RASTRIYA BANIJYA BANK

Branch office, Pokhara, Kaski

REPORT ON VALUATION OF PROPERTY

For Client:
Mr. Naresh Shanker Palikhe
Palikhe chowk, Ward no.9, Pokhara, Kaski

Location of property:
Gyanmarga tole, Ward no.3, Pokhara, Kaski

Submitted to:
RASTRIYA BANIJYA BANK
Branch office, Pokhara, Kaski

Submitted by:
Yash Palikhe
Undergraduate, Kathmandu University

Date: 12/07/2023
TABLE OF CONTENTS:

S.no Index Page

1 Covering letter 3
2 General Information 4
3 Possibility of future improvement 6
4 Rent 6
5 Sales Value 6
6 Land area calculation 6
7 Value of Land 7
8 Cost Estimation 7
9 Summary 8
10 Remarks and limiting condition 8
11 Certificate 10

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1. DOCUMENTS AND DRAWINGS ENCLOSED

Documents and Drawings Enclosed

Lalpurja No
Tiro Rasid No
Citizenship No
Charkilla Yes
Location plan Yes
Reference Drawings Yes
Recently Taken Photos Yes
Nappi Naksha No
Approved Drawing Yes
Construction Approval Certificate Yes
Minimum Government Rate No

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To,
The Branch Manager,
Rastriya Banijya Bank,
Pokhara, Kaski, Nepal.
7th Jestha , 2080

Subject: APPROVAL FOR VALUATION CERTIFICATE

Dear Sir / Madam,

With due respect, we are hereby submitting the Valuation Report intended for mortgage
to your financial institution by:
Client: Mr. Naresh Shanker Palikhe
Address: Gyanmarga tole, Ward no.3, Pokhara, Kaski, Nepal
Contact Number : 9816601747
We have prepared an evaluation of the following properties as directed by the client &
ascertained their Fair Market Values.
Owner of the Property: Mr. Naresh Shanker Palikhe
Plot no.: 253
Location of the Property: Gyanmarga Tole, Ward no.3, Pokhara, Kaski, Nepal

We hereby declare that:

1. We have made a thorough inspection, verification and measurement of the properties
as directed by the client.
2. The value of the properties (attached on separate headings) as relevant on the date 6
December, 2023 are:
Market Value: Rs.3,50,00,000
Fair Market Value of land : Rs.2,34,06,048.00
Distress Value of land : Rs.2,10,65,000.00
Valuation of Building: Rs.2,29,96,000.00
3. The access to the site, legal documents & the access road at site is based on our
physical verification.
4. The property is located at the core area with an established market. Thus, we find the
property and building suitable to be mortgaged.
Please find attached herewith all necessary calculations and documents for reference
and record

Yours sincerely,

_____________
Yash Palikhe
Undergraduate, Kathmandu University

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2. GENERAL INFORMATION

2.1 Client Information:

Name : Mr. Naresh Shanker Palikhe
Address : Gyanmarga tole -3, Pokhara, Kaski
Father : Mr. Karna Shanker Palikhe
Contact no. : 9816601747

2.2 Properties to be mortgaged

Land and Building constructed on it.

2.3 Owner of Asset:

Name : Mr. Naresh Shanker Palikhe
Address : Palikhe chowk -9, Pokhara, Kaski (As per citizenship)
Father : Mr. Karna Shanker Palikhe
Contact no. : 9816601747

2.4 Land and its location:

Plot no. of the land : 253
Location:
District : Gandaki
Zone : Kaski
Metropolitan : Pokhara-Lekhnath
Ward no. :3
GPS Location : 28°13'39"N 83°59'27"E
Type of location : Upper Middle class
Means and Proximity to surface communication : Taxi, Private vehicles, Public vehicles
by which locality is served
Proximity to civil amenities, as school, bank etc : Main road within 15m radius

2.5 Area of land:

As per Lalpurja : 0-14-0-0.93 (R-A-P-D)
As per measurement : 0-14-0-1 (R-A-P-D)

2.6 Value of Assets:

Land Value : Rs.2,10,65,000.00
Building Value : Rs.2,29,96,000.00
Total : Rs.4,40,61,000.00

2.7 Brief description of location of property:

The location lies at Pokhara-Lekhnath Metropolitan City, Ward no.3, Gyanmarga tole,
Pokhara, Nepal and is 150m from the Palikhe chowk .The terrain of the location is mild
slope in nature.

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2.8 Road, street or lane on which the land is abutting:
Please refer to the location plan enclosed along with this report for finding the proper
position of said property.

2.9 Importance of the Location:

Many residential buildings are in the locality. The location is likely set up by almost all
facilities such as electrical supply line , water supply line, roads and surface
transportation, educational institutes and also apartments.

2.10 Parameter of Boundaries:

Land Plot no. : Kitta no.253
East : Kitta no.252
West : Road
North : Kitta no.95
South : Kitta no.98

2.11 Legal aspect of the property:

a) Lalpurja
Type of ownership : Full
Tiller : None
Land Use : Residencial
b) Citizenship
Citizenship : Enclosed
c) Cadastral map:
Issued By : Napi Office
d) Date of site visit : 15/11/2023
e) Dispute : Non recorded
f) Miscellaneous : All the attached documents are submitted by the client. Legal
aspects of the property & authenticity of the fact & figure depicted in the submitted
documents are to be verified by the legal expert, prior to finalizing & undertaking as
mortgage property, for which this valuation work is carried out.

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3. POSSIBILITIES OF FUTURE IMPROVEMENT

As the location of the property is suitable for the residential and commercial purpose, value and
importance of the properties are quite obvious. It facilitates all basic needs for the owner.

4. RENT

4.1 Occupant of land and building: Covered by owner themselves

4.2 Yearly income from asset: -/-

5. SALES VALUE

We have taken following prices of land which are based on the possible value of land locational
importance , interview or inquiry with the local inhabitants for finding out the prevailing land
prices in these localities and data of the Malpot to ascertain the government prices of the
land.(Depending upon the configuration of the land, motorable access to the land,location from
the main road, wide & depth of the land etc.)

Prevailing market rate of the land (per ana) Rs.25,00,000 To Rs.30,00,000

Government rate (per ana) Rs.6,36,000.00

Fair Market Rate of Land per anna is Rs.19,40,800.00

justified

Distress Rate of Land (per anna) Rs.17,46,720.00

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6. LAND AREA CALCULATION

Particular Plot no. Area in sq.ft Ropani Ana Paisa Dam

Sum of triangles 253 447.00 0 14 0 1

Area as per calculation after setback 0 12 0 1

Area of land as per Lalpurja 0 14 0 1

Lower value of the mentioned two areas is taken for valuation purposes.

0 12 0 1

( Note: After deduction of set back we get actual area i.e. 0-12-0-1 )

7. VALUE OF LAND

Description Area Unit rate Unit Cost of land Weightage Value of Land
in ana (per ana) (Rs) % (Rs)

According to 12.06 25,00,000.0 ana 3,01,50,000. 70 2,11,05,000.00

prevailing market 0 00
price

According to 12.06 6,36,000.00 ana 76,70,160.00 30 23,01,048.00

Malpot rate

Weightage rate (per ana) Rs.1940800 Fair Market Value Rs.2,34,06,048.00

Fair Market Value (Considered) Rs.2,34,06,000.00

Distress Value (per ana) Rs.1746716 Distress Value Rs.2,10,65,400.00

Total Distress Value of Land (Considered) Rs.2,10,65,000.00

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8. COST ESTIMATION OF BUILDING

Rate per sq.ft floor area: Rs.3800

S.No. Description Area (sq.ft) Unit rate (Rs) Total value (Rs) Remarks

1 Ground floor 1909.50 3800.00 7256100.00

2 1st floor 1909.50 3800.00 7256100.00

3 2nd floor 1909.50 3800.00 7256100.00

Subtotal 21768300.00

Provision for Sanitation and Electrification @ 10% 2176830.00

Deduct depreciation at 2 % per year 948227.15 (2 years)

Total Cost Estimation of Building Sub total (A) 22996902.85

Total Cost Estimation of Building (Considered) Rs.22996000.00

9. SUMMARY OF VALUATION OF THE ASSET

9.1 Cost Estimate of Building : Rs.2,29,96,000.00

9.2 Total Distress Value of Land : Rs.2,10,65,000.00

Total Distress Value of Land & Cost : Rs.4,40,61,000.00

Estimate of Building
(In Words: Rupees Four crore forty lakhs and sixty-one thousands only)

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10. REMARKS AND LIMITING CONDITION

1. The terrain of the location is of mild slope in nature.

2. All the supporting documents herewith in this valuation report have been collected
from the client for the purpose of reference to ensure reliability and facilitate
valuation work.
3. The authenticity and applicability of all the pertaining supporting documents of the
property comprising of land also the present legal status of the property whether it
involves any legal complications are to be verified by the legal complications are to
be verified by the legal experts, prior to finalizing the mortgage for which this
valuation work has been carried out.
4. We have no direct or indirect interest in the client or the property.
5. The opinions of value of the property as stated above are based on the facts and
assumptions identified in this report.The valuator takes no responsibility for the change
in the market condition in future.
6. The environmental condition of this locality is normal. There are not any means of air
polluting industries and other sources of environment pollution nearby this locality.
7. To the best of our knowledge , all the matters of factual nature discussed in this report
are true and correct. No important factors have been intentionally overlooked or
withheld.
8. The valuation of the properties as detailed in this report has been carried out by us in
strict compliance with the valuation Guidelines of RBB.

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 CERTIFICATE

We hereby certified that valuation of the properties as detailed in this report has been
carried out by us is in compliance with the ‘Valuation Guideline 2080’. We have done
necessary inquiry & study in case of conducting valuation work to find the very
appropriate value of the asset on the relevant date.

_______________
Yash Palikhe
Undergraduate
Kathmandu University

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Date: 12/06/2023

SUBMISSION OF PRELIMINARY VALUATION OF THE

PROPERTIES

TO RASTRIYA BANIJYA BANK, CENTRAL OFFICE,

POKHARA, KASKI, NEPAL

Client: Mr.Naresh Shanker Palikhe

Property Owner: Mr.Naresh Shanker Palikhe

Detail of Land

Property Plot no: 253

Location of Property: Gyanmarga tole, Ward no.3, Pokhara, Kaski

Access Road: Double lane asphalt road

Site Visited Date: 2023/015/11

Particular Amount Area Units Remarks

A. Valuation of Land Plot no: 253

Area of Land in Lalpurja 0-14-0-1 (R-A-P-D)

Area of Land Measurement 0-14-0-1 (R-A-P-D)

Area Deduction for Setback 0-2-0-0 (R-A-P-D)
Net Area of Land 0- 2-0-1 (R-A-P-D)

Area Provision for Land Development 0-0-0-0 R-A-P-D

Area Considered for Valuation (After 12.06 ana

Setback)

Prevailing Market Rate Rs.25,00,000.00 Per Ana

Prevailing Market Value Rs.2,11,05,000.00

Government Registration Rate Rs.6,36,000.00 Per Ana.

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Government Registration Value Rs. 76,70,160.00

Fair Market Value of Land Rs.2,34,06,048.00 70%+30%

Fair Market Value of Land (Considered) Rs.2,34,06,000.00

Distress Value of Land Rs.2,10,65,400.00 10%

Distress Value of Land (considered) Rs.2,10,65,400.00

B. Cost Estimate of Building

Ground floor area (sq.ft) 1909.50

First floor area (sq.ft) 1909.50

Second floor area (sq.ft) 1909.50

Total floor area: 5728.50 sq.ft.

Rate Considered (per sq.ft.) Rs.3800

Sub total Rs.21768300.00

Provision for sanitary and electrification Rs.2176830.00

@ 10%

Deduct depreciation at 2 % per year Rs.948227.15

Cost Estimate of Building (Considered) Rs.22996000.00

Distress Value of Land & Cost Rs.4,40,61,000.00

Estimate of Building (A + B)

In Word : Four crore forty lakhs sixty one thousands only.

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