Basics of Property Valuation

BASICS
OF
PROPERTY
VALUATION
By
Chandran R, Regd Valuer (L&B)
BASICS OF PROPERTY VALUATION
04-Aug-19
Not only as a Valuer, even as a buyer of
property,
you…!
your family…!
Relatives…!
Friends &
Their generations…!!
should know & may be interested in these
BASICS !
2
R CHANDRAN, Regd.Valuer (L&B), Chennai / Maraimalai Nagar.
Mobile: 07598008615
 Land….
04-Aug-19
 Agricultural land (Wet Land / Dry Land)
- Not under our L & B domain
Agricultural land has to be valued by…

 A Graduates of Agriculture / Agri Engg.,
 A Retired Tahsildar, from Revenue Dept.
 Similar other people with experience…
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Non Agricultural land
04-Aug-19
 Barren land (Non cultivable Land)
 Residential Land (Housing Plots)
 Commercial land (Godown / Storage)
 Industrial Land (Factories / SMEs)
 Forest land (Dense / Reserve / Sanctuaries)
– not under our L&B domain
 Mines (Open / Closed)
– not under our L&B domain
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Mobile: 07598008615
04-Aug-19
Land & Building Valuer registered under IBBI
can do valuations for…
Barren Land
Housing Plots
Commercial Land
Industry Land
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Land
04-Aug-19
- Not an commodity, which can be produced.
- It can not also be destroyed - at any cost.
- Increased population‟s needs L A N D . But, scarce.
- Hence, the price fluctuates, as is the demand
- Not only now; Historically too, land was asset;
- It is ever loved & fought for in different reasons
- It gets the revenue for the Govt., Even the past,
when ruled by the chieftains, kings & Emperors.
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Even Today there is revenue
collection for the states, from land
04-Aug-19
 Land revenue collected by local
authorities
 Stamp duty paid while buying the
land / Property
 House / Property Tax paid to Local
bodies.
Now additionally now –
Water tax, Library Cess,
and many others too
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Survey Number
04-Aug-19
 To keep an account of revenue collections – Land
has to be identified & properly demarked.
 SURVEY NUMBER of a Land is nothing but, the
identity of a subject land.
 No two land could have same survey no. in the
smallest revenue unit – „Village / Town‟
 It is prevalent even during Mughal period; But,
scientific approach of numbering started, only in
the British regime. (History of Survey No. is equally Interesting)
 As days passed new & fresh techniques have
come into play
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Survey number
04-Aug-19
 As days passed - new & fresh techniques have
come into play
 The Latest one being the GPS (Global positioning
System) method of land identification
 Any land can be very easily identified now with the
Latitude; Longitude. Mobiles have made it easy
 But, Survey No.s can‟t be ignored yet; because
except very few people like we… Valuers, Lat; long
has not yet reached all layers of people. For it to
reach the lowest strata of uneducated masses, it
may take another decade or even two.
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History of Survey number
 British was establishing themselves - by capturing
04-Aug-19
the land of small chieftains.
 After the Battle of Buxar in 1764, East India
Company felt the need of a map; so wanted to
survey the subcontinent.
 Decided to collect tax, as the Indian rulers earlier
use to do. But found the existing system not
workable. Wanted more collection.
 First „Map of Hindoostan‟ was done in 1783,
comprising India, Pakistan and Bangladesh,
besides parts of Afghanistan and Burma.
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History of Survey
number
04-Aug-19
 In 1802, the first
Trigonometric Survey was
done. This survey started
from St Thomas Mount, a
small hillock in Chennai
(then Madras), and
extended till Missouri.
 It lasted for over four
decades from 1802 to
1841, claimed more Indian
lives than in World War I
and II combined.
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History of
Survey number
04-Aug-19
 First survey
Started by Col
William Lambton,
who himself lost
his life in the
exercise; carried
forward by the Col William Lambton
then Surveyor
General of India
Sir George
Everest.
Sir Geroge Everest
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04-Aug-19
Mt Everest‟s height
was measured by the
SGI, with the basic
calculations done by
Mr Radhanath Sikdar
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04-Aug-19
o First aerial photography
was done in 1927 and has
now moved to geo-spatial
maps.
o The use of Unmanned

Aerial Vehicle in mapping
is also in the offing.
o ISRO has also entered the

arena of making geo-
spatial maps
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 British followed 3 different policies in British India
04-Aug-19
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 Permanent settlement System (Zamindari System)
04-Aug-19
- Lord Cornwallis introduced.
- Rajas / Chieftains were recognised as zamindars.
- supposed to collect land revenue from peasants
- Power of keeping the armed forces, taken back
- Banned from holding any court under them.
- With supervisory powers, collectors are appointed
- Didn‟t want to directly control of admin. in villages
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 Ryotwari System
04-Aug-19
- It was introduced in 1820, by Lord Hastings.
- Thomas Munro & Alexander Reedord : Advisors
- In Madras, Bombay, Sindh, Coorgh & Assam
- Unhappy with Zaminder‟s work, moved away
- Decided to collect Tax directly as cash from Farmer
- Recognised ownership of land & Gave Patta.
- Farmer‟s land surveyed; Details mentioned in Patta
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 Mahalwari System
- Introduced in 1833, by Lord William Bentick
04-Aug-19
- In Central Province, North-West Frontier, Agra, Punjab &
Gangetic Valley.
- Has provisions of both the „Zamindari‟ & „Ryotwari‟
- Land divided into Mahals; Each Mahal comprises one or
more villages.
- Ownership rights were vested with the peasants
- Village committee responsible for tax collection.
- After Independence : Zamindari Abolition Act was
passed in many states including UP, Tamil Nadu, Bihar,
Madhya Pradesh…,
- Surplus lands were confiscated from zamindars. Also,
Land Ceilings Act was passed by different states, fixing
an upper limit for private land holdings of a family.
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Ownership of Land
Legal ownership is only by Tittle deed.
04-Aug-19

 Document of Sub Registrar office.
 Created during selling & buying of land.
 Happens with approval of Govt. Representative.

(Sub Registrar)
 Apart from tittle deed, Ownership of land is
confirmed by Revenue Dept. record – „Patta‟
 As Land is in concurrent list – both central &
States pass acts related to land.
 Hence, except the underlying basics – superficial
elements related to land may vary state to state.
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 Like Survey numbers….
04-Aug-19
The following jargons are also in Land
Revenue & its administration…
 Patta
 Chitta
 Adangal
 FMB Sketch
 „A‟ : Register
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 PATTA
 State revenue record, confirming the ownership of land
04-Aug-19
 Maintained by the local VAO of each village.
 Compensation for Land acquisition is based - only on
Patta
 Hence, Tittle deed alone, is not enough to claim
undisputed ownership.
 In many states, it is computerized and available online
 Interested party can download & when reqd.
 In all those places, where total computerization has not
happened, the Dy.Tahsildar issues „Patta‟; RDO (Sub
Collector) has the final word in case of dispute.
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Types of PATTA
04-Aug-19
 UDR Patta (User Data Registry) – For Agri land
 Village “Natham” Patta – For Residential area
 TSLR Patta (Town Survey Land Record)
 Patta for Trees / Crops
 AD Patta (in TN) : Given to SC / ST people
 AC Patta (Assignment Conditional)
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UDR Patta (Computer Patta) - I
 Normally Patta confirm ownership / possession of land
04-Aug-19
 More than 100 year old land document are also
available in / as UDR Patta now
 But, old data have lots of errors – both by design & also
by mistake.
 Lots of Duplicate / forged documents have come in.
 To avoid confusion & overcome the difficulty - a fresh

exercise was done in middle 80‟s.
 A detailed enquiry was done by revenue authorities -
door by door. It happened in 1983-84 in TN.
 In other states, it was done at different periods of time.
 It is an exercise, sponsored by the Govt. of India.

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UDR Patta (Computer Patta) - II
04-Aug-19
 Earlier, the details were in British units (Acre / Cent)
 In the UDR, it shifted to metric units (Hectare / Ares)
 Total survey work all over India, is not yet been over.
 After a Personal, on the spot enquiry, Patta is issued -

mostly for privately owned Wet / Dry agri lands
 This permanent document is uploaded, and made
available for direct download & online verification too.
 This documents will have Names of State / District /
Taluk / Village & Name of the owner / area of the land /
Classification / Survey No / Sub division
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 Village Natham Patta -I
04-Aug-19
 The habitable area in upper terrain of the village in
earlier days is called NATHAM
 Even during the rainy season there won‟t be
indentation of houses
 People would not dispute, for want of space, as it
was available in plenty
 Hence there were no records; Every one mutually
agree & accept each other‟s boundaries
 Whomever moving out of joint family, has a space
from stocks available.
 Normally there won‟t be any Patta for such land.
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 Village Natham Patta - II
 As days passed, situation changed. Govt. also wanted
04-Aug-19
account of total land.
 As per new Land revenue scheme, all the Natham / Habitation
are surveyed in mid 90‟s
 Owners of each land is identified and temporary Patta is
issued for 90 days
 If any corrections are needed, suitable enquiry is made by
VAO & after the confirmation, permanent Patta was also
issued.
 In many villages the unoccupied balance Natham land was
grabbed by vested people.
 In some villages, under the village head‟s guidance the land is
equally divided between the families and Natham Patta
were given individually
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 Village Natham Patta - III
 Natham Survey is yet to be completed in all states.
04-Aug-19
In TN too, only in few districts, it is completed.
 1995 - when Natham Survey was done, is said to be
the turning point in the history of Natham Patta
 The tittle documents related to Natham lands of a
villages, will not have any sub division, with in the
Survey no – if registered before 1995 (in TN).
 Nathem Poramboke in each village is Govt. land.
 It is normally is used for common / community

purposes – like construction of Panchayat office,
Water Tank, Ration shop, VAO office & similar
others
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 Village Natham Patta - IV
04-Aug-19
 Sale documents involving Natham Land, registered
before 1995 will have no clear information on
boundaries of individuals property.
 Name of the owner of adjacent property will be the
only reference tag. If his boundry is not clear, it
leads to ultimate confusion.
 As a Valuer, if you happen to come across a
document related to Natham land, go to the
„Source‟ of the tittle of the land and confirm
whether the path of transfer is clear & without any
ambiguity.
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TSLR Patta - I (Town Survey Land Record)
04-Aug-19
 It is also referred as (TSLR) Town Survey
Land record Extract
 As the name goes, it is the one issued for
land of Town areas, after Survey.
 Municipalities & Corporations have this
kind of records
 A town is divided into small Blocks and it
will be further divided as wards.
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TSLR Patta - II (Town Survey Land Record)
04-Aug-19
 This Document will have Door No, Street, Ward
& Block of the Town.
 Almost all the Town survey works have now
been completed in TN. May so be in other
states even. Anyhow, Valuers of other states
can confirm it from local sources in their
respective Revenue division.
 But, the information I have is that in most of
states, lot of works needs to be done yet.
Hence, this is an opportunity for our people to
track it from its roots
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Patta for Crops / Trees - I
04-Aug-19
 In some villages, there will be lots of trees
in the Govt. land
 Palmyra & Tamarind are few such trees,
whose benefits are allowed to be reaped.
 In TN, it is named as 2C PATTA or PATTA
FOR TREE
 The beneficiary is even allowed to live
closer by, for maintenance of trees.
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Patta for Crops / Trees - II
04-Aug-19
 If they live there for say 5 or 10 yrs, showing
this pretext, a Patta on assignment basis
also sometimes issued, free of cost.
 The order clearly say that those benefits
above the ground alone is allowed to be
enjoyed and not the actual land &
ownership of these land does not come in
picture.
 In other states also, such Patta are
available, while in a few, it is not so.
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AD / DC Patta -I
04-Aug-19
 It is also called Adi dravidar welfare Patta, if
issued to poor SC & ST People
 These Patta is normally issued on certain
conditions & hence should not be violated
 Normally the land for these is chosen from the
Govt. owned barren land (Poramboke).
 Every village has lots of Govt. owned barren
land – of many types (>50 Variety are there)
 Govt. owned land where there is water bodies,
Burial ground & Highways are not legally
allowed to be given as assignment Patta.
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AD / DC Patta - II
 Depressed Class Land (DC Land) classified &
04-Aug-19
reserved in 1933 & later in 1951 by Govt .Gazette,
is normally used for such allotment.
 Every Village has a its own DC Land Register. But
some mischievous elements have tried to destroy
such documents to conceal / suppress their
misdeeds in the past.
 In Tamilnadu such lands used to be called as
PANCHAMI Lands.
 Each identified Depressed family is normally
allowed to take possession of 2 acres or around
depending upon the availability.
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AD / DC Patta - III
 Though one of the most important condition for
04-Aug-19
issue of such Patta is that it should not be sold.
 Gifting & Settlement alone can be done using
such conditional Patta. Transfer by any other
means is not allowed as per law.
 But in practice, lots of such lands are being sold
& bought not only with in their community, but
also to people of other communities too.
 The value of both the Govt. owned land & DC land
is Zero. Hence, Valuation of such land has to be
done accordingly.
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Conditional Assignment Patta - I
 In certain states like TN, the State Govt.‟s social
04-Aug-19
welfare department bring in new schemes for the
upliftment of certain segment of people like…
 Destitute,
 Physically handicapped,
 Third gender,
 War widows,
 Freedom fighters,
 People who sacrificed for the language etc.,
Such Patta is CONDITIONAL ASSIGNMENT PATTA

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Conditional Assignment Patta - II
04-Aug-19
 Some people are given land to build their own
houses.
 Some are allotted Govt. land, for doing
agriculture or similar other activity generating
income for their family.
 Here the conditions may change based on the
scheme under which they are given land.
 Such conditions again can‟t be violated. Some
schemes allow the land to be sold after a initial
moratorium period. After its expiry, the
beneficiary is free to do as he wishes.
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Individual Patta
04-Aug-19
 Normally Patta has to be issued automatically,
once the land registration is over.
 But in most cases it is not happening; The
purchaser of land has to again separately „meet‟
the revenue officials.
 Then only Patta gets transferred in his name.
Such Patta in the name of single person is
called individual Patta.
 Here the person in whose name, it is issued
would be the sole beneficiary. He can at his will
exercise his rights on such land.
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Joint Patta
 Patta issued in the name of 2, 3 or more people
04-Aug-19
together as a single document is called Joint
Patta.
 Normally inherited properties from family may
have joint Patta.
 Also, UDS of flats would be a part of Joint Patta.
 Those who posses this Joint Patta will have
restrictions in use of his rights over the land
share. Only, if all those people together agree and
exercise their rights together, it is valid.
 Normally Joint Patta land is valued inferior to land
having individual Patta.
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Chitta - I
 It is the document maintained by the Village
04-Aug-19
Administrative Officer (VAO) of a particular village.
 Chitta is more like ledger of all Pattas in the village.
Otherwise Master record of the land ownership in
each concerned village.
 Hence, what is given to us not a document by
itself. It is mere a extract of the original document
which is always is with the VAO of the village.
 In olden days, there was a hereditary system of
village administrators in the name KARNAM &
MANIYAKARER who have maintained such.
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Chitta - II
04-Aug-19
 VILLAGE KARNAM of those days, use to report to
the senior Govt. officials of revenue departments
concerned.
 The Chitta copies issued now will have details
such as Name of the owner, extent of land owned
by him, Survey no of the land, and similar other
details
 It is always safe to see & personally check whether
details of Patta & Chitta match each other & there
are no contradictions between what they speak.
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Adangal - I
04-Aug-19
 Document which shows who is enjoying the land
now. It need not be the legal owner of the land.
 Hence, ADANGAL only signifies the current status
only & so, it not a permanent record.
 It is a document valid for one year only
 It will show what is happening currently in the

land. Eg : Certain crop is being cultivated to such
extent; Some Cottage industry / Agro based
industry is being run in the land etc.,
 Even for the Govt. Owned lands (poramboke) of
the village, there will be a Adangal copy.
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Adangal - Il
 Normally Govt. owned land will not have any PATTA.
04-Aug-19
But there will be Chitta for every piece of land of a
village / Town, in the revenue department.
 If the village land is under the possession of a Govt.
Company, say a State or Central PSU, then such land
may have a Patta issued in the name of the company.
 As PATTA is a permanent record, and as it comes out
in open, moving from Table to Table in many offices,
there could be forged documents in Patta;
 ADANGAL need not be forged. The one possessed
by even the Land owner is just a copy / duplicate or
Extract from the VAO‟s record.
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FMB Sketch - I
04-Aug-19
 It is nothing, but FIELD MEASUREMENT BOOK.
 This will be available in the concerned Taluk

office.
 The sketch will have, each of the Survey
number distinctly marked in it.
 In some states, FMB sketch can be obtained
directly by online mode; But in others, it still is
under the revenue dept.‟s control.
 Direct online sources give the drawing of each
survey number separately.
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FMB Sketch - II
04-Aug-19
 For getting online FMB Sketch, an online
registration is necessary in most states, where
is it available.
 Sub divisions of land & separate survey number
for such sub divisions within a parent survey
number can‟t be seen online FMB sketch. If
such record is needed, Revenue authorities are
the only source & means.
 Similarly, combined FMB sketch may be reqd.,
sometimes for the valuation. In such cases we
need to get them from revenue department only.
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FMB Sketch - III
04-Aug-19
 For getting online FMB Sketch, an online
registration is necessary in most states, where
is it available.
 Sub divisions of land & separate survey number
for such sub divisions within a parent survey
number can‟t be seen online FMB sketch. If
such record is needed, Revenue authorities are
the only means.
 Similarly, combined FMB sketch may be reqd.,
sometimes for the valuation. In such cases we
need to get them from revenue department only.
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‘A’ - Register - I
04-Aug-19
 While Adangal, is a document which records all
the activity of village of that particular year, „A‟
Register can be said to be the cumulative
record / register of past years too.
 Hence, from „A‟ Register, we can get all details
of the village activity even for 40-50 years back.
 If you want to know the details of parent tittle
document (or) previous activity of a particuler
location in a revenue village, „A‟ Register is the
only authentic sources, which you can relay
upon.
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‘A’ – Register - II
 It will have details of water bodies, Reserve forest,
04-Aug-19
Habitable land, Agricultural & barren Govt. Land of
all types, including all types of poramboke.
 As per the union Govt., the total area in certain types of
Land allocation – say Forest Land, Grazing Land etc.,
can‟t be reduced, by conversion of such land to other
use (or) purposes. Even if the State Govt. wants such
land for its own projects & in similar unavoidable cases,
if a particular type of land in one village is taken away
the Govt., an equivalent area in some other village, has
to be reallotted, to maintain the total extent of land does
not get reduced.
 Such conversion of the land in past years are also
recorded in „A‟ Register.
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Transfer of Patta
04-Aug-19
 Transfer of Patta / Change of name in Patta - in
full, as such - is approved by Dy.Tahsildar of the
concerned area, based on the production of
valid documentary proof.
 New sub divisions in survey number & a Patta,
for a small portion of the land, which is part of
larger area which already has Patta - has to be
approved by Tahsildar of the area concerned.
 The appellate authority for grievances related to
Patta are in the following order – RDO, DRO,
Munsiff court & High court.
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LAND & BUILDING
04-Aug-19
THANK YOU!
For Clarifications if any required…
R. Chandran,
Regd.Valuer & Chartered Civil Enggr,
Maraimalai Nagar / Chennai,
chandran1valuer@gmail.com,
Mob: 9444168615,
WhatsApp : 7598008615
50

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BASICS

Agricultural land has to be valued by…

 A Retired Tahsildar, from Revenue Dept.

 Similar other people with experience…

Non Agricultural land

o The use of Unmanned

o ISRO has also entered the

 Document of Sub Registrar office.

 Created during selling & buying of land.

 Happens with approval of Govt. Representative.

 Village “Natham” Patta – For Residential area

 TSLR Patta (Town Survey Land Record)

 Patta for Trees / Crops

 AD Patta (in TN) : Given to SC / ST people

 AC Patta (Assignment Conditional)

 To avoid confusion & overcome the difficulty - a fresh

 It is an exercise, sponsored by the Govt. of India.

R CHANDRAN, Regd.Valuer (L&B), Chennai / Maraimalai Nagar.

 In the UDR, it shifted to metric units (Hectare / Ares)

 After a Personal, on the spot enquiry, Patta is issued -

 It is normally is used for common / community

 People who sacrificed for the language etc.,

Such Patta is CONDITIONAL ASSIGNMENT PATTA

 It will show what is happening currently in the

 This will be available in the concerned Taluk

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