VALUATION REPORT

Ref. No.: M_2023_AUG_1845 / DCB-LUCKNOW Dated: 16/08/2023

1 Purpose of valuation To assess fair market value for collateral security
2 Date of inspection and valuation 10-Aug-2023 & 16/08/2023
3 Valuation Requested by DCB Bank Limited
4 Suburb Name Lucknow
5 Case No. APPL01451631
6 Type of loan HL Purchase
7 Project name (if any) NA
8 Name of the customer MS. GEETA
Property situated at Malak, Hariharpur, Gram-Bijnor, , Tehsil-Sarojini
Present Address
Nagar, District-, Lucknow, Uttar Pradesh-226002
9 Property address House Built on Plot Over Part of Khasra No.399 Minjumla Situated at
Document Address Hariharpur, , Gram-Bijnor, Tehsil-Sarojini Nagar, District-, Lucknow,
Uttar Pradesh-226002
10 Property owner (as per doc.) Mr Rajeshwar Chaudhary S/o Mr. Nageshwar Chaudhary
Soft copy of agreement to sale executed by Rajeshwar Chaudhary S/o
Nageshwar Chaudhary in favor of Geeta W/o Shiv Kumar and Sumit Kumar
11 Documents submitted
S/o Shiv Kumar Dated 04/08/2023 Plot Area 644 Sq.ft with consideration
amount of Rs,2550000.
The property under valuation is a Row House with Ground Floor+Mumty-Tin
12 Brief description of the property
Shed with total plot admeasuring 644 Sq.Ft.
Type of the property(Independent House / Flat / Row House
13
Office / Shop / Plot)
14 New / Resale New
15 Ready property / Under Construction Fully Completed
16 Name of access road Main Road
17 S. No. , Plot No. and C.T.S. No. Property situated at Malak, Hariharpur, Gram-Bijnor,
18 Classification of locality Middle class
Metro / Railway Station Bus stand Hospital
19 Proximity to civic amenities Awadh Shilp Gram Medanta Hospital 2.2
Utraitia 3.9 Km
2.1 Km Km
20 Mode of transport to the property Yes available
Land freehold or leasehold, term of lease, period
21 Freehold
expired, balance and lease rent:
Jurisdiction / Local Municipal body / Town
22 Planning / Development Authority Area / Nagar Nigam
Panchayat
Approvals for drawings from mun. authorities /
occupation certificate. ULC clearance /F.S.I.
23 Sanction plan not provided to us.NA NA
available and balance for future use / F.S.I from
T.D.R
Name of the co-operative Housing Society
24 Registration No. of Society No. of shares held NA
and certificate no. outgoes per month
 As per site As per Document/legal
North Plot of Other Plot of Digar
25 Boundary details South 18 feet wide mud road 18 feet wide rasta
East House of Shalu House of Shalu
West 15 feet wide mud road 15 feet wide rasta
Whether property falls in the list published by
26 No
M/C for unauthorized properties
27 Property is easily identifiable Yes with help of conatct person, boundaries.
28 Whether property was identified on our own Yes,
If No, your representative was accompanied with
29 NA
customer / Sales
30 Property is demarcated Yes
Geo positioning of the property (latitude & Latitude : 26.7880166
31
longitude) Longitude : 80.9805033
II) Details of structure and specifications
1 Year of construction of building 2021
2 Age of the property 01 Years
3 Estimated future life 59 Years
4 Present condition of building Good
Any immediate repairs required with cost of the
5 NA
same
6 Type of construction na
7 Permitted use of the property Residential
8 Actual use of the property Vacant
No. of floors for building and additional
9 Ground Floor+Mumty-Tin Shed
structures:
10 No. of lifts with capacity and type NA
11 Type of underground, overhead tanks and pumps NA
12 Flooring in open spaces / stilts and staircase Yes
13 Compound wall and gated NA
14 Building elevation Good
Other amenities and special amenities and
15 All amenities are available nearby
features
16 General comments on specifications Good quality construction & materials
17 No. of floors Ground Floor+Mumty-Tin Shed
18 No. of flats on each floor 1

Ref No : M_2023_AUG_1845
Customer Name : MS. GEETA
 Ground Floor 2Room,1Kitchen,1Porch,2Toilet&Bathroom. First Floor
19 Accommodation details
Mumty-Tin Shed
III) Details for the property under reference:
1 Balconies to rooms separate or merged Separate

2 Walls, plaster and painting PoP with OBD on wall, Dry Distemper,

3 Doors and windows Ordinary,

4 Type of flooring Vitrified Tiles,

5 Flooring in toilets / W.C. / bath, dado Yes

6 Kitchen platform type and sink Yes

Toilets plumbing lines concealed / open type of
Concealed with Good fittings
7 plumbing and san. Fittings, any special fittings,
ceiling
Electrical installation open or concealed wiring Concealed with Good fittings
8
Type of switches tel. Points, T.V / cable points
Risk of demolition (Valuers views)
9 Low
(Low, medium, high)
In case the property has mixed use, define the
10 NA
area being used for purpose
Is the mixed use of the property permitted or is it
11 NA
unauthorized
12 Property currently occupied by Vacant

13 If self occupied, then since when NA

IV) Assumptions, data available and basis- for the purpose of valuation.
1 Drawings and approvals Sanction plan not provided to us. NA NA
2 Plot area
644 Sq.Ft.

3 Age of the property 01 Years

4 Estimated future Life 59 Years
5 Present condition of property and structure
Good
6 Comments on specifications and amenities NA
7 Market rates of land for similar properties in the
vicinity and surrounding area (as inquired from Rs.2000.00/- Sq.Ft.to Rs.2500.00/- Sq.Ft.
local estate agents)

Ref No : M_2023_AUG_1845
Customer Name : MS. GEETA
 V) Valuation of the property –
(a) For Ready Properties -

In view of the data available and basis for valuation, the valuation of the property under reference will as under –

Actual area Permissible area (Sq. Ft.)

Floor
(Sq. Ft.) Bye-laws Plan
Ground Floor 625 483

Area of property (Permitted as

per FSI / building byelaws)

Total 625.00 483.00

Built up / Saleable area 625.00
Carpet area (approx) NA
Land area as per sale agreement 644 Sq.Ft.
Adherence to building byelaws /
As per bye local laws
FSI
Deviation from building Plot coverage
FSI / byelaws% 29.39%
byelaws (if any) %
Stage of Construction 100.00% Recommended Stage 100%
(i) For Land & Building
Land area Rate adopted Land value
A
644.00 Sq.Ft. Rs.2500.00/- Sq.Ft. Rs.1610000/-
BUA (as per FSI) Rate adopted (after depn) Less – Repairs
B
625.00 Rs.1500.00/- Sq.Ft. Rs.937500.00/-
C Total Value of Building (A+B) (as per FSI) Rs.2547500/-
Insurance value Rs.937500.00/-
Forced / Distress sale value Rs.2038000/- (80.00% of present market value)
(i) For Flat / Shop / floor
Built-up/Super/Covered area Rate adopted Amenities Market value
NA NA NA NA
Insurance value NA
Forced / Distress sale value NA

Ref No : M_2023_AUG_1845
Customer Name : MS. GEETA
 Remarks (If any) –
1. The subject property is a vacant row house comprising a Ground floor+ mumty-Tin shed constructed on a plot area
measuring 644 sq ft, which is the same as the agreement to sale area, and hence the same is considered for valuation.
2. The actual built-up area is 625 sq ft, which is beyond the permissible area of 483 as per UP building bye laws for the
purpose of this valuation, and the deviation was found to be 29.39%. Since it is a house purchase case, we considered
the actual built-up area for valuation.
3. As per the Uttar Pradesh Building Bye-laws, the maximum permissible FAR is 200% of the plot area, i.e., equivalent
to 1288 sq ft, and the maximum ground coverage is 75% of the plot area, i.e., equivalent to 483 sq ft, for the entire plot
area of 644 sq ft.
4. Approx. 65% to 70% of the subject locality is occupied within a Distance of 500 metres.
5. It is a corner plot with a 15-foot-wide mud road abutting to the west and an 18-foot-wide mud road abutting to the
south.
6. The subject property lies in Nagar Nigam. All the basic civil amenities are available nearby within a distance of 2–3
kilometres.
7. Plot/ House/ Khasra number are not mention at site. Property identification is done with the help of the contact person
and local enquiry. The subject is vacant.
8. The marketability of the subject property is average.
9. The nature of the subject, as per the document, is residential.
10. A soft copy of the agreement to sale and sale deed is provided for reference.
11. Soft copy of agreement to sale executed by Rajeshwar Chaudhary S/o Nageshwar Chaudhary in favor of Geeta W/o
Shiv Kumar and Sumit Kumar S/o Shiv Kumar Dated 04/08/2023 Plot Area 644 Sq.ft with consideration amount of
Rs,2550000.
12. Soft copy of sale deed executed by Sanju Mishra W/o GS Mihsra in favor of Rajeshwar Chaudhary S/o Nageshwar
Chaudhary Dated 04/08/2023 Serial No.24118 Dated 17/08/2021 Plot Area 644 Sq.ft.
13. FI advice to check all the legal and identification such as mauka moina, nazri nakhsa, pointer plan and key plan
documents before disbursement and funding must be done as per bank norms.

VI) Marketability

1 For sale Good Average Poor Other (remarks, if any)

2 For lease - estimated rental Income Good Average Poor Other (remarks, if any)

VII) Declaration

1 I have no direct or indirect interest in the property valued

2 Information furnished in the report is true and correct to the best of my knowledge and belief
3 Ownership papers / Sale deed may please be verified at your end to ascertain the right title &areas
4 Fair market value indicated in the report is an opinion of the value prevailing on the date of the said report and is based on market
feedback on values of similar properties. Client is free to obtain other independent opinions on the same. Fair, market value of
such properties / localities may increase or decrease, depending on the future market conditions &scenarios. Report does not
certify or confirm any ownership or title of the property that has been valued.
5 No structural survey was conducted by us
6 Validity of this report is for 90 days from date of visit.
7 I have deputed my representative Vinay Shankar to inspect the property, who has personally inspected the property on 10-
Aug-2023

For M/SPROTOCOL VALUERS PVT. LTD.

(Authorized Signatory)

Date: 16/08/2023

Ref No : M_2023_AUG_1845
Customer Name : MS. GEETA
Technical Manager : Ashif Khan
 SITE / LOCATION MAP OF THE PROPERTY

Property situated at Malak, Hariharpur, Gram-Bijnor, , Tehsil-Sarojini Nagar, District-, Lucknow, Uttar Pradesh-226002

Latitude 26.7880166 Longitude 80.9805033

Ref No : M_2023_AUG_1845
Customer Name : MS. GEETA
 Case Photographs Sheet
Company/Agency : DCB Bank Limited / DCB-LUCKNOW
Applicant Name : MS. GEETA
Property situated at Malak, Hariharpur, Gram-Bijnor, , Tehsil-Sarojini Nagar, District-, Lucknow, Uttar
Property Address :
Pradesh-226002

Ref No : M_2023_AUG_1845
Customer Name : MS. GEETA
Ref No : M_2023_AUG_1845
Customer Name : MS. GEETA
Ref No : M_2023_AUG_1845
Customer Name : MS. GEETA