HITVLLP/2023-24/-- "~~ GW/KS/248/1027 Dear Sie Sub ‘Valuation of Residential Property Belonging to Proposed to be purchased by Re Ale. Property under the scope of valuation | Vitenkurichi | Coimbatore —641 035 Market Value of the property * 85,00,000 Realizable Value of the property *77,00,000 Forced Sale Value ofthe property * 68,00,000 Guideline Value ofthe property *17,67,000 Insurable Value of the building *51,00,000 Sale consideration of the property * 65,00,000 For HI-TECH VALUERS LLP (RV G GNANAVEL) Registered Valuer Partner 02.11.2023HTVLLP/2023-24 sgviks24s/1027 02.11.2023 REPORT ON VALUATION OF RESIDENTIAL PROPERTY SITUATED AT VILANKURICHI, COIMBATORE ~ 641 035 1.0. REFERENCE. LI Name ofthe Valuer : RVG Gnmavel HI-TECH VALUERS LLP 1.2 Name ofthe Benk and Branch 1.3. Name ofthe Applicant 14 Purpose forwhich the Valuation To ascerta the market value of is made the property offered as security LS Date of Inspection 18.10.2023 1.6 Date on which the Valuation is made : 18.10.2023 1.7. Name of Person who accompanied the valuer onthe date of visit and ‘mobile number20 21 22 23 24 28 26 27 28 30 34 LIST OF DOCUMENTS PRODUCED FOR PERUSAL, ‘OWENERSHIP DOCUMENTS Unregistered Sale Agreement dated 25.10.2023 entered between Sale Deed dated 09.06.2016 registered as Document No a SRO in favour of OTHER DOCUMENTS Joint Patta the name of downloaded from www.eservices.tn gov in Layout Plan of Sri Akkammal Gardens byDTCP) Building Approval 2 and Building License NoBLISS82015/MH2E dated 09.10.2015 by Ceimbatore Municipal Corporation Approved Building Plan Service Request Receipt Assessment No in the name of Electricity Service Connection No.! in the name of GENERAL DETAILS Name of ovner of the property 1s per legal records3.2 Brief description ofthe property Description ‘As per ttle deed ‘As at site| As considered House Site 1767 Sq. ft 17675q.ft. | 1767 Sq. ‘As per approved plan ae 2m0Sq.f. | 1622 Sq. ft 33. Property address ofthe property ‘As per tle deed I ‘As per site 3.4 Location ofthe property Site No. Door No. Layout SENo. Village Taluk District Local Authority Sul Registration Office Registration District Latitude / Longitude Co-ordinates Landmark Coimbatore North Coimbatore Coimbatore City Municipal Corporation Ganepathy35 Boundaries ofthe property Direction | __As per ttle deed ‘As at site North of Souhor East of West of 3.6 Whether the boundaries are matching? Yes 3.7 Whether any discrepancy in boundaries? No Ifyes, specify 3.8 Whether boundaries are demarcated? Yes 3.9. Dimensions of the land Direction | As per title deed ‘As per site ‘North ano" 31-0" South 32-6" 326 East iss 35-0" West 55° 5 3.10 Extent ofthe land as per sale deed 1767 Sq. fe 3.11 Extent ofthe land as existing 1767 Sq. 3.12. Extent ofthe land considered for valuation : 1767 Sq.ft 3.13 Occupancy Floor [Occupied Period Rent/Month Ground floor [Tenant 1 Year “11,000 Fist floor Tenant 3 Years *11,00040 4a 42 43 44 4s 46 a7 4a 49 410 41 4.2 413 44 (CHARACTERISTICS OF THE SITE, Is the property situated in residential / ‘commercial /industrial / mixed area? Coming under Corporation / Municipality ‘Town Panchayat / Panchayat limits (Classification of area High / Middle / Poor Urban / Semi-urban / Rural (Classification ofthe land as per ‘Town & Couniry Planning Dept. ‘Shape ofthe land Corner Site or intermittent Site Level of land with topographical condition Development of surrounding areas Is the locality subjected to frequent flooding? Proximity to civie amenities like schools, hospital, bus stop, market, ete Road facilities ‘Means and proximity to surface ‘communication by the locality is served Water potentiality Whether the land is situated in ‘a prohibited area for development (01) restricted development area such as CRZ, ASI regulations, ete (01) any other factor such as ppanchami land, etc. which affects Residential area Corporation limit Midale Urban Residential Fairly rectangular Intermittent Level Partially developed No Neapy distance 430 feet wide Earthen Road Roa / Nearby Good Nil50 60 10 80 the marketability of property? LAYOUT APPROVAL ‘The Layout Plan ‘was approved vide Approval METHOD OF VALUATION LAND ‘The value ofthe land depends upon location ofthe property, development of the area, type of road, road width, ftontage of the property, proximity to civic amenities, quality of water available, etc. The prevailing market rates are noticed in the specific area and a suitable rate per unit area has been adopted for valuation. BUILDING ‘The value of building is estimated by adopting suitable plinth area rate per unit area depending upon the specification. Depreciation is calculated by straight line method assuming a salvage value of 10 %. The value of the building has been estimated by Cost Approach under plinth area method. VALUATION BY ADOPTING GUIDELINE RATE Guideline rate obtained from 1000 / $4, the Sub-Registrar’s Office Guideline value of land 1767,000 (1767 Sq. fh x* 1000 / Sq, f.) VALUATION BY ADOPTING PREVAILING MARKET RATE Prevailing market rate of the similar lands 13 Lakh to 14 Lakh / Cent inthe surrounding areas ‘Assessed market rate of valuation * 13 Lakh/Cent (or) * 2984/89. f.Eimated market value of land *s272,728 (1767 Sf. x° 2988/89.) (i. to 52,70,000) 9.0 BUILDING ‘The building is a two-storeyed residential building (ground floor + first floor). Ground floor consists ofa living hall, wwo bedrooms with attached toilet, a dining hall, a kitchen and pooja. First floor consists ofa living hall ‘two bedrooms with attached toilet, a dining hall, « kitchen and pooj. ‘An external staircase is constructed. ‘Type of construction RCC framed structure Quality of construction First class Appearance ofthe building Good ‘Maintenance of the building Good Specifications Foundation and Superstructure. «:~—-RRCC framed structure with brick masonry Joinery ‘TW entrance door (CW flush doors CW windows Floor finish + Vitvified tles 10.0 PLAN APPROVAL, ‘The construction ofa two-storeyed residential building with 2 dwelling units (1 dwelling unit in each floor) was approved vide Building Approval dated 07.10.2015 vide Letter Coimbatore Municipal Corporation. A two-storyed residential building with 2 dwelling snits was constructed ‘with setback deviations comparing with the approved plan,AAs the building is an ordinary residential building constructed in 2016 and the approved plinth area of the building is only considered for value assessment, these deviations do not have any impact on the assessed market ‘value of the property. Hence, the banker's interest will not be affected due to These devaior Fae | Fintaresarper| Finan? | Fist aes sonal approved plan as existing, _as considered Panis 1 Ground Foor | 741 Sq, 8—| “114084 [7a Sec Fit Floor [811 Sq-8. | “135584, [—811 Se Total —| Tour Set a010 89] 122 Se 11.0 VALUATION OF BUILDING Yeu ofcontetion 2o1s Age ofthe building yes Life ofthe biting 60 years Residual if ofthe building 59 yar Depreciation percentage 1% |e) rane Sate | eso | ease A[ftomme | Tat | | te | mca | cer | pss ee T [ret [7086 8 [9=6" [Saye | inset | "emo | smo | rao 2 [Sa fasen [o-e [eave | -zm/sq0| amo | vam | saan [a [fee [esc [oe sare [oamoige | cieaawo | cima [0 apaoe Teal “sen12,0. VALUATION OF SERVICES [1 Tovertead tank 20,000 2_| Water supply arrangements ~~ 0,000 3__| Sum * 70,000 4 | Drainage arrangements 535,000 'S__| EB. deposits, fittings, et. 550,000 6 _| Compound wall + 1.47,000 7_| Pavement 520,000 | Total ~3,92,000 13.0 ABSTRACT VALUATION Description ae al Tand v7.s7o00] 52,7000 |uiing aaagon0| __°2438000| [series 392000] 3.92000 Total ‘97.000, 85.00.000 140 OPINION Marketability ofthe property is good. ‘Market Value of the property is* 85,00,000 (Rupees Fighty five lakhs only). Realizable Value of the property is ~77,00,000 (Rupees Seventy seven lakh only).180 160 Forced Sale Value of the property is ~ 68,00,000 (Ru2ees Sixty eight lakh only). Guideline Value of the property is *49,97,000 (Rupees Forty nine lakh and ninety seven thousand only). Insurable Value of the building as built is based on Indemnity * $1,00,000 (Rupees Fifty one lakh only). Sale consideration of the property as per sale agreement is ~ 65,00,000 (Rupees Sixty five lakh only). CERTIFICATE, This is to certify that the right property is identfied and valued as ascertained from copy of following documents. Sale Deed dated 25.10.2023 registered as Document 1 at Ganapathy SRO in favour of Unregistered Sale Agreement dated 25.10.2023. entered between ENCLOSURES [BC pertaining to the sale deed Joint Patia downloaded from website Layout Plan Building Permit Approved Building Plan Guideline Rate prin-out fom wwv.tnreginet.gov.in Five Photographs Satellite Map showing the property 09. Key Plan showing the location of the property 17.0 DECLARATION It is declared that 4) The undersigned, RV. G GNANAVEL, has personally inspected the property on 18.10.2023, {i) We have no direct or indirect interest in the property valued. iil)Further the information and other details given above are true t0 the best of ‘our knowledge and belie For HI-TECH VALUERS LLP (RV G GNANAVEL) Registered Valuer Partner