069 - Pranab Kumar Dutta - Due-Signed

VALUATION REPORT
PUNJAB NATIONAL BANK (e-UBI) Balurghat BRANCH
PROPERTY OWNER
Mr. Pranab Kumar Dutta
ALOK KUMAR MAZUMDER Residence: C-11/K Verma Flat
35 Lawrence Street, Uttarpara.
B. Tech (I.I.T. Kanpur),
Hoogly – 712258
Chartered Engineer, Structural Engineer.
Planning, Design, Engineering & Project Management Consultant Contact: 94328 09906
Govt. Regd. Valuer panelled with PNB, SBI & High Court 97487 90672
VALUATION REPORT
FORMAT OF VALUATION REPORT FOR ALL IMMOVABLE PROPERTIES
S. No PARTICULARS CONTENTS
I. Introduction
1. Name of the Valuer Mr. Alok Kumar Mazumder, Panel Valuer of PNB.
B.Tech (IIT Kanpur). Chartered & Structural Engineer.
C-11/K, Verma Flat, 35 Lawrence Street, PO &
PS:Uttarpara. Dist – Hoogly. WB.
2. Date of Inspection 20-07-2021
Date of Valuation 23-07-2021
3. Purpose of Valuation For Bank Loan
4. Name of Property Owner/s Mr. Pranab Kumar Dutta, S/o Late Pramath Kumar Dutta,
(Details of share of each owner residing at – 59/49 Radha Madhab Akhra Para, PO & PS:
in case of joint & Co-ownership) Balurghat. D. Dinajpur
5. Name of Bank/FI as applicable Punjab National Bank (E-UBI) Balurghat Branch.

6. Name of Developer of the Property NA
(in case of developer-built properties)
7. Whether occupied by the owner / tenant? Occupied by Present owner
If occupied by tenant, since how long?
II. Physical Characteristics of the Asset
1. Location of the property in the city 59/49 Radha Madhab Akhra Para, PO & PS: Balurghat. D.
Plot No. / Survey No. Dinajpur
Door No.
T. S. No. / Village Mouja – Balurghat, JL No. 109, LR Kh: 1860. LR Plot No. 2867.
Ward / Taluka
Mandal / District
2. Municipal Ward No. 01 of Balurghat Municipality
3. City / Town Balurghat
Residential Area/ Commercial Area/ Industrial Residential Area
Area
4. Classification of the area:
High / Middle / Poor Middle
Metro / Urban / Semi Urban / Rural Rural
5. Coming under Corporation limit/ Village Balurghat Municipality
Panchayat/ Municipality
6. Postal address of the property -
7. Latitude, Longitude and Coordinates of the site Screenshot Attached
8. Area of the plot/land (supported by a plan) 3.65 decimal
9. Layout plan of the area in which the property is Sanctioned Building plan is Unavailable
located
10. Development of surrounding areas Residential Area
11. Details of Roads abutting the property Municipal Road
12. Whether covered under any State / Central Govt. To be Checked legally
enactments (e.g. Urban Land Ceiling Act) or
notified under agency area / scheduled area /
cantonment area
13. In case it is an agricultural land, any conversion Residential Property
to house site plots is contemplated
E-mail: mazumderalok1957@gmail.com
Hoogly – 712258
14. Boundaries of the property A B

North Municipal Road
East Municipal Road
South P/o Bhupen Dutta
West P/o Joges Dutta
Extent of the site considered for valuation (least Land Area: 3.65 decimal
of 14 A & 14 B) BU: GF: 732 Sqft
15. Description of Adjoining properties
North Municipal Road
East Municipal Road
South P/o Bhupen Dutta
West P/o Joges Dutta
16. Survey no. if any Mouja – Balurghat, JL No. 109, LR Kh: 1860. LR Plot No. 2867.
17. Type of Building (Residential/ Commercial/ Residential
Industrial)
18. Details of the building/buildings and other BU= 700 Sqft
improvements in terms of area, height, no. of Height: 10’
floors, plinth area floor wise, year of
No. of Floors: 1
construction, year of making
alterations/additional constructions with details, Plinth Area (Fl. Wise): GF: 700 Sqft
full details of specifications to be appended along Year of Construction: Reported ‘2001
with building plans and elevations Year of Alteration: NA
Constructional Details: RCC,
19. Plinth area, Carpet area and Saleable area to be Plinth Area: -
mentioned separately and clarified Carpet Area: -
Saleable Area: -
20. Any other aspect None (Shop / Encroachment)
III. Town Planning Parameters
1. Master plan provisions related to the property in Sanctioned Building Plan is Unavailable
terms of land use
2. Date of issue and validity of layout of approved NA
map / plan
3. Approved map / plan issuing authority Balurghat Municipality
4. Whether genuineness or authenticity of NA
approved map / plan is verified
5. Any other comments by our empanelled valuers No Comment
on authentic of approved plan
6. Planning area/zone Not Known
7. Development controls Balurghat Municipality
8. Zoning regulations Not Under Any Zoning Area
9. FAR/FSI permitted and consumed -
10. Ground coverage -
11. Transferability of development rights if any, TDR is not applicable in this region
Building byelaw provisions as applicable to the
property viz. setbacks, height restrictions, etc.
12. Comment on surrounding land uses and Residential Place & Partly Commercial Activity
adjoining properties in terms of usage.
13. Comment on unauthorized constructions if any None
14. Comment on demolition proceedings if any None
Hoogly – 712258
15. Comment on compounding/ regularization None

proceedings
16. Comment on whether OC (Occupation Not Known, Property Registered
Certificate) has been issued or not
17. Any other aspect None
IV. Legal Aspects
1. Ownership documents Deed No. I – 3779/1999.
Previous Valuation report by Sanjib Kumar Roy of 16-06-11
2. Names of Owner/s Mr. Pranab Kumar Dutta, S/o Late Pramath Kumar Dutta,
(In case of Joint or Co-ownership,
whether the shares are undivided or not?)
3. Comment on dispute/issues of landlord with Not Known
Tenant/statutory body/any other agencies, if any
in regard to immovable property.
4. Comment on whether the IP is independently Yes, Independently Accessible through Panchayat Road
Accessible?
5. Title verification, Legal verification is not in the scope of this report.
6. Details of leases if any, None
7. Ordinary status of freehold or leasehold including Freehold
restriction on transfer,
8. Agreements of easements if any, None
9. Notification for acquisition if any, None
10. Notification for road widening if any, None
11. Possibility of frequent flooding / sub-merging Not a Flood Prone Area
12. Special remarks, if any, like threat of acquisition None
of land for public service purposes, road
widening or applicability of CRZ provisions etc.
(Distance from sea-coast / tidal level must be
incorporated)
13. Heritage restrictions if any, All legal documents, It is not a Heritage Building
receipts related to electricity, water tax, property
tax and any other building taxes to be verified
and copies as
applicable to be enclosed with the report.
14. Comment on transferability of the property Transferable as per the Transfer of Property Act
ownership
15. Comment on existing mortgages/ Mortgaged with Punjab National Bank (e-UBI) Balurghat Branch
charges/encumbrances on the property if any
16. Comment on whether the owners of the Not Known
property have issued any guarantee
(personal/corporate) as the case may be
17. Building plan sanction, illegal constructions if any Not Provided
done without plan sanction/violations.
18. Any other aspect None
V. Economic aspects
1. Details of ground rent payable, Not Applicable
2. Details of monthly rents being received if any, NA
3. Taxes and other outgoings, NA
4. Property insurance, Not Insured
5. Monthly maintenance charges, NA
6. Security charges, etc NA
Hoogly – 712258
7. Any other aspect NA

VI. Socio-cultural aspects
1. Description of the location of property in terms Surrounded by Middle Class Society
of the social structure of the area, population,
social stratification, regional origin, age groups,
economic levels, location of slums / squatter
settlements nearby, etc.
VII. Functional and Utilitarian Aspects
Description of the functionality and utility of the
assets in terms of:
1. Space allocation,
2. Storage spaces, For Residential & Commercial Purpose
3. Utility of spaces provided within the building,
4. Any other aspect
VIII. Infrastructure Availability
a) Description of aqua infrastructure availability
in terms of
1. Water supply By regular bore well
2. Sewerage/sanitation To Panchayat Drain
3. Storm water drainage To Panchayat Drain
b) Description of other physical infrastructure
facilities viz.
1. Solid waste management To Soak Pit & Septic Tank
2. Electricity By WBSEDCL
3. Roads & Public transportation connectivity By State Highway
4. Availability of other public utilities nearby
c) Social infrastructure in terms of
1. Schools Has 3/4 public School nearby
2. Medical facilities Has Govt. Hospital & Private Nursing Home nearby
3. Recreation facilities in terms of parks and open Playgrounds are available.
spaces.
IX. Marketability
Analysis of the market for the property in terms
of
1. Locational attributes Advantageous for both Residential & Commercial purpose.
2. Scarcity High Demand for Residential & Commercial purpose
3. Demand and supply of the kind of subject Demand of Landed property is more than available property in
property. this area.
4. Comparable sale prices in the locality. ₹ 21,90,000/- for the said Land as per www.wbregistration.gov.in
X. Engineering and Technology Aspects
1. Type of construction, RC Structural Type
2. Materials and technology used, Regular Sand, Cement, TMT
3. Specifications, Regular
4. Maintenance issues Well Maintained
5. Age of the building 20 years
6. Total life of the building, 80 Years under proper maintenance
7. Extent of deterioration None
8. Structural safety Moderate
9. Protection against natural disasters viz. Moderate
earthquakes
10. Visible damage in the building if any, None
Hoogly – 712258
11. Common facilities viz. lift, water pump, lights, Lift: NA

security systems, etc., Water Pump: Available
Lights: Available
Security System: NA
12. System of air-conditioning, None
13. Provision for firefighting, Copies of plans and Fire-Fighting system is not available
elevations of the building to be included.
XI. Environmental Factors
1. Use of environment friendly building materials, It is not a Green Building
Green building techniques if any,
2. Provision for rain water harvesting, No Such facility available
3. Use of solar heating and lighting systems, etc. Solar Photovoltaic System is not Installed
Presence of environmental pollution in the
vicinity of the property in terms of industries,
heavy traffic, etc.
XII. Architectural and aesthetic quality
1. Descriptive account on whether the building is Plain Looking
modern, old fashioned, etc., plain looking or with
decorative elements, heritage value if applicable,
presence of landscape elements, etc.
XIII. In case of valuation of industrial property
1) Proximity to residential areas Not Applicable
2) Availability of public transport facilities Not Applicable
XIV Valuation
1. Here, the procedure adopted for arriving at the Cost approach has been chosen to get the Valuation of
valuation has to be highlighted. Construction. Market Approach has been chosen to get the
The valuer should consider all the three generic valuation of Land.
approaches of property valuation and state
explicitly the reasons for adoption of / rejection Details is in the Annexure I.
of a particular approach and the basis on which
the final valuation judgement is arrived at. A
detailed analysis and descriptive account of the
approaches, assumptions made, basis adopted,
supporting data (in terms of comparable sales),
reconciliation of various factors, departures, final
valuation arrived at has to be presented here.
ALOK KUMAR MAZUMDER

Planning, Design, Engineering & Project Management Consultant Signature
Govt. Regd. Valuer panelled with PNB, SBI & High Court (Name and Official seal)
Hoogly – 712258
Annexure I
Valuation
Valuation of Building:
Sr # Floor No./ Item Name BU in Valuation / Present Valuation
Sqft sqft as new
1. Single storied, RCC Structural type building with. 732 Sqft Rs. 1500/- Rs. 1500/- X 732 Sft X 78%=
RCC Roof. Plastered & Painting, the building is Depreciation Rs. 8.56 Lakhs
full Complete. 22%
Valuation of Building Component at present Rs. 8.56 Lakhs…….(i)
Valuation of Land:
a. Size of plot 3.65 decimal
b. Prevailing market rate As per our observation and recent market trends, land price
on road to on Road this area varies between ₹ 7 Lakh –
₹ 8 lakh / decimal.
c. Govt Value of Land @ Rs. 6 Lakh per decimal which is only for stamp duty
collection and very much lower than actual trading price.
d. Assessed/adopted rate of valuation ₹ 7.50 Lakh / decimal
e. Estimated value of Land ₹ 7.50 Lakh X 3.65 decimal = ₹ 27.37 Lakhs……(ii)
Total Valuation of the Subject Property:

Fair Market Value of the property (i+ii) = ₹ 35.93 Lakhs
Realizable Market Value of the asset @ 10% Less of FMV = ₹ 32.34 Lakhs
Distress Sale Value of the asset @ 20% Less of FMV = ₹ 28.74 Lakhs
As a result of my appraisal and analysis, it is my considered opinion that the present market value of the
above property in prevailing condition with aforesaid specifications is Rs. 35.93 Lakhs (Thirty Five Lakhs
Nine thousand only). (Prevailing market rate along with details /reference of at least two latest
deals/transactions with respect to adjacent properties in the areas. The reference should be of
properties/plots of similar size/area and same use as the land being valued). To best of our knowledge, no
property transaction (sale – purchase) occurred in the neighbourhood. Hence we are unable to furnish any
reference thereof.
The other details are as under:

i. Date of purchase of immovable property: Vide Deed No. I – 3779/1999
ii. Purchase Price of immovable property: Not Known
iii. Book value of immovable property: ₹ 35.93 Lakhs.
iv. Realizable Value of immovable property: ₹ 32.34 Lakhs.
Hoogly – 712258
v. Distress Sale Value of immovable property: ₹ 28.74 Lakhs.

vi. Guideline Value (value as per Circle Rates), if applicable, in the area where Immovable
property is situated. ₹ 21,90,000 for the said Land, (Copy Enclosed).
Enclosed:
v. Declaration from the valuer
vi. Model code of conduct for valuer
vii. Photograph of owner with the property in the background
viii. Screen shot (in hard copy) of Global Positioning System (GPS)/Various Applications
(Apps)/Internet sites (eg Google earth)/etc
ALOK KUMAR MAZUMDER

Planning, Design, Engineering & Project Management Consultant Signature
Govt. Regd. Valuer panelled with PNB, SBI & High Court (Name and Official seal)
Hoogly – 712258
APPENDIX V
DECLARATION FROM VALUERS

I hereby declare that...
a) The information furnished in my valuation report dated 23-07-2021 is true and correct
to the best of my knowledge and belief and I have made an impartial and true valuation
of the property.
b) I have no direct or indirect interest in the property valued;
c) The property has been inspected on 20-07-2021 The work is not subcontracted to any
other valuer and carried out by ourselves.
d) I have not been convicted of any offence and sentenced to a term of Imprisonment;
e) I have not been found guilty of misconduct in my professional capacity.
f) I have read the Handbook on Policy, Standards and procedure for Real Estate
g) Valuation, 2011 of the IBA and this report is in conformity to the “Standards” enshrined
h) for valuation in the Part-B of the above handbook to the best of my ability.
i) 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.
j) 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)
k) I am registered under Section 34 AB of the Wealth Tax Act, 1957.
l) I am the proprietor of the company, who is competent to sign this valuation report.
m) Legal Aspect is not within our purview.
n) Repayment capacity of borrower is to be ensured
o) Further, I hereby provide the following information.
14. Particulars
i. background information of the asset being None
valued
ii. Purpose of valuation and appointing authority Bank Loan, BM of PNB Balurghat Br..
iii. Identity of the valuer and any other experts Mr. Alok Kumar Majumder
involved in the valuation;
iv. Disclosure of valuer interest or conflict, if any; None
v. Date of appointment 20-07-2021,
Valuation date and 20-07-2021,
Date of report 23-07-2021
vi. Inspections and/or investigations undertaken 20-03-2021
vii. Procedures adopted in carrying out the Sale Comparison Method
valuation and valuation standards followed
viii. Restrictions on use of the report, if any; Only for Bank Loan Purpose
ix. Major factors that were taken into account None
during the valuation;
x. Caveats, limitations and disclaimers to the None
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.
Hoogly – 712258
Hoogly – 712258

069 - Pranab Kumar Dutta - Due-Signed

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069 - Pranab Kumar Dutta - Due-Signed

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VALUATION REPORT

PUNJAB NATIONAL BANK (e-UBI) Balurghat BRANCH

FORMAT OF VALUATION REPORT FOR ALL IMMOVABLE PROPERTIES

5. Name of Bank/FI as applicable Punjab National Bank (E-UBI) Balurghat Branch.

14. Boundaries of the property A B

15. Comment on compounding/ regularization None

7. Any other aspect NA

11. Common facilities viz. lift, water pump, lights, Lift: NA

ALOK KUMAR MAZUMDER

Valuation of Building Component at present Rs. 8.56 Lakhs…….(i)

Total Valuation of the Subject Property:

The other details are as under:

v. Distress Sale Value of immovable property: ₹ 28.74 Lakhs.

ALOK KUMAR MAZUMDER

DECLARATION FROM VALUERS

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