VALUATION REPORT

of
FLAT NO. C-6/8/0:2.
Through Applicant- Dr. Uday M. Jadhav.
At
Flat No. C-6/8/0:2, Ground Floor, Building No. C-6/8 On Cond No. 9,
Village C.B.D. Belapur, Taluka & District Thane, Sector 3, Gut No. 166pt.

By
M. VALUERS SURVEYOR & ASSOCIATES.

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EXECUTIVE SUMMARY:

SR PARTICULARS AMOUNT (INR)

Govt. Guideline Value of Flat No.

RS. 7,59,122/-
C-6/8/0:2, Ground Floor, Building
(RUPEES SEVEN LAC FIFTY NINE
1 No. C-6/8 On Cond No. 9, Village
THOUSAND ONE HUNDRED & TWENTY
C.B.D. Belapur, Taluka & District
TWO ONLY.)
Thane, Sector 3, Gut No. 166pt.

Fair Market Value of Flat No. C-

RS. 9,09,595/-
6/8/0:2, Ground Floor, Building
(RUPEES NINE LAC NINE THOUSAND
2 No. C-6/8 On Cond No. 9, Village
FIVE HUNDRED & NINETY FIVE
C.B.D. Belapur, Taluka & District
ONLY.)
Thane, Sector 3, Gut No. 166pt.

GENERAL INFORMATION:

VALUATION REPORT (IN RESPECT OF FLATS)

Date: 11-01-2023

I. GENERAL

Purpose for which the valuation is To Find Out Market Value of the
1
made Property for year 2001.

Date of inspection 11-01-2023

2
Date as on which the valuation is 11-01-2023

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 made

Mahendra Kumar Gautam

3 Valuation Done By
B.E(Civil),AMIE,AIIISLA,CE

Name of the Applicant Dr. Uday M. Jadhav.

4
List of Documents Verified Copy of Sale Deed dated 02/12/2022.

5 Brief description of the property Residential Flat

6 Location of property

a) Survey No./ C.T.S. No. Sector 3, Gut No. 166pt.

b) T. S. No. / Village C.B.D. Belapur

c) Ward / Taluka Thane

d) Mandal / District Thane

Flat No. C-6/8/0:2, Ground Floor,

Building No. C-6/8 On Cond No. 9,
Postal address of the property Village C.B.D. Belapur, Taluka &
7
District Thane, Sector 3, Gut No.
166pt.

City / Town C.B.D. Belapur

8 Area Residential

9 Classification of the area:

I High / Middle / Poor Middle

Ii Urban / Semi Urban / Rural Urban

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 Coming under Corporation limit /
10 Thane Municipality
Village Panchayat / Municipality

Whether covered under any State /

Central Govt. enactments (e.g. Urban
11 Land Ceiling Act) or notified under State Govt. Enactments
agency area / scheduled area /
cantonment area

Boundaries of the property As per the Deed Actuals

Virus Home
North NA
Cleaning Services

Shahid Rajguru
South NA Marg, Mahakali
12
Chowk

Shahid Rajguru
East NA
Marg

Neelkamal
West NA
Apartments

13 Extent of the site Full (54.03 Sq. Mt. BUA)

Extent of the site considered for

14 Full (54.03 Sq. Mt. BUA)
valuation

Whether occupied by the owner /

15 Self-Occupied
tenant?

II. FLAT DETAILS

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 1 Nature of the Apartment Residential

Location

C.T.S./ Survey/ Plot No. Sector 3, Gut No. 166pt.

2 Block/ Sector No./Ward No. Sector No. 3

Village/ Municipality / Corporation Thane Municipality

Door No., Street or Road (Pin Code) Flat No. C-6/8/0:2

Description of the locality Residential

3 Residential
/ Commercial / Mixed

4 Year of Construction 1984

5 Age of Property up-to year 2001. 17 Years

6 Number of Floors -

7 Type of Structure RCC Structure

Number of Dwelling units in the

8 Details not Provided
building

9 Quality of Construction Good

10 Appearance of the Building Good

11 Maintenance of the Building Good

III SPECIFICATIONS OF FLAT

1 The floor on which the Flat is situated Ground Floor

2 Door No. of the Flat Flat No. C-6/8/0:2

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 Subject Property is a Residential Flat
No. C-6/8/0:2, Ground Floor,
Building No. C-6/8 On Cond No. 9,
Village C.B.D. Belapur, Taluka &
3 Specifications of the Flat District Thane, Sector 3, Gut No.
166pt. Structure is RCC structure
and tile Flooring found with
amenities, Like Light and Water. Said
premises situated developing location.

House Tax Details not Provided

Assessment No. Details not Provided

4
Tax paid in the name of -

Tax amount -

Electricity Service Connection no. Details not Provided

5
Meter Card is in the name of Details not Provided

6 How is the maintenance of the Flat? Good

7 At site area 54.03 Sq. Mt. BUA

What is the floor space index (FSI)

8 NA
(app.)

Is it Posh/ I class / Medium /

9 Medium
Ordinary?

10 Is it being used for Residential or Residential

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 Commercial purpose?

11 Is it Owner-occupied or let out? Owner Occupied

12 If rented, what is the monthly rent? -

1 Nature of the Apartment Residential

Location

Plot/ Sector No. Sector 3, Gut No. 166pt.

2
Village/ Municipality / Corporation Thane Municipality

Door No., Street or Road (Pin Code) Flat No. C-6/8/0:2

Description of the locality Residential

3 Residential
/ Commercial / Mixed

Subject property is a Road Facing

property as well as it is in developing
9 Factors Favouring location. Civic amenities like Markets,
Hospital & School or Colleges are
within easy reach

V. VALUATION APPROACH:

Considering factor effecting following factor- Economy, Physical feature, social

& legal factor, Use of Properly, Transferability Scarcity & Demand. Land

varies widely in character, the value assessed per unit of one piece of land may

not situated adjacent to it. There are many factor affecting intrinsic values of

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land some of them are discussed here in prospective. Size is very important

bearing on the value large size can-not be valued on the same basis of plot

having small area. For any kind of development large plot are requires

formation of road, drainage, water supply electricity line incidentally additional

cost etc. This will add to the cost on the basis value of land. This addition of

cost vary 20 % -40% Therefore this additional cost be deduct from fair market

value of large size land.

Location of land is a prime factor in assessing fair market value plot will fetch

higher value if it is located in center. Land located in the mix development area

like industrial residential & commercial will fetch less value than the land .

land for purpose situated near station & Highways .Nature of soil of land play s

an important role in assessing fair market value if soil of land have poor

bearing capacity if land is low laying area filled with rubbish material soil of

plot has contamination , having undulating terrain etc will fetch lesser value

.Tenure of land is important factor in assessing fair market value. Generally

Land has tenure of two kinds, lease hold and freehold, the case of freehold land

the ownership is absolutely , while in leasehold land the land is transferred for

a certain time limit . The leasehold land fetches less price as compared to

freehold due to no of restriction imposed in lease land. Comparable sale instant

are important tool for assessing fair market value of land . The order of

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performance shall be given to Sale of adjacent land in the same locality.

Adjoining locality. proximate Before coming to conclusion of assessing fair

market value of land its also conversant with . land Revenue Code , Transfer of

property act, Tenancy act, Town planning act, Property registration Act,

Easement act, Succession Act, Securitization & Reconstruction of financial

assets. And Enforcement of security internal act.

INSPECTION:

As per visual inspection carried out by us with the help of client’s

representative on 11th January 2023 of the property i.e. Flat No. C-6/8/0:2,

Ground Floor, Building No. C-6/8 On Cond No. 9, Village C.B.D. Belapur,

Taluka & District Thane, Sector 3, Gut No. 166pt. Subject property has good

Marketability and the communication i.e Internal Road is within 500 Meters

Radius (as you can see in Screenshot of Google Location attached at the end of

the report.)

AREA DETAILS (AS PER DOCUMENTS)

54.03 Sq. Mt. BUA (As per Copy of Sale Deed dated 02/12/2022).

VI. VALUATION

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 A. Fixation Of Rate:

To finding Market Value of the above Property we have taken Market

Research method (inclusive of Broker references) as a Basis. Local Market
Enquiry of Village C.B.D. Belapur of Year 2001 is an important tool for
assessing Market Value of the subject property.
NOTE: As there were no Sale Instances found on IGR-MAHARASHTRA of
Comparable properties near the Subject property, hence taking Ready
reckoner of the C.B.D. Belapur Village as a basis for fixation of Market
Rate of the subject property for year 2001.
Ready Reckoner Rate for Sector 03 of C.B.D. Belapur Village @ Year 2001 =
Rs. 14,050/- per Sq. Mt. on BUA for Village C.B.D. Belapur.
As the subject building was constructed in year 1984, hence age of the building
was 17 years @year 2001. Hence, taking 20% depreciation for 11 to 20 years
old building.
As per Ready Reckoner Guidelines Rate for Residential Flats in Group
Housing Project should be taken as it is Ready Reckoner Rate.

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Construction Rate for Year 2000 is = Rs. 5,000/- per Sq. Mt. on BUA

Hence taking, Construction Rate for Year 2001 is = Rs. 5,500/- per Sq. Mt.
on BUA.= 5,500 X 20% = Rs. 1,100/- per Sq. Mt. on BUA.

Ready reckoner Rate for Sector 03 of C.B.D. Belapur Village @ Year 2001 =

14,050 – 1,100 = Rs. 12,950/- per Sq. Mt. on BUA for Village C.B.D. Belapur.

As the subject property is Road Facing property, good marketability, MGM

Hospital, Service Road & other essential amenities within 1 Kms Radius.

Hence, taking 30% higher than the Ready Reckoner Rate as a Market Rate

for the subject property for Year 2001.

i.e. = 12,950 + 30% = 12,950 + 3,885 = Rs. 16,835/- per Sq. Mt. on BUA.

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 B. Valuation:

VII RATE
Rs. 14,050/- per Sq. Mt. on BUA for
Guideline rate obtained from the
1 Residential Flats @Year 2001. (an
Ready Reckoner of 2001
evidence attached thereof)

Fixation of Rate / Rate Adopted for

2 Rs. 16,835/- per Sq. Mt. on BUA
Valuation@2001

3 Area of Property 54.03 Sq. Mt. BUA

Area X Rate
Govt. Guideline Value of Flat No.
= 54.03 X 14,050
C-6/8/0:2, Ground Floor, Building
RS. 7,59,122/-
4 No. C-6/8 On Cond No. 9, Village
(RUPEES SEVEN LAC FIFTY NINE
C.B.D. Belapur, Taluka & District
THOUSAND ONE HUNDRED & TWENTY
Thane, Sector 3, Gut No. 166pt.
TWO ONLY.)
Area X Rate
Market Value of Flat No. C-
= 54.03 X 16,835
6/8/0:2, Ground Floor, Building
RS. 9,09,595/-
5 No. C-6/8 On Cond No. 9, Village
(RUPEES NINE LAC NINE THOUSAND
C.B.D. Belapur, Taluka & District
FIVE HUNDRED & NINETY FIVE
Thane, Sector 3, Gut No. 166pt.
ONLY.)
On my Basis of my Inspection, analysis
and appraisal, it is my considered
opinion that the Market Value of Flat No.
C-6/8/0:2, Ground Floor, Building No.
C-6/8 On Cond No. 9, Village C.B.D.
6 CONCLUSION
Belapur, Taluka & District Thane, Sector
3, Gut No. 166pt for Year 2001 is RS.
9,09,595/- (RUPEES NINE LAC NINE
THOUSAND FIVE HUNDRED & NINETY
FIVE ONLY.) is Fair and reasonable.
NOTES & LIMITATIONS:
1. Our valuation is based on our experience and knowledge & this is an opinion
only and does not stand as a guarantee for the value it can fetch if disposed,
due to any emergency, in future.

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2. If any second opinion may be differ, we will not be responsible for it.

3. The legal documents pertaining to the ownership of the above said property has
been referred to on its face value. We do not certify the veracity of the
documents. This report does not certify valid or legal or marketable title of any
of the parties over the property. Our report does not cover verification of
ownership, title clearance, or legality.
4. Encumbrance of Loan, Government and other dues, stamp duty,
Registration charges ,transfer charges etc ,if any are not considered in the
valuation. We have assumed that the assets are free from encumbrances.

5. The value given in our report is only an opinion on the FMV as on 01-04-
2001This report should be read along with legal due diligence report. It is
presumed that the Xerox of documents are taken from the originals duly tested
and verified at ultra violet lamp machine (UVL) about Veracity.It should be
noted that M Valuers Surveyors and Associates value assessment are based
upon the facts and evidence available at the time of assessment. It is therefore
recommended that the value assessment be periodically reviewed.

ENCL:GOOGLE LOCATION:
READY RECKONER RATE SS FROM IGR-MAHARASHTRA:
SS OF COMPARABLE SALE INSTANCES FROM 99ACRES.COM:
SS OF COMPARABLE SALE INSTANCES FROM MAGICBRICKS.COM:
PHOTOGRAPHS:
MAHENDRA KUMAR GAUTAM

GOVT REGD VALUER

Regd No- CCIT/Th/350/05/01/6/2010-11
GOOGLE LOCATION:

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READY RECKONER RATE SS:

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PHOTOGRAPHS:

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