Sr.

Particular Content
No
.
I. Introduction
1. Name of Registered Valuer: - Sh Radhe Shyam
2. Date of Visit of site - 20-11-2022
2a. Date of making valuation 25-11-2022
3. Purpose of Valuation Fair Market Value For Bank
Purpose
4. Name of Property Owner/s (Detailsof -
share of each owner in case of joint & Sh. Yudhisther Jangra S/o Sh.
Co-ownership) Ram Ratan
a) Contact No. Yudhisther Jangra - 9466468287
5. Name of Bank/FI as applicable - SBI, Sec 13 , PBB pranch
6. Name of Developer of the Property (in -
case of developer built properties)

7. Whether occupied by the owner / - Self -Occupied

tenant? If occupied by tenant, since
how long?

II. Physical Characteristics of the -

Asset
1. Location of the property in the city - H.no 156 B block New model
town Extn. Near Rishikul School,
Hisar (125001)
2. Municipal Ward No. - Ward no 25
3. City / Town - Hisar
Residential Area/ Commercial Area/ Residential Area
Industrial Area
4. Classification of the area: -
A. High / Middle / Poor Middle
B. Metro / Urban / Semi Urban / Rural Urban

5. Coming under Corporation limit/ Village - Within MC limit

Panchayat/ Municipality
6. Postal address of the property - H.no 156 B block New model
town Extn. Near Rishikul School,
Hisar (125001)
7 Latitude, Longitude and Coordinates of the - Latitude- 29.125605
site Longitude- 75.753059
8. Area of the plot/land ( supported by a plan ) - Total Land Area As Per Deed
83.61 Sqmt. Or 100 Sqyds.
Vide Sale Deed No.5478, Dt.- 24 -
AUGUST - 2021 HISAR
9. Layout plan of the area in which the - Pls. Refer the Attached Google
property is located Plan
10 Development of surrounding areas - Residential Surrounding
.
11 Details of Roads abutting the property Internal Road Connected with
. Rohtak Road, Hisar
12 Whether covered under any State / Central - Within MC Limits
. Govt. 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 - Nil
. conversion to house site plots is
contemplated
14 Boundaries of the property - A B
.
As As per Site
perDocument
East 18.28 mt. 18.28 mt.
West 18.28 mt. 18.28 mt.
North 4.57 mt. 4.57 mt.
South 4.57 mt. 4.57 mt.
Extent of the site considered for valuation
(least of 14 A & 14 B)
15 Description of Adjoining properties As per As per Site
. Document
East H.no B-157 H.no B-157
West H.no B-155 H.no B-155
North Road 9.14 Road 9.14
mt.Wide mt.Wide
South H.no B-102 H.no B-102
16 Survey no. if any - Nil
.
17 Type of Building (Residential/ Commercial/ Residential Property
. Industrial)
18 Details of the building/buildings and other Pls. Refer the attached
. improvements in terms of area, height, no. Calculation Sheet
of floors, plinth area floor wise, year of
construction, year of making
alterations/additional constructions with
details, full details of specifications to be
appended along with building plans and
elevations
19 Plinth area, Carpet area and Saleable area to Plinth area- G.F-83.61 Sqmt.+
. be mentioned separately and clarified F.F -20.23Sqmt. (As Per Site)

Carpet area-89.27 Sqmt.

20 Any other aspect Developed Residential Area
.
III. Town Planning -
Parameters
1. Master plan provisions related to - Residential
the
property in terms of land use
2. Date of issue and validity of layout of Sanctioned Building Plan Made
approved map /plan Available with Memo No. 9568, dated:-
17-08-2022, D.T.P..// HISAR
3. Approved map / plan issuing -Do-
authority
4. Whether genuineness or authenticity -Do-
of approved map / plan is verified
5. Any other comments by our Nil
empanelled valuers on authentic of
approved plan

6. Planning area/zone - Within MC Limit

7. Development controls - -Do-
8. Zoning regulations As above
9. FAR/FSI permitted and
consumed
10 Ground coverage G.Fl. -99.9% (At Site)

11 Transferability of No
developmentrights if
any,Buildingbye-law provisions
as applicableto the property
viz.Set back, height
restrictions,etc.

12 Comment on surrounding land Residential Area

uses and adjoining properties in
terms ofusage.
13 Comment on unauthorized Sanctioned Building Plan Made
constructions if any Available with Memo No. 9568, dated:-
17-08-2022, D.T.P..// HISAR
14 Comment on demolition - Nil
proceedings if any
15 Comment on compounding/ - Nil
regularizationproceedings
16 Comment on whether OC has - Not Made Available
been issued or not
 17 Any other aspect Developed Residential Locality
IV. Legal Aspects
1 Ownership documents, Vide Sale Deed No.5478, Dt.- 24 -
. AUGUST - 2021 HISAR
2 Names of Owner/s
. (In case of Joint or Co-ownership, Sh. Yudhisther Jangra S/o Sh. Ram
whether the shares are undivided Ratan
or not?)
3 Comment on dispute/issues of Nil
. landlord withtenant/statutory
body/any other agencies, if any
in regard to immovable
property.
4 Comment on whether the IP is Yes
. independently accessible?
5. Title verification, Vide Sale Deed No.5478, Dt.- 24 -
AUGUST - 2021 HISAR
6. Details of leases if any, Nil
7. Ordinary status of freehold or Free Hold
leasehold including restriction on
transfer,
8. Agreements of easements if any, No
9. Notification for acquisition if any, No
10. Notification for road wideningif No
any,
11. Possibility of frequent flooding / Presently Nil
sub-merging
12. Special remarks, if any, like No/ Approved Locality
threat of acquisition of land for
public service purposes, road
widening or applicability of CRZ
provisions
etc. (Distance from sea-coast /
tidal level must beincorporated)
13. Heritage restrictions if any, All legal Nil
documents, 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 Yes, Transferable
property ownership,
15. Comment on existing mortgages/ Presently Nil
charges/encumbrances on the
property if any
16. Building plan sanction, illegal Sanctioned Building Plan Made
constructions if any done without Available with Memo No. 9568,
plan sanction/violations. dated:-17-08-2022, D.T.P..// HISAR
V Economic aspects
1. Details of ground rent payable, N.A
2. Details of monthly rents being N.A
received if any,
3. Taxes and other outgoings, Detail with owner
4. Property insurance, -do-
5. Monthly maintenance charges, -do-
6. Security charges, etc -do-
7. Any other aspect Developed Locality

VI Socio-cultural aspects

1. Description of the location of Developed Residential Area

Property in terms 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 Residential Property

utility of the assets in terms of:
1. Space allocation,
2. Storage spaces,
3. Utility of spaces provided Nil
within thebuilding,
4. Any otheraspect
VIII InfrastructureAvailability
a)Description of aqua infrastructure
availability in terms of:
1. Water supply Yes,Available
2. Sewerage/sanitation Yes, Available
3. Storm water drainage Yes, Available
b)Description of other physical
infrastructure facilitiesviz.
1.Solid waste management Yes
2.Electricity -do-
3. Roads & Public transportation -do-
connectivity
4. Availability of other public utilities -do-
nearby
c)Social infrastructure in terms of
1. School Available Nearby
2. Medicalfacilities Available Nearby
3.Recreation facilities in terms of parks Available Nearby
and openspaces.

IX Marketability
Analysis of the market for the
property in termsof
1. Locationalattributes DevelopedResidentialLocalityGood location
2. Scarcity
3. Demand and supply of the kind
of subjectproperty
4. Comparable sale prices in the 350000/- to 40000/- Per Sq.yds.
locality Approx.
X Engineering and TechnologyAspects
1. Type of construction Load bearing and RCC
Structure
2. Materials and technology used RCC Structure
3. Specification RCC Roofing, Marble
Flooring, C Sand
Plastering, Distemper
White Wash on Walls,
Wooden Joinery, Inside
Electricity Fitting
4. Maintenance issues Maintained
6. Age of the building 2022 Years (.5 Years
Old)
7. Total life of the building 50 Years Approx.
Remaining Life 49.7
Years Approx.
8. Structural safety As/st. Design
9. Protection against natural disasters Available
viz. earthquakes,
10. Visible damage in the building if any, Nil
11. Common facilities viz. lift, water pump, lights, Available
securitysystem, etc.,
12. System of air-conditioning Nil
13. Provision for firefighting ,copies of plans and No
elevations of the building to be include.

XI Environmental Factors

1. Use of environment friendly building materials, Green Nil

building techniques if any,

2. Provision for rain water harvesting, Nil

3. Use of solar heating and lighting system etc. Nil

presence of environment 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 Average Looks
modern,old fashioned etc.,plan looking or with
decorative elements, heritage value if applicable,
presence of landscape elements, etc.
XIII Valuation
1. Here, the procedure adopted for arriving at
the valuation has to be highlighted. The
valuer should consider all the three
generic approaches of property valuation
and state explicitly the reasons for
adoption of / rejection of a particular
approach and the basis on which the final
valuation judgment is arrivedat.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.
Land + Building Method
Local Survey of the similar
properties was carried out and a
Land rate of Rs. 35000/- to Rs.
40000/- per Sq.yds. was available in
the locality. A safe rate of Rs. 40000/-
per Sq.yds. approx.is being adopted
for the present Case
Total Land area per site: 83.61 Sq.
mt.100 Sq.yds.
Land Rate adopted- 35000/- Per
Sq.yds.