrangements : Rs. 1,00,000
v) Electrical arrangements : Rs. 5,000
vi) Sanitary arrangements : Rs. 1,00,000
OTHERS
1. Separate toilet : Rs.
2. Elevation works : Rs. ---
3. Interior works : Rs. ---
NET VALUE OF AMENITIES : Rs. 5,05,000
ABSTRACT VALUE
FAIR VALUE `
No. Description Based on ( GLR ) Based on ( PMR)
Guideline Value Market Value
(Rs.) (Rs.)
1. Land : 3671.00 Sft 21,29,180 1,00,95,250
2. Building : 1462.50 Sft 25,18,425 25,18,425
3. Services & Amenities 5,05,000 5,05,000
TOTAL VALUE 51,52,605 1,31,18,675
SAY 51,50,000 1,31,00,000
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ANNEXURE – 3
1. a) Purpose of valuation : To estimate the market value
b) Scope : Plot : 3671.00 Sft
Building : 1462.50 Sft
2. Based upon the oral communication received on 28-05-2025 from
The Branch Manager, City Union Bank, THEPPERUMANALLUR BRANCH
this valuation assignment is undertaken.
3. Legal aspects ( with regard to genuineness of documents, ownership, etc. ) have
not been considered in this valuation.
4. The property was exactly identified by Mr. B.BALAJI, S/o. Balaguru
The identifications were duly verified with respect to the copies of documents produced for
perusal. The sketch for the property shown to me is enclosed.
5. The property was physically inspected on 28-05-2025 in the presence of
Mr. B.BALAJI, S/o. Balaguru
The Branch Manager, City Union Bank. THEPPERUMANALLUR BRANCH
was also present at the time of identification.
6. If the property is to be considered as any security, then it is the responsibility of the
bank to compare the extent of land mentioned in this report with the extent mentioned
in the latest legal opinion.
7. It is to be remembered – The fundamental principles of valuation are :
i) Value varies with purpose.
ii) It is function of place, purpose and date
8. The report is prepared for the purpose mentioned in SI. No. 1 (a)
This report is not to be referred if the purpose is anything else.
9. This report intended for the City Union Bank, THEPPERUMANALLUR BRANCH only. By any change,
if this report is referred by any other bank for any other purpose, this valuer can be
contacted for the acceptability of the valuer for their required purpose.
10. Note : This valuer is not competent
• To certify the ownership of the property.
• To test the genuineness of the documents.
Encl. : 1. Photographs of the property
2. Google map : 10.971331 79.390208
Place : Jayankondam
Date : 30-05-2025 Panel Valuer
City Union Bank
OTHER VIEWS
Guideline value downloaded from the government web site
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