Ref No.

SG/2023-2024/ LIC/1050 Dated: 22nd November, 2023

Valuation Report of
Residential Built-up Entire Upper Ground Floor without roof rights,
Property Bearing Municipal no.135/5, Khasra no.454/86, 466/87 & 465/87,
Situated in the Revenue Estate of Village Masjid Moth, Now Residential
Colony Known as Gautam Nagar, New Delhi-110049.

Owner Name: -
Smt. Alisha Suri W/o Shri Jai Suri
Purchaser/Borrower/Applicant/Co-Applicant Name: -
Mr. Alok Sikka

File No.: - LIC/3001070001046

----------------------------------------------------------------------------------------------
LIC Housing Finance Limited
Area Office: Nehru Place,
New Delhi.
----------------------------------------------------------------------------------------------
Prepared by: -
SANDEEP GOEL
Registered Valuer, Chartered Engineer, Chartered Valuers & Quantity Surveyors (RICS),
B.E. (Civil) (AMIE), M.E. (Civil), LL.B, Ch. Eng. (I), FIV, MRICS
Regd. No.- (a) Cat-I/644/182/2015-16 (b) Cat-I/644/Vol-II/21/2021-22 (Wealth Tax)
Regn. No.-IBBI/RV/05/2019/11930, The Companies Registered Valuer & Valuation Rules 2017,
Under Ministry of Corporate Affairs (Insolvency & Bankruptcy Board of India) (IBBI)
e-mails : sandeepgoel110@gmail.com / sandeep_goel_eng@yahoo.co.in
Mobile Nos.- 9871899229, 9818010954
Regd. Address :- A-1/110, Sector-7, Rohini, Delhi-110085.

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 SANDEEP GOEL
Regd. Valuers, Chartered Engineer & Chartered Surveyors (RICS)
A-1/110, Sector-7
B.E. (Civil) (AMIE), M.E (Civil), LL.B, Ch. Eng. (I), FIV, MRICS
Rohini, Delhi-110085
Regd.No.- (a) Cat-I/644/182/2015-16 (Wealth Tax)
M.9871899229, 9818010954
(b) Cat-I/644/Vol-II/21/2021-22 (Wealth Tax)
Email id: sandeepgoel110@gmail.com
Regn No. IBBI/RV/05/2019/11930 valuationsgoffice@gmail.com
under Ministry of corporate Affairs, IBBI
Ref No. SG/2023-2024/ LIC/1050 Dated: 22nd November, 2023
PVR-3

LIC HOUSING FINANCE LIMITED AREA OFFICE: NEHRU PLACE, NEW DELHI
VALUATION REPORT BY PANEL VALUER FOR HOME LOAN

*File No.: LIC/3001070001046

*Name of the Valuer: Sandeep Goel
*Code Number: PIV0001
Date of Inspection: 20/11/2023

Valuation for Entire Upper Ground Floor without Roof Only Scheme: Purchase/Renovation/Griha Vikas
1. PROPERTYDETAILS:
a) *Name of The Applicant Owner Name: -
Smt. Alisha Suri W/o Shri Jai Suri

Purchaser/Borrower/Applicant/Co-Applicant
Name: -
Mr. Alok Sikka
b) Document perused As per Copy of Sale Deed Registration no.5,624 in
Book no.1 Vol no.809 on Page 126 to 139 on this
Date 04/10/2014. Sub Resitrar SR V A Huaz Khas
New Delhi/Delhi

c) *Location of the Property Residential Built-up Entire Upper Ground Floor without
Survey Number roof rights, Property Bearing Municipal no.135/5,
Block No./Village Khasra no.454/86, 466/87 & 465/87, Situated in the
Ward No./ Taluk Revenue Estate of Village Masjid Moth, Now
District/Municipality/Corporation Residential Colony Known as Gautam Nagar, New
Delhi-110049.

(Comprising) BF+GF +04 Storey Building

Latitude, Longitude And Coordinates of the Site Lat: 28.56001 Long: 77.20993
d) Location Sketch verified Yes
e) Boundaries and Dimensions As per Documents (s) As per Site
North Road & Property Gali 10 ft
no.135/7
South
Property no.136 Other Property
East
Property no.135/5 Other Property
West
Property no.137, B/7 Property no.135/8

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 Extent Total Plot Area-150 sq yards i.e 125.4 Sq. Mtrs.
Out of Total= 60+50+40 (150 Sq. Yards.)
Proportionate Share = 125.4/4 = 31.35 Sq. Mtrs

Entire Upper Ground Floor (without Roof/Terrace

Rights) = Covered Area -94 sq mtrs i.e 1012 sq ft as
per Byelaws
f) Type of the property Built up House (BF +GF + 04 Floors)
Flat/ Bungalow/ Row House/Duplex (Valuation has been done for Upper Ground Floor
without Roof rights only) The Floor Consist of 4- Bed
Room, 1- Kitchen, 3- Toilet Cum Bath Room, 1-
Balcony etc.
g) Occupant
If Occupied, Name of the Occupant Vacant
If rented, list of occupants N.A.
h) Usage of the Building
Residential/partly commercial/fully commercial Residential
(Explain ratio of each type)
i) Details of the Near by Landmark Near Domino’s Pizza
j) Development of surrounding area with Lower Middle Class
class/Middle/Upper Middle/Posh
Special reference to population Middle Class
k) Whether basic amenities likewater, electricity, All amenities are available within the radius of
roads, sewerage, telephone are available 1-2 kms.
l) Any negatives to the locality/property No
(Crematoriums, slums, riot prone, gases Chemical
hazards, nagbana etc)

m) Any favourable considerations for addl. value 1. (Property Situated in Regularized colony) Resolution
No.167. Dated-23/09/1983
2.
n) Any there features like board of other financier No
Indicating mortgage, notice of Court /any
Authority Which may affect the security? --

2. DRAWING
a) Whether the approved drawing is available? Regularize Colony
b) Approval No.& Date Regularize Colony
c) Whether the construction is as per Approved Regularize Colony
Plan? (Yes/No)
d) What are the deviations between approved Regularize Colony
Drawing & actual?
e) Whether deviations are minor/major in nature Minor
3. BUILDING DETAILS
a) Marketability of the Property Good
Excellent/Good/Average/Poor
b) Age of the Building 13 Year
c) Future Residual life expected 52 Years
d) Floor Space Index

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 i) As per Approved Plan/as per rule Entire Upper Ground Floor (without Roof/Terrace
Rights) = Covered Area -94 sq mtrs i.e 1012 sq ft as per
Byelaws
ii) Actual 1350 sq ft i.e 150 sq yards Actual
e) Specification
i) Foundation Isolated Footing Foundation
ii) Roof RCC Roof Slab
iii) Flooring Marble Stone Flooring
f) Quality of Construction (Exterior & Interior) Good
g) Whether the Construction carried out / being carried out Yes
adheres to the Safety Specifications prescribed in the
National Building Code of India 2005?
&
Guideline issued by the National Disaster Management Yes
Authority (NDMA)
h) Whether any High Tension Wire Linesare Passing through No
the property and if there is any adverse impact due to this?

4. VALUATIONDETAILS
(Excludethevalueofitemsforwhichtheestimateforimprovement/renovationhavebeensubmittedbytheapplicant
a) Value of the property (if it is a house)
Circle Rate in this Area – Category-D: -
Land Rate - Rs.1,27,680/- (for Residential)
Construction - Rs. 11,160/- (for Residential)

Description Area Unit Rate (in Rs.) Estimated Unit Rate Guideline Value
in Sq. Mtrs. (Market Rate) Market (in Rs.) (in Rs.)
Value (In Rs.) (Circle Rate)
in Sq. Mtrs
Total Plot Area- 31.35 Sq. Mtrs. ~~ ~~ 31.35 x 1,27,680/- 40,02,768 /-
Sq. Mtrs. 1/4TH
Prop Land Share
for UGF = 125.4: 4
= 31.35 sqm
Building:-
Entire UGF with 94 sq Mtsr. ~~ ~~ 94 x 11,160/- x 1.0
Covered Area-94 x 1.0 = 10,49,040 /-
sq mtrs i.e 1012 sq
ft

If any ~~ ~~ ~~ ~~ ~~
Total Value ~~ ~~ ~~ ~~ 50,51,808 /-
b) Value of the property (if it is a flat) --
a) Undivided Share of Land (if applicable) --
b) Built-up Area of the Floor Entire Upper Ground Floor (without Roof/Terrace
Rights) = Covered Area -94 sq mtrs i.e 1012 sq ft as per
Byelaws
c) Adopted unit Composite Rate Prevailing Market Rate between Rs.9,000/- to
Rs. 10,000/- per Sq. Ft.
Floor Rate Adopted – Rs. 9,500/- per Sq. Ft.
(Composite Rate Method)

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d) Estimated Value of the Floor
Entire Upper Ground Floor
Covered Area=94 Sqmt. i.e.,
1012 Sq. Ft.
@ Rs. 9,500/- per Sq. Ft.
(1012 Sq. Ft. x 9,500/-) 96,14,000/-
Total 96,14,000/-

i) Unit Rate Rs.9,500/- per Sq. Ft.

ii) Market Value Rs. 96,14,000/-
iii) Guideline Rate --
iv) Guideline Value Rs. 50,51,808 /-
e) State the source for arriving at the Market Value The Market Rate for Floor Value of the Property is based on
the Market research by enquiring from Local Estate Agent of
the Area.
f) Add for extra amenities if any --
5. ESTIMATE FORIMPROVEMENT (If applicable)
a) Description of improvement works as Improvement, Finishing & Furnishing
per
applicant’s estimate
b) Amount estimated by the applicant for the Rs. 30,00,000/-
improvement works (Rs.)
c) Whether the estimate submitted by the applicant Reasonable
is reasonable?
d) If not, what would be the reasonable estimate --
(Rs.)
6. PROGRESSOFWORK (If applicable)
Value of improvement works completed --

Amount incurred as per

Sl. Description of work
No. Applicant’s Valuer’s opinion
Estimate
Improvement, Finishing & Furnishing Rs. 30,00,000/- Rs. 30,00,000/-
For Construction
Total Rs. 30,00,000/- Rs. 30,00,000/-
7. Estimated Value of Property After Above Improvements: Rs. 1,05,00,000/-

8. Remarks If Any Value of the property under COVID 19 pandemic has

been considered
1 Flat on Each Floor
Property Valued is not Booked in MCD Demolition List
as / Data available with us

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 Opinion for the difference of property value in reference to circle rate and prevailing market rates
1. Govt. circle rate are for the entire specified area irrespective of the plot size, its location advantage,
direction of plot, location near to main road, facing park, corner plot etc.
2. Govt. circle rates in most of the cases are much lower than he prevailing market rates.
3. Govt. rates are meant to collect the revenue in the form of stamp paper covering complete society.
4. The market rate consists of black & white money, market value is higher than the circle rate value.
5. The market value’s are fluctuating depending on demand and supply, new development in area and
money supply in the market.

DECLARATION:

1. I declare that I am not associated with the builder or with any of his associate companies or with the
borrower directly or indirectly in the past or in the present and this report has been prepared by me
with highest professional integrity.
2. I/We have personally inspected the right property stated above on 20/11/2023.
3. I/We have no direct or indirect interest in the property valued.
4. The information furnished is true and correct to the best of our knowledge and belief.

SANDEEP GOEL
Place: Delhi Registered Valuer (Land & Building)
Date: 22/11/2023 Regn No. Cat-I/644/ Vol-II /21 / 2021-22

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 GEOGRAPHICAL GOOGLE MAP: - Residential Built-up Upper Ground Floor without roof rights, Property
Bearing Municipal no.135/5, Khasra no.454/86, 466/87 & 465/87, Situated in the Revenue Estate of Village
Masjid Moth, Now Residential Colony Known as Gautam Nagar, New Delhi-110049
Lat: 28.56001 Long: 77.20993 Near Domino’s Pizza
File No.: LIC/3001070001046

PHOTOGRAPHS OF PROPERTY: Residential Built-up Upper Ground Floor without roof rights, Property Bearing
Municipal no.135/5, Khasra no.454/86, 466/87 & 465/87, Situated in the Revenue Estate of Village Masjid Moth,
Now Residential Colony Known as Gautam Nagar, New Delhi-110049

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Place: Delhi SANDEEP GOEL
Date: 22/11/2023 Registered Valuer (Land & Building)
Regn No. Cat-I/644/ Vol-II /21 / 2021-22

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 LIC HOUSING FINANCE LIMITED AREA OFFICE: NEHRU PLACE
ADDENDUM TO PVR FOR REGULARISED COLONY

Scheme: Purchase/Renovation/GrihaVikas

Panel Valuer Code No. PIV0001 Report No. Ref No. SG/2023-2024/ LIC/1050
Date of Inspection 20.11.2023 Date of Report. 22nd November, 2023
1.PROPERTY DETAILS

File No. 3001070001046

Survey Number as per Site Residential Built-up Upper Ground Floor without
roof rights, Property Bearing Municipal no.135/5,
Khasra no.454/86, 466/87 & 465/87, Situated in the
Revenue Estate of Village Masjid Moth, Now
Residential Colony Known as Gautam Nagar, New
Delhi-110049
Survey Number as per Document Residential Built-up Upper Ground Floor without
roof rights, Property Bearing Municipal no.135/5,
Khasra no.454/86, 466/87 & 465/87, Situated in the
Revenue Estate of Village Masjid Moth, Now
Residential Colony Known as Gautam Nagar, New
Delhi-110049

Is the property within municipal limited Yes

Is the area Developed/developing / under developed Developed
Approx Residual/Age of the Building 52 / 13 Years
Whether basic amenities like water, electricity, Yes
roads, sewerage, telephone are available
Regularization No. of the Colony (Property Situated in Regularized colony) Resolution
No.167. Dated-23/09/1983

Is the building constructed as per bye - laws / Local Yes

Norms
Does the building has unauthorized construction No

Is the building under acquisition (u/sec4 & 6) by any No

authority to be confirmed from the website of MCD
Is the floor in questions covered under permissible Yes
FSR/FAR
Is the property is 3rd floor than confirm road width is 08 Ft. Road
more than 15 ft.
We further declare that all the above particulars and information given in the report are true to the best of my
knowledge and belief.

Place: Delhi SANDEEP GOEL

Date: 22/11//2023 Registered Valuer (Land & Building)
Regn No. Cat-I/644/ Vol-II /21 / 2021-22

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