STAR SAVING & CREDIT CO-OPERATIVE LTD.

KUMARIPATI-05
LALITPUR

A
REPORT ON
PROPERTY VALUATION

Collateral Type: Land Only

Client:

Mr. Abdul Halim Mohami

Shimardahi-06,Mohatari District,
Janakpur, Nepal.
(Permanent Address as per Citizenship)

Location of the Property:

Shimardahi-05 and 06,Mohatari District,
Janakpur, Nepal.

Owner of the Property:

Mr. Abdul Halim Mohami

Shimardahi-06,Mohatari District,
Janakpur, Nepal.
(Permanent Address as per Citizenship)

Submitted to:

STAR SAVING & CREDIT CO-OPERATIVE LTD.

KUMARIPATI-05
LALITPUR

Submitted by:

Quality Design and Construction Pvt. Ltd.

Kupundole -10, Lalitpur
Email:qualitydconstruction@gmail.com
Contacts: 9851222726,9851170030

Civil Engineer: Rajib Maharjan Page 1

Table of Contents

1.0 Cover Letter……………………………………………………………….…………..3

2.0 General Information ...................................................................................................... 5

3.0 Possibility of Future Improvement ............................................................................... 8

4.0 Rent ............................................................................................................................... 8

5.0 Sales Value.................................................................................................................... 8

6.0 Method of valuation: .................................................................................................... 9

7.0 Summary of the property valuation : .......................................................................... 10

8.0 Valuator's Comment ................................................................................................... 10

9.0 List of Documents Furnished ...................................................................................... 11

10.0 Remarks and Limiting Conditions ............................................................................ 11

11.0 Commitment of Property Owner and Client ............................................................. 12

12.0 Certification .............................................................................................................. 12

Annex – A, Photographs

Annex – B, Supporting Document

Civil Engineer: Rajib Maharjan Page 2

Cover Letter
General Information
Possibility of Future Improvement
Rent
Sales Value
Technical Details of Building: - Not Applicable
Calculation of Land Area
Value of Land
Plinth area of Building: - Not Applicable
Valuation of Building of Civil cost: - Not Applicable
Summary of Valuation of Property
Valuator's Comment
General
List of Documents Furnished
Remarks and Limiting Conditions
Commitment of Property Owner and Client
Certification

Civil Engineer: Rajib Maharjan Page 3

 Date: Mar/28/2019

To,
The Manager
Star Saving & Credit Co-operative Ltd.
Kumaripati-05, Lalitpur

Sub:- Submission of Report on Property Valuation.

Dear Sir,
We are pleased to submit herewith the property valuation report related to appraise the fair
market value of the property (land of plot no. 234,463,549,550,852,453) which is intended to be
mortgaged by the client Mr.Abdul Halim Mohami , at the Star Saving & Credit Co-operative
Ltd.,Kumaripati-05,Lalitpur. The mentioned property owned by Mr.Abdul Halim Mohami is
located at Shimardahi-05 and 06, Mohatari District, Janakpur. As discussed with client he is
ready to mortgage the land .Therefore, we have prepared the valuation report for the client Mr.
Abdul Halim Mohami.The valuation of property has been conducted on the basis of Engineering
Norms and Malpot Office (Government) Rate.

We hereby certify that the assessed value of the property (land) is NRs. 70,52,565 .00 and the
distressed value of the property (land) is 63,47,308.50 is the to-date reasonable replacement
value of the mention property as detailed in the enclosed documents as on the data. All the field
data, calculation and documents are attached herewith for the reference and record.

Thanking you for entrusting us with our works and assuring you of our best professional service.

Yours sincerely,

……………………....
Er. Rajib Maharjan
Director
Quality Design and Construction Pvt. Ltd.

Civil Engineer: Rajib Maharjan Page 4

2.0 General Information

The property owned by Mr. Abdul Halim Mohami is located Shimardahi-05 and 06,Mohatari
District, Janakpur. This is agricultural area with residential. The property includes the land of
plot no.234,463,549,550,852,453 having an area of 380.96 sq.m (0-1-2.5) B-K-D, 139.69 sq.m
(0-0-8.25) B-K-D,42.33sq.m (0-0-2.5) B-K-D ,42.33 sq.m (0-0-2.5) B-K-D, 198.95 sq.m (0-0-
11.75) B-K-D, 605.3 sq.m (0-1-15.75) B-K-D. The price and measurement for sale of land is
classified on basis of location and access road available. In this plot no. 453 has access road as
goreto bato which is traded in terms kattha whereas other plots with good location and access
road is traded in terms of dhur and price is classified as awal, doyam, sim and chahar. The
Location plot nos. 234,463,549,550,453 lies on ward no 05 and 852 is on ward no 06. The
location plan of the property has been attached in this valuation report.

2.1 Name and address of client : Mr. Abdul Halim Mohami

Shimardahi-06, Mohatari District,
Janakpur, Nepal.
(Permanent Address as per Citizenship)

Type of property to be mortgaged : Land only.

Owner of the property : Mr. Abdul Halim Mohami
Father’s name : Mr. Abdul Satar Mohami
Owner’s address : Shimardahi-06, Mohatari District,
Janakpur, Nepal.
(Permanent Address as per Citizenship)

2.2 Description of Land

Land Adress Shimardahi,Mohotari,Janakpur

Plot No Ward Area(m2) Biga Katha Dhur

234 5 380.96 0 1 2.5

463 5 139.69 0 0 8.75
549 5 42.33 0 0 2.5

Civil Engineer: Rajib Maharjan Page 5

 550 5 42.33 0 0 2.5
852 6 198.95 0 0 11.75
453 5 605.3 0 1 15.75
Total 1409.56 0 2 43.75
Total area 1409.56 Sq.m (0-2-43.75) (B-K-D)

2.3 Location
Address where the property is situated : Shimardahi-05 and 06, Mohatari District,
Janakpur, Nepal.

2.4 Parameters of the Boundary

Ward
Plot No. No. East West North South

463
5 Road Kayum Mohami Lal Mohamad Halim Mohami
549 5 Sufur Rohin Ebran Darji Molajim Nadaf Mausalim Rahin
550 5 Sufur Rohin Ebran Darji Halim Mohami Mausalim Rahin
453 5 Abin Husain Abin Husain Goreto Bato Lal Mohamad
852 6 Daud Ansari Road Falim Mousahi Road
234 5 Road Maulajim Nadaf Halim Mohami Ebran Darji

2.7 Means and proximity to

surface communication
by which the locality is
served : Tempo, Cycle, taxi, Motorbike etc.
2.8 Proximity to civil amenities,
Like school, campus,
Hospital, bank, market,cultural
centre etc. : Public School (Madasa Rajya Mustafa )15m away
2.9 Legal aspects : The related documents as mentioned hereunder have
been checked and noted from our side.
2.10 Distance from Highway : 3.6 Km. From Janakpur-Jaleshwor Highway

2.11.1 Land Ownership Documents (Lalpurja):

a. Type of ownership : Single.

b. Ownership of land : Ratali Guthi(can be sold and purchased as perclient)

c. Name of the Owner : Mr. Abdul Halim Mohami

Civil Engineer: Rajib Maharjan Page 6

d. Tiller’s Name (if any) : N/A.

e. Comments (if any) : None.

2.11.2 Land Revenue (Malpot) :

a. Whether current revenue has
been paid : Yes.(075/11/14)

b. Comments (if any) : None.

2.11.3 Land Registration Paper:

a. Date of registration : (075/11/14)

b. Comments (if any) : None.

2.11.4 Map of the land plots (i.e. cadastral map) prepared by the HMG, Geodetic Survey
Department :
a. Whether the plot are indicated
in the map : Yes.

b. Whether the access is clearly

marked on the map : Yes.

c. Whether the shape of land in

field tally with the map : Yes.

d. Comments (if any) : None.

2.12 Importance of Location

The property situated is residential plus cultivable area .There is Muslim community
nearby mostly dependent on agriculture and fishery. There is Bharma Sthan Mandir nearby
along with small local Madjid and there is ongoing road expansion allowing movement of
local as well as transport vehicles. Thus, the value of the land seems to be good among the
surroundings because of its good soil fertility to vegetables and other agricultural products.
All facilities like schools, electricity, water supply, etc are available not too far from the
site. So it fetch fair value at present and has higher possibilities to get attractive value in
near future.

2.13 Legal Aspects of the Property

The land of plot no. 234,463,549,550,852,453 having area of 1409.56 Sq.m (0-2-43.75) (B-KD)
has been registered to Mr. Abdul Halim Mohami in Malpot office Jaleshwor,Janakpur. The

Civil Engineer: Rajib Maharjan Page 7

property owner Mr. Abdul Halim Mohami has Permanent address at Shimardahi-06, Mohatari
District,Janakpur, Nepal. In addition, to the best of our knowledge, no legal dispute has been
recorded regarding the property. The verified Xerox copy of citizenship, land ownership, land
registration certificate etc are attached in the report.

3.0 Possibility of Future Improvement

In the future, the property area will develop as residential as well as commercial area. As
the concerned location is highly suitable for residential propose commercial, land
cultivated & industrial purposes and the necessary physical facilities like electricity, water
supply, cables network, road transportation etc are available at its vicinity so the value and
importance of the land is sure to grow in near future. So, possibilities for future
improvement are always there.

4.0 Rent
4.01 Occupant of the Property

This very property is being cultivated with Rice, Barley, Mango trees, Vegetables etc.
throughout the year and at one of the plots building has been constructed.

5.0 Sales Value

Commercial Rate

The most ongoing market price for the locality at the time of valuation has been selected to
represent the valuation of the property. At the present situation, land price of the area is not
so satisfactorily high. So, it is not an easy task to ascertain the optimum selling price of the
land. However, by the inquiry with the local broker and considering shape, size, location,
access road and other facilities available to the property site the recent value of such land is
tabulated as below:
As Per Local Rate

Ward
Plot No. No. Unit Area Rate Amount Remarks

234
5 Dhur 22.5 150000 3375000
463 5 Dhur 8.75 200000 1750000
549 5 Dhur 2.5 200000 500000
550 5 Dhur 2.5 200000 500000
852 6 Dhur 11.75 200000 2350000
453 5 Katha 1.79 300000 537000
Total Amount 9012000

Civil Engineer: Rajib Maharjan Page 8

 As Per Government Rate

The government rate is classified as Awal, Doyam, Sim and Chahar. In this plot no. 453
lies in doyam category and all other plot lies in Awal classification.

Plot No. Ward No. Unit Area Rate Amount Remarks

234 5 Dhur 22.5 50000 1125000
463 5 Dhur 8.75 50000 437500
549 5 Dhur 2.5 50000 125000
550 5 Dhur 2.5 50000 125000
852 6 Dhur 11.75 50000 587500
453 5 Katha 1.79 45000 80550
Total Amount 2480550

6.0 Method of valuation:

Land Value
Lesser of the area recorded in the Land Ownership Document and the area measured at site is
considered for valuation.

Comparative Method:
In this method, the sales transactions of vicinity of properties were studied and then a fair
price of the land was fixed based on the collection data. The physical features such as
frontage, depth, location etc. was considered in details fixing up the price.
Extensive enquiry was carried out with the local residents familiar with the property
transaction around the locality to find out the current buying and selling price of the land.
The rate of the land adopted by the Government Land Tax Department for the particular
locality is also noted.
Due weightage is given to all information and most probable current Land Rate is fixed and
adopted.

Civil Engineer: Rajib Maharjan Page 9

VALUE OF THE LAND :

Rate of land
Land Information
Kita Area Value as per Value as per Adopted Value
Location No. (B-K-D) Government Market rate (NRs)
rate (NRs) (NRs)
Shimardahi 234,46 (0-2- 7,44,165 63,08,400 70,52,565
-06, 3,549,5 43.75)
Mohatari 50,852,
District,Jan 453
akpur

Sub - Total NRs. 70,52,565

Note: Average rate adopted for land = 30% of government rate + 70% of market rate

7.0 Summary of the property valuation :

Property Assessed Value Distress Value Value in NRs Remarks

Distressed
Land NRs 70,52,565 90% NRs 63,47,308.50

Accessed value: Say NRs. 70,52,565 (In words: Seventy lakhs Fifty Two thousands Five
hundred Sixty Five Rupees only.)
Distressed value: Say NRs. 63,47,308.50 (In words: Sixty Three lakhs Fourty Seven
Thousands Three Hundred Eight Rupees and Paisa Fifty only)

8.0 Valuator's Comment

Considering the above facts, we conclude that it is safe to provide the client with the loan of the
basis of the current value of property i.e. Rs. 63,47,308.50

Civil Engineer: Rajib Maharjan Page 10

The property of the plot no. 234,463,549,550,852,453is situated at residential, cultivated &
industrial purposes area. There is in fact large demand of land in the locality during these days,
so selling and buying activities purely under negotiation. So, there is no fix price of land or the
property.

9.0 List of Documents Furnished

Legal Documents:

Land Ownership Document (Lalpurja) Attached

Land Registration Paper Not Attached
Land Revenue receipt Attached
Map of the plot by Survey Department Attached
Trace map Attached
Citizenship of land owner Attached
Boundary Certificate (4 killa) of the property Attached

Engineering Drawings and Photographs:

Location Plan Attached
Photograph Attached

10.0 Remarks and Limiting Conditions

The opinions of value stated are based upon facts and assumptions identified in this report.
The stated opinions of value are effective as of the date of value based upon information
that was available to the valuator at the time when the valuation analysis was conducted.
Values may change substantially with time, and the valuator reserves the right to alter
stated opinion of value if relevant information becomes available.

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 property incorporated in this supplementary valuation includes land.

It has been fully ascertained that lending of this organisation is fully secured by this
mortgaged up to the Fair Market Value of the amount certified on the report. It has been
mentioned if there is any doubt.

Opinion

In our opinion this property may be taken as mortgage for the amount recommended in the
valuation report, however, the entire format including remarks made above shall be taken

Civil Engineer: Rajib Maharjan Page 11

 into consideration and legal documents shall be scrutinized by the legal experts.

11.0 Commitment of Property Owner and Client

We are fully responsible for the information and legal document provided to prepare this
valuation report. We are committed, there is no legal complication: it isn't being acquired
by the Government and it is not a prohibited area for construction.

............................
Signature
Mr. Abdul Halim Mohami
Shimardahi-06, Mohatari District,
Janakpur, Nepal.
(Permanent Address as per Citizenship)

12.0 Certification

I hereby, certify that the valuation of the concerned properties as detailed in this report has
been carried out being within terms and conditions of Valuation guidelines. The said
property is an acceptable security to the bank in all respects.

...........................
Er. Rajib Maharjan
Director
Quality Design and Construction Pvt. Ltd.

Civil Engineer: Rajib Maharjan Page 12

 ANNEX - A

PHOTOGRAPHS

Civil Engineer: Rajib Maharjan Page 13

 ANNEX - B

SUPPORTING DOCUMENTS

Civil Engineer: Rajib Maharjan Page 14