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List of Contents

S.No.

Particulars

1.

Valuation Certificate.

2.

Summary of Valuation Report.

3.

Details on Property Valuated.

4.

Detail of Land.

5.

Details of Building (Building to be constructed).

6.

Detail Cost Estimation of Building.

7.

Commercial Importance of the Property.

8.

Legal Aspects.

9.

Valuation Rate and Basis.

10.

Summary of Property Valuation.

11.

Photographs.

12.

Drawings.
a) Site Plan & Location Plan.
b) Cadastral Survey Map.
c) Trace Map

13.

Legal Documents.
a) Land Ownership Registration Certificate.
b) Integrated Property Tax Receipt.
c) Citizenship Certificate of Client & Property Owner.
d) Boundary Parameter Certificate.
e) Transfer Deeds
f) Building Construction Approval Letter of Mahalaxmi Nagarpalika
g) Municipality Approved Building Drawing

2 Summary of Valuation Report


2.1 Purpose of Valuation
2.2 Client
Name and Address

: Mr. Shrawan Dahal

Contact No.

: 9842105805

2.3 Property Valuated


2.4
S.N
o.

: For Mortgaging to M/s. NB Bank Ltd

: Land & Estimated building cost

Particulars of Land

Owner of the
Property

Location of the
Property

Plot
No.

Total Area
as per Lal
Purja

Area as per
Actual
Measurement

Area
considered
for Valuation

0-3-0-3.84

Mr. Shrawan
Kumar Dahal

Imadol
,Lalitpur Ward
no. 2

324

0-3-0-3.84
0-3-1-0

Ropani
3.24 Anna

ropani
3.24
Anna

2.5 Accessibility and other Misc. Particulars of Land


S.No

Plot No.

324

Importance
(Commercial
residential etc)

Access in the
Blue Print

Access at the
Site

Remarks

Residential

Yes
(in the
remarks below
it is said that
road is not
there)

Yes

12 ft wide
Gravel Road

2.6 Rate of Land (In Nrs.)


S.No

Plot
No.

Width of
Land at
Front
Road

Market Rate
Per Anna

Government
Rate Per Anna

Weighted Rate(70%
of Market Rate and
30% of Government
Rate)

324

37-11

8,00,000.00

3,50,000.00

6,65,000.00

Remarks

2.7 Boundary of Land (As per Four Boundary Document)


S.No

Plot No

East

West

North

South

324

Plot no 323

Plot No.149

Plot No. 217

Gravel Road

2.8 Value of Land (Amount in Nrs.)


2.8.1 Commercial Value of Land:
S.No.

Description of Land

Area of Land
Considered in
Anna

Commercial Rate
per Anna (NRs.)

Plot No. 324

3.24

8,00,000.00

Commercial Value
(NRs.)
25,93,500.00
25,92,000.00

Total Commercial Value:

25,92,000.00

2.8.2 Government Value of Land:


S.No.

Description of Land

Area of Land
Considered in
Anna

Government Rate
per Anna (NRs.)

Plot No. 324

3.24

3,50,000.00

Government Value
(NRs.)
11,34,656.25
11,34,000.00

Total Government Value:

11,34,000.00

2.8.3 Fair Market Value of Land:


Description of
Land

S.No.

70% of Commercial
Value (NRs.)

30% of Government
Value (NRs.)

Fair Market Value


(NRs.)

18,15,450.00
1

Plot No. 324

2.9

S.No.

340,396.88

21,55,846.88

3,40,200.00

21,54,600.00

18,14,400.00

Round figure deduction:

-600.00

Net Value:

21,54,000.00

Particulars of Building (As per approved drawing)

Constructed
on Plot No.

Plot No. 324

Type of
Construction

Number
of storey

Frame structure

Plinth Area
(Sq.ft.)

Total Floor
Area (Sq.ft.)

731.38

1484.59

Remarks
1 room
additional
than building
completion
report

2.9 SUMMARY OF ESTIMATED COST OF BUILDING


a) Valuation of building
S.No.
A

Floor
Civil Work
Ground Floor
First Floor
Terrace

Total Area:
B

Area

Unit

Rate

Unit

Amount
(Nrs.)

731.38
731.38
2183
21.83

Sft.
Sft

2200.00
2200.00

Sft.
Sft

16,09,036.00
16,09,036.00

Sft

2200.00

Sft

48,026.00

1484.59

2200

Sub Total:-

Miscellaneous facilities:a) Electrification work @ 2% of total cost :b) Water supply & sanitation work @ 7% of total cost :- (7% or 3 %
percentage check and adjust the total)
(B )Sub Total :-

32,66,098.0
0
65,321.96
97,982.94
2,28,626.86
16,3304.9
0

Remarks

C
D
E

Value of Building

34,29,402.9
0

(A+B) :-

Depreciation
Present Value of Building

(C-D):-

34,29,402.90

2.11 Total Value of the Properties


S.No.

Description

Owner

Land

Mr. Shrawan Kumar


Dahal

Building

Fair Market
Value

Distress Value
(80% of FMV)

21,55,846.88

17,24,677.50

21,54,600.00

17,23,680.00

Mr. Shrawan Kumar


Dahal

34,29,402.90

27,43,522.32

Total

55,85,249.78

44,68,199.82

Round figure deduction:

-249.78

-199.82

Total Amount of Valuation :

55,85,000.00

44,68,000.00

(Check the total and correct the numbers)

2.12 Comments on the importance, acceptability and odds of


the properties (Nearness to River, Monument area, High
Tension Line and other hazards etc.):
a. Importance of the property

: Property can be used for residential &


commercial establishment

b. Nearness to River

: Not seen in periphery

c. Nearness to High Tension Line

: Not Seen

d. Possibility of Land Slide/Flood

: Not seen

e. Monument area

: No.

f. Location

: The property is situated at Saibhu Bhaisipati


Ward no 7 kha Karyabinayak Muncipality .
The close vicinity is a residential and
agricultural area

g. Frontage of Land

: The property has frontage of 37-11

h. Other Major Comments

: ROW of the access Road is 1.5 meters


(In the upper cell 12 feet wide road is seen which is
3.657 meters)

2.13 Remarks & Limiting Conditions


*

The opinions of value stated are based on facts and assumptions identified by us

during our valuation work and furnished in this report.

The stated opinions of value are effective as of the date of valuation based on

information that was available to the valuator at the time the valuation analysis was
conducted.

To the best of our knowledge, all matters of factual nature discussed in this report are

true and correct. No important factors have been intentionally overlooked or withheld.

The client has submitted Approved Drawing which was approved from Karyabinayak

Muncipality Municipality.

The client has submitted Approved Drawing in name of Current owner Mr. Shrawan

Kumar Dahal. (Isnt the client and the owner of the property is the same person, at
page 2 it is shown as same name)
(As per 8.3 road access is not seen in the cadastral survey map, insert the comment
in the remarks sections too.)

The client has submitted necessary documents to us and we found all the

documents to be in order and adequate.

2.14

Opinion

In our opinion this property may be taken as mortgage for the amount recommended in
the Valuation Certificate, however all the remarks made above shall be taken into
consideration.

3 Details on Property Valuated


: For Mortgaging to M/s. NB Nepal
3.1 Purpose of Valuation
Bangladesh Bank Limited

3.2 Property Owner


Name

: Mr. Shrawan Kumar Dahal

Address

: Makwanpurgadhi 7, Makawanpur

(insert comma in between address)

3.3 Details of Owner of the Property


Name

: Mr. Shrawan Kumar Dahal

Address

: (insert comma in between address)

Present Address

: Karyabinayak Municipality

Citizenship No.

: 1011/71571 Dated: 2067-02-12 B.S.

Citizenship Issued Office


Fathers Name

: Makawanpur
: Mr. Tika Bahadur Dahal

Mothers Name

: Mrs. Sharadha Dahal

Saibhu,Bhasapati, Ward no 7 Kha

District Administration Office,

3.4 Contact Person


Name

: Mr Shrawan Kumar Dahal

Contact no.

: 9842105805

3.5 List of Property Valuated


Land

: Plot No. 324

Location

: Saibhu Bhasapati Ward no 7 Kha

Area as per Lal Purja

: 0-3-1-0 Ropani (Plot No. 324)


:
Mr. Shrawan Kumar Dahal

Present Owner
(shift the text in line with semi colan)

4 Detail of Land
4.1 Location of Assets
Land of Plot Nos.
Name of place

: 324
: Saibhu Bhasapati Ward no 7 Kha
(insert comma in between address)

Ward No.

: 7 kha
: Karyabinayak Municiality

District

: Lalitpur
: Bagmati

Zone

4.2 Area of Land


Plot: 24 (324)

Total As per Lal Purja

4.3 Description of Land


Plot: 24 (324)

0-3-1-0 Ropani / 103.34 sq.m


(check the LORC document if 103.34 sq.m.
: is mentioned or not, just write what is in the
LORC dont add area by ourself)

Ownership type
Land holding type
Shape
Frontage
Facing of land
Classification of land
Land may be used for
Natural structure of the land
Link road

: Single
: Free
: Irregular
: 37-11
: South
: Abadhi
: Residential purpose.
: Terran
:

12 ft Gravel road

4.4 Four Boundaries (CHAR KILLA) as certified by Ward Office:Plot: 24


On West by

: Plot No. 323


: Plot No. 149

On North by

: Plot No. 217

On South by

: Gravel Road

On East by

5 Detail of Building (Building to be Constructed)


5.1 General Description
Facilities available in Building i.e.,
Electrification, Sanitation, Water supply,
etc.
Architecture of the Building i.e.
Residential, Commercial, Hotel, out dated,
others

: All installed (is the work completed????)


: Residential

Comments on present condition of


Building

: Finishing work been carried out in site

2 storey structure work completed

Strength of Structure

: Frame Structure

Occupant of Building

: Shall be self occupied for residential


purpose

5.2 Technical Description (Proposed and as per drawings)


: 2
No. of Storey

: 9-4
: 2072/10/27

Height of Floor
Year of construction

: 731.38 sq.ft.
: 1484.59 sq.ft.

Plinth area
Total area as per approved drawing

: RCC, Frame Structure


: Isolated Footings

Type of construction
Type of foundation

: 12 X 12
: 9 X 14

Size of Column
Size of Beam
External walls

: 5
: 9 & 4.5 thick brickwork in c.s. mortar

Partition walls

: 4.5 thick brickwork in c.s. mortar

Thickness of Slab

Door frame (Proposed)


Door and window shutter (Proposed)

: Sal wood frame in doors


: Flush Door shutters in internal walls,
Wooden windows

: Wooden Door Proposed

Main Door (Proposed)


Floor finishing (Proposed)
Rooms (Proposed)

: Neat Cement Punning in all the rooms.


Passage : Marble Finishing Proposed
Verandah : Tile work Proposed
Terrace : Tile proposed
Toilets : Tiles floors finishing (partial Completed

External Finishing (Proposed)

: Plastering in all External walls

Internal Finishing (Proposed)

: Plastering in all walls and ceilings

Painting (Proposed)

: Distemper paint over plaster surface in


internal walls.
External paint over plastered surface

Roofing
No. of lift and capacity
Electrification (Proposed)
Sanitary and Water supply Installation
(Proposed)
Water supply source

: RCC roof
: No lift to be provided
: Concealed wiring
:

CPVC pipe and fitting

: VDC water supply and /or well

7 Commercial Importance of the Property


*
Markets, Hospital, Park,

*
*

Use of land and Building eg. Vacant,


Farm, Garden, barren, residential,
godown.

Chance of increase the value of property


in future

Features for decreasing value of property


e.g. Hazardous factory, noise generating
factory, sewerage dumping, water logged
area, etc.

All these facilities are available in 3 Km


radius

All surface transportation can reach the


property

Residential purpose

The property is situated on saibhu


Bhasapati .The nearby lands are
developing to planned residential area.
Location of the property is such that with
passing time its value is bound to increase.

None

8 Legal Aspects
To the best of our knowledge and the related documents provided by the client, we found no legal
dispute on the land & building. Following related documents have been checked and noted as
under:-

8.1 Land Ownership Document (LAL PURJA)

*
*
*
*
*
*

Type of ownership

: Single

Ownership of land

: Freehold

Name of the Present Owner

: Mr. Shrawan Kumar Dahal

Name & Address of Tiller

: Not Applicable

Town / Village

: Saibhu Bhasapati Ward no 7 Kha


(insert comma in between address)

Area as per Lal Purja


Plot: 324

Comments if any

: 0-3-1-0 Ropani 4/ 103. sq.m (check LORC)


: None

8.2 Land Registration Paper

*
*
*
*

Whether Normal Sale/Gift/Sharing

Date of registration

: 2071-10-18 BS (Plot No. 324)

Period to be elapsed for mortgaging


( Normal Sale 1 year 35 days and in
case of gift 2 years 35 days in case of
gift)
Comments if any

: Elapsed

: No comment

8.3 Map of the plot prepared by the Government Survey


Department

*
*

Whether The plot is indicated

Whether access Road to plot is clearly


shown

: No

Whether the shape of land in field tally


with survey map

: Yes

Comments if any

: ( Road access are not show in both blue


cadastle and trace map client provide Ghar
Bhat Safirashi
Access road is not seen in cadastral survey
map and Trace map. Recommendation from
municipality is submitted which says that
access road is available (Ghar Bato Sifarish
letter)

8.4 General

Whether free access to the property


available

Relation between client and the


property owner

: The client and the owner of the property is


a same person.

Permission of the owner to sell or


mortgage

: Not required

Whether the boundary of the property


is clearly defined at the site

: Yes

Whether high voltage Electric Line


Passes through the land

: No

Comments if any

: None

9 Valuation Rate and Basis


9.1 Land
We have taken inquiries from local residents and brokers about current buying and selling price of
land extensively in the area. The physical natures such as length, width, situation etc. are required
to be considered in detail before fixing up the price. Land has been valued at 30% of government
fixed rates plus 70% of the prevailing market rate. Sale and Prevailing market price applicable to
this residential plot is judged to be as following.

Plot
No.

Land
Considered
for Valuation
(Anna)

Width
of
Land
at
Front
Road

324

3.24

37-11

Market Rate
Per Anna

Government
Rate Per
Anna

Weighted
Rate(70% of
Market Rate and
30% of
Government Rate)

8,00,000.00

3,50,000.00

6,65,000.00

Value of Land
(NRs)

21,55,846.88
21,54,600.00

Round figure deduction:

846.88

Total Value:

21,54,000.00

8.2 Building (Incase of building add this part also)


The valuation of the building is calculated on cost approach plinth area basis. The quality of
construction, workmanship, materials used for structure, flooring, roofing, door and window etc
are considered for valuation work. Depending upon current rate of construction materials, local
engineering norms & practices, which are actually used for building construction, the average
reasonable rate of building is adopted as follows:
All Floors:

Rs. 2,200.00 per sq.ft.

Electrification and sanitary & water supply: Depending upon quality, quantity and workmanship of
Electrification and Sanitary we have provided 5% and 7% respectively.
Depreciation: For calculating the depreciation of building Straight Line method is adopted
and total life of building is considered as 50 years only, so yearly depreciation rate of 2% per
annum is calculated to arrive the present reasonable value of the building.

10 Summary of Property Valuation


Fair Market
Value

Distress Value
(80% of FMV)

S.No.

Description

Owner

Land

Mr. Shrawan Kumar


Dahal

21,55,846.88

17,24,677.50

Building

Mr. Shrawan Kumar


Dahal

34,29,402.90

27,43,522.32

55,85,249.78

44,68,199.82

Round figure deduction:

249.78

199.82

Total Amount of Valuation :

55,85,000.00

44,68,000.00

10.1

Date of Valuation :

10.2

Remarks and limiting condition (if any)

11th Feb, 2016.

The opinions of the value stated are based upon facts & assumptions identified in this report. The
market condition may change in course of time affecting the values.

10.3 Opinion
In our opinion this property is secured to be taken as mortgage for the amount recommended in
the valuation certificate however, all the remarks made above shall be taken into consideration.

10.4 Declaration
We declare that the value of NRs. 44,68,000.00 (In words: Fourty four Lakhs Sixty eigh
thousand only) calculated for the present property of Mr. Sharawan Kumar Dahal is the distress
value based on the current market price and the government price.
.

12. DRAWINGS
a) Site Plan & Location Plan
b) Cadastral Survey Map
c) Trace Map

13. Legal Documents


a) Land Ownership Registration Certificate
b) Integrated Property Tax Receipt
c) Citizenship Certificate of Client & Property owner
d) Boundary Parameter Certificate
e) Transfer Deeds
f) Building Construction Approval Letter of VDC
g) VDC Approved Building Drawing

11. PHOTOGRAPHS

Main Access road of Property

Valuation
property

(Clear Photograph of frontage of the property with access road is to be taken and
marked) Half cut photographs does not look good. Try to get the total boundary in
single photographs otherwise stitch 2 photographs together
Frontage of the Property South side view

PHOTOGRAPHS

Part of Northern boundary of the property

Part of Eastern side of the property

PHOTOGRAPHS
Part of Western side of the property

(Stair Hall and stair finishing Plaster punning)

PHOTOGRAPHS
Lower Terrace in tile finishing (proposed)

Top Terrace in IPS finishing

PHOTOGRAPHS

(Dont repeat the same photograph twice 9th and 2nd photo looks alike just slight
different)
Put the access road in 1st order, All four boundary in 2nd order and internal
photographs in last order

12ft road