Valuation Report

Reference No. VES-ICS-15.06-Eleanor Realty Holdings India Pvt. Ltd. Report Issued to: Bajaj Housing Finance Limited
Instruction: In accordance with email dated 15th June 2022, we attach our report setting out our opinion of the value
of the property located Embassy Golf Links Business Park, Challaghatta, Bengaluru.
Application Details:

File No./LAN No./System

H405LRD0809210 Date of Report 15.06.2022
No.
Eleanor Realty Holdings Contact Person Name Mr. Puneet Singh
Name of Applicant
India Pvt. Ltd. & No. (9740502035)

Loan Type LRD Person Met at Site

Name of Property Owner as per Legal Document Eleanor Realty Holdings India Pvt. Ltd.

Documents Provided • Previous Valuation Reports

Location Details:

Address as per Site: “Pine Hurst” Intermediate Ring Rd, Embassy Golf Links
Business Park, Challaghatta, Bengaluru, Karnataka 560071

Locality Embassy Golf

Landmark Near by Hotel Hilton
Name: Links Business
Park
Address of Property
8 Km (from
Distance
MG Road 12.949442,
from City LAT/Long
Metro 77.644925
Centre
Station)
Address as per Initiation:
“Pine Hurst” Block part of larger commercial development Embassy
Golf Links Business Park is an operational commercial property
located along Intermediate Ring Road, Bengaluru, Karnataka
Pine Hurst located in Embassy Golf Link business park, survey no.
Address of 2/1, 2/2, 2/3, 2/4, 5/1, 5/2, 6,7, 7/1, 7/2,7/3, 7/4, 8,8/1, 8/2A,
Property 8/2B, 8/3, 8/4, 9, 10,10/3, 13,14, 15 15/1 at Challaghatta Village,
Varthur Hobli, Bangalore South Taluk, Bangalore.
Legal Address of the Property:
(As per Title Deed or Sanctioned Basement Floor+ Ground Floor+ 3 Upper
Floor No. of Property
Plan) Floors + Terrace
Property State Karnataka
Property City Bengaluru
Property Pincode 560071
Address Matching (Yes/No) Yes Jurisdiction/Local Municipal Body BBMP
Marketability
Property Holding Type (Freehold/Lease hold) Freehold Good
(Poor/Average/Good)
 Tenants
M/s Fidelity
Property Occupied by (Self/Tenant/Vacant/Under Construction)
Information
Systems company
India Pvt. Ltd.
Type of the Property (Flat/Independent House/Commercial Building/Commercial Commercial Office
Unit/Industrial/Plot) Building

Occupancy Status SORP/SOCP/Rented/Vacant Self-Owned Industrial Property

Schedule of the Property As per legal documents As per site visit
North Road Internal Access Road
Balance Land in same Sy.no. 6 belonging
East Private Property (Embassy Office)
to Mr. A. Jagadish and other
Land of Domlur Ramaiah and
West Hombalamma (earlier land of Mr. Patel Private Property
Ramaiah)
Land of Mr. Patel Ramaiah (earlier land of
South Private Property (Pine Valley)
Mrs. Kempakka)
Property Identified
Boundaries Matching (Yes/No) Yes Yes
(Yes/No)
Approach Road Size (<5 ft/5-10
ft/ 10-15 ft/ 15ft)
Sanctioned Plan Provided (Yes/No) NA
Layout Plan Details: Sanctioned No./Permit
NA
No.
Construction Plan Details: Sanctioned
NA
No/Permit No.
Date of Sanction NA
Approved Plan Details Plan Validity NA
Approving Authority NA
Approved Usages NA
(Residential/Industrial/Commercial/Mixed
Usages)
Basement Floor+ Ground Floor+
Number of Floor in Building
3 Upper Floors + Terrace
NDMA Parameters
Structure Type (Load
Nature of Commercial Bearing, RCC,
Plan Aspect Ratio NA RCC Framed
Building/Wing Building Composite Structure,
Others)
Projected Parts Expansion Joints
NA Type of Masonry Block NA
Available Available
Roof Type
Flat Roof Steel Grade Fe -450 Mortar Type Cement
Environment
Concrete Grade M45 Exposure Moderate Footing Type Isolated
Condition
Coastal Regulatory
Sesmic Zone NA Soil Liquefiable NA No
Zone (Yes/No)
Soil Slope
Ground Slope More
Vulnerable to NA Flood Prone Area No NA
than 20%
Landslide
Fire Exit NA
Technical Details:

Lift Available
Construction Quality NA
Good (Yes/No)
(Good/Average/Poor)
No. of Lifts 06
Separate
Current Occupant of Property
Existing Tenants Independent NA
(Owner/Tenant/Vacant)
Access (Yes/No)
Accommodation details: Floor wise and
Occupied
Occupancy
Embassy Golf Links Business Park
Approach Road to the Property 40 ft wide Road
Internal Access Road
Plot Area Details in Sq.ft. As per documents As per plan As per site-visit
Plot area was not
As per Land sale deed 82,153 82,153 measured during
site-visit

BUA Area Details: Belongs to Prestige Estate Projects Ltd.

Floors No. of Rooms No. of No. of Permissible Actual 100% Actual Usage
Kitchen/Shop Bathrooms Construction Construction Sanctioned
Area
Basement
Floor + NA NA NA NA NA 2,92,500 Commercial
Ground
Floor+ 3
Upper
Floors +
Terrace

Permissible Land Permissible Permissible Compoundabl Buildup FSI Violation

Area as per Component FSI Construction e Construction Area in %
Plan as per FSI Area Considered

Items
NA 82,153 NA 0 0 2,92,500 -

Risk of
demolition Low
Status of (Plot / Under
Construction /
the Completed/ 100% Completed 100% Current Age of Residual Age:-
Construction on Recommended Property:-
Property Hold)
Commercial
– Office Completed 100% 100% 16 44
Building
Valuation:

Items Area Details in Sq. Ft. Rate per Sq. Ft. Total Values in Rupees
Land Value Rs. 0

BAU Value (leasable)

2,92,500 21,600 Rs. 6,31,80,00,000
Car Parking 511 Rs. 0
Amenities / Other Charges
Fair Market Value as on Date (In Rs.) Rs. 6,31,80,00,000
Government Value NA
Distressed/ Force Value Rs. 5,05,44,00,000
Valuation Done Earlier No
In Municipal/ Development Authority Demolition List (Yes/No) No
Is Property in Negative Area (Yes/No) No
Remarks If Any NA
• This valuation is being conducted based on the presumption that the present
owner holds a clear, undisputed title to the subject property under
valuation. In order words, the subject property has been free from
restrictive covenants & any form of encumbrances.
• We have not physically measured nor verified the area of the subject
property being valued. The area used for this valuation assignment has been
Declaration (I hereby directly adopted as instructed by the client’s representatives. Any change in
declare that) the adopted area under valuation, may affect the derived market value of
subject property
• Real estate market in India is unorganized and there are no official market
databases/ sources for their prevailing market rates. The information
pertaining to the sales/listing data has been obtained from sources deemed
to be reliable however no written confirmation or verification was made
available and hence our analysis is limited to that extent.
Yours faithfully,
For and on behalf of
Annexure 1: Location of the Property
Annexure 2: Snapshot of Property