To: Dated :

25.09.2024
The Branch Manager,
BANK OF INDIA,
Jayanagar – Branch,
Bengaluru

VALUATION OF PROPERTY BY LAND AND BUILDING METHOD

I. GENERAL To assess fair market value for collateral security.

1. Purpose of valuation

2 a) Date of Inspection 23.09.2024

b) Date as on which valuation is made 23.09.2024

1. Sale deed No.37626/2007-2008 dated on 14.02.2007, in a favor of

Smt. Champakavalli Ravikumar & Sri. Ravikumar Devasthnam,
2. EC
3. Documents produced for perusal
3. Katha Certificate
4. Katha Extract
5. Endorsement Letter
BANK OF INDIA,
4. This Valuation is undertaken
Jayanagar – Branch,
Based upon request from
Bengaluru

5. Name of the reported owner with Smt. Champakavalli Ravikumar & Sri. Ravikumar Devasthnam,
Address& phone number, OWNER’s Mobile No. 99646 53328‬

Eastern portion Of Property old No.32(38/1), New Property No.6/1,

New No.6, House List No.32,Katha No.38/1, PID No.97-55-6/1, Ward
6. Brief description of the property Under valuation
No.55, Revenue Layout, Padmanabhanagar South, Chikkalasandra
Village, Uttarahalli Hobli, Bangalore south Taluk, 560070

7. Location of the property 12.917421,77.552809

a) Plot No. /Survey No. Property No.6/1

c) T.S. No. / Village Revenue Layout, Padmanabhanagar

d) Ward /Taluk Bangalore south Taluk,

 e) Mandal/District Bangalore

8. Postal address of the property Eastern portion Of Property old No.32(38/1), New Property No.6/1,
New No.6, House List No.32,Katha No.38/1, PID No.97-55-6/1, Ward
No.55, Revenue Layout, Padmanabhanagar South, Chikkalasandra
Village, Uttarahalli Hobli, Bangalore south Taluk, 560070

9. a) City/ Town/Village Bangalore

b) Residential area Residential

10. Classification of locality-high class/

Middle class
middle class/poor class
11 . Coming under corporation limit/ Village
BBMP Limit
Panchayat/Municipality
12. Whether covered under any state/
Central Government enactments (e.g.
Urban land Ceiling Act) or notified Not Applicable
under agency are/Scheduled area/
cantonment area
13. In Case it is an agricultural land, any
conversion to house site plots is Not Applicable
contemplated
14. Boundaries of the property

Boundaries As per old Tech Report As per actual

Property No.38/1, Belongs To venkataswamy
East Property No.38/1
naydu
West Remaining portion of same property Property No .32(38/1)

North Chowdeshwari Temple Chowdeshwari Temple

South Road 20 feet CC Road

15. Dimension of the site As per Document As per Actual

EW -Northern Side 20 20
Southern Side 20 20
NS -Eastern Side 40 40
Western Side 40 40

16. Extent of site- Sft 800 800

17. Extent of site considered for valuation

800
(least 15 A & 15 B
18. Whether occupied by the Owner/
tenant? If occupied by tenant, since Self
how long? Rent received per month.
19. Approximate distance from the nearest 1-3 KM From Bank of India, Banashankri Branch
branch to the property
 CHARACTERISTICS OF THE SITE

Classification of the locality Middle Class

Development of surrounding areas Fully developed

Possibility of frequent flooding/Sub merging No

Feasibility to the civic amenities like school, Hospital, Offices,
Moderate distance
Markets, etc,.
Level of land with topographical conditions Normal

Shape of the land Rectangular

Type of use to which it can be put Residential

Any usage restriction No

Is plot in town planning approved layout? No

Corner plot or Intermittent plot Intermittent plot

Road facilities Available

Type of road available at present CC Road

Width of road – is it below 20’-0” or
20 Feet CC Road
more than 20’-0”
Is it a land - locked land? No

Water Potentiality Made available

Underground sewerage system Made available

Is power supply available Made available

Advantage of the site Close to all Basic amenitites

PART –A (VALUATION OF LAND)

EW 20
Size of Plot
NS 40

Total extent of the plot 800

Prevailing market (Along with details/reference of atleast two

latest deals/transactions with respect to adjacent properties in 10000/-Sft to 11000/-Sft
the areas)

Guideline rate ₹ 4,552.00

Guideline rate as obtained from the Registrar’s

₹ 3,641,600.00
office( an evidence thereof to be enclosed)
Assessed/adopted rate of valuation Per Sft/- ₹ 11,000.00

Estimated value of land ₹ 8,800,000.00

 PART-B (VALUATION OF BUILDING)

Technical details of the building

a) Type of building Residential

b) Type of construction R.C.C. framed structure
c) Year of construction 2,009
d) Number of floors and height of each floor in including
G+1 Floors
basement, if any
BUA

As Per Actual As Per plan Area Considered

GF 744 600 600

FF 760 600 600

Total 1504 1200 1,200

Considered 1200

i) Exterior Good

ii) Interior Good

g) Date of issue and validity of layout of approved map/plan NA

h) Approved map/plan issuing authority NA

(i) Whether genuineness of authenticity of approved map/plan is
NA
verified
j) Any other comments by our empanelled valuers on authentic of
NA
approved plan

k) Electricity service connection number, in the name of RR No.S9EH20543 in The name of H V RANGANNA

l) F.S.I 1.5

m) Plot coverage 75%

G+1 Floors-Duplex- Self

n) Accommodation GF- 1BHK
FF- 2 Room+1Hall
(o) Total life of the building estimated 45
Specification of construction ( floor wise ) in respects of
DESCRIPTION
Well spread size stone masonry for foundation in cement
a) Foundation
mortar with suitable dept
b) Super structure Block masonry in cement mortar are provided
Columns, beams and roof slabs are provided with cement
c) RCC Works
concrete and steel.
Inside wall plastering is done in cement mortar. and Outside wall
e) Plastering
Plastering is done.
d) Flooring Granite and Vetrified flooring is provided.

Details of valuation

Iteam Area Amount Fair market value Rs.

GF 600 1800 1080000

FF 600 1800 1080000

0 0

Total 2160000

Total abstract of the entire property

Part Description Value by adopting

GLR Rs./- PMR Rs./-

A Land ₹ 3,641,600.00 ₹ 8,800,000.00

B Building ₹ 2,160,000.00 ₹ 2,160,000.00

C Interiors ₹ 1,000,000.00

Total ₹ 5,801,600.00 ₹ 11,960,000.00

SUMMARY OF VALUATION

SL No. DESCRIPTION

1 Value @ Guidance Value / Sub Register - – (GLR Value). ₹ 5,801,600.00

2 Value @ Present Market Rate for - PMR ₹ 11,960,000.00
Realizable Sale Value of the Present Market Value
3 ₹ 10,764,000.00

4 Forced Distress Sale Value @ 80 % of the Present Market Value ₹ 9,568,000.00

5 Insurance Value of the Building ₹ 2,160,000.00

The present market value of the property by adopting prevailing market rate for Residential Building is
Rs. 11,960,000/-

Remarks
1. Subject property is 15 Years old Residential building, under BBMP limits.
2. Identification: Subject property is numbered and demarcated. Property identified through Number Board and E Bill.
3. Plot area: As per actual and as per document is (EW20’ x NS40’) 800 sft. Hence same is considered for valuation.
4. Built up area: As per the actual BUA is 1504 sft (G+1 floors) andSanction plan is not provided hence BUA is calculated as per the permissible
FAR @ 1.75 and ground coverage of 75% ,BUA is 1200 sft. Hence least BUA is considered for the valuation. There is BUA deviation of 25% in
subject property
5. Occupancy status: occupied by Self
G+1 Floors-Duplex- Self
GF- 1BHK
FF- 2 Room+1Hall
6. Approach Road width: 20 feet CC road.
7. As per 2015 CDP property located at residential main zone.
8. As per Dishaank subject property is located in SY no.76 Tank
9. Government Guideline value of Land Rs. 4552 per sft.

Note:
1. As per dishannk & CDP 2031 Subject property Comes under Tank, Subject to verify
2. As per actual & CDP 2015 There is a Closed drain passing at a distance of 35 feet from subject property towards West side.
3.. Subject property North side temple observed and as per document also same found limited marketability subject to verify same
before any disbursement.

DECLARATION FROM VALUERS

I hereby declare that : -
a) The information furnished in my valuation report is true and correct to the best of my knowledge and belief and I have made an impartial and
b) I have no direct or indirect interest in the property valued.

c) I have personally inspected the property on 25.09.2024. The work is not sub-Contracted to any other Valuer and Carried out by myself.

d) I have valued the right property.

e) I have not been convicted of any offence and sentenced to a term of imprisonment;

f) I have not been found guilty of misconduct in my professional capacity.

g) I have read the hand book on Policy, Standards and procedure for real estate valuation, 2011 of the IBA and this report is in conformity to the "Standards" e
h) I have read the International Valuation Standards (IVS) and the report submitted to the bank for the respective asset class is in conformity to the "Standard
i) I abide by the Model code of conduct for empanelment of Valuer in the bank.
j) I am registered under Section 34 AB of the Wealth Tax Act, 1957.

k) I am the proprietor of the company, who is competent to sign this valuation report.

Further, I hereby provide the following information.

PARTICULARS VALUER COMMENT

i) Background information of the asset
Property is a Residential Building
being Valued
ii) Purpose of valuation and appointing
For Banking Purpose -BOI – Jayanagar – Branch, Bengaluru.
authority

iii) Identity of the valuer and any other Experts involved in Valuation
Based on the Sale Agreement and Enquiry in the Locality & Real Estate
Peoples.
iv) Disclosure of Valuer interest of conflict,
NA
if any;
Appointment date : 24.09.2024
v) Date of appointment, valuation date
Valuation date : 25.09.2024
And date of report
Report date : 25.09.2024
vi)Inspections and /or investigations Inspection done on : 23.09.2024
vii) Nature and sources of the Based on enquiry with real
Information used or relied upon estate and people in the locality
viii) Procedures adopted in carrying out
the valuation and valuation standards As per IVS standards
Followed
ix) Restrictions on used of the report, if any Only for Banking purpose
x) Major factors that were taken into land & Building Method
xi) Caveats, limitations and disclaimers to NA
Place : Bangalore.
Date : 25.09.2024. SIGNATURE OF VALUER AND SEAL

The Under Signed has inspected the property detailed in the valuation report dated 25.09.2024.
We are satisfied that the fair and reasonable market value of the property Rs. 11,960,000/-

SIGNATURE
(NAME OF THE BRANCH MANAGER & OFFICIAL SEAL)

Eastern portion Of Property old No.32(38/1), New Property No.6/1,

Smt. Champakavalli Ravikumar & Sri. Ravikumar Devasthnam, New No.6, House List No.32,Katha No.38/1, PID No.97-55-6/1, Ward
Mobile No. 99646 53328‬ No.55, Revenue Layout, Padmanabhanagar South, Chikkalasandra
Village, Uttarahalli Hobli, Bangalore south Taluk, 560070

LONGITUDE &LATITUDE LOCATION: 12.917421,77.552809

Satlite View
CDP
 CDP

Guidline value
 Property Photos

Elevation Road

number Board Hall

kitchen room

Room Room
 E Bill Road

dishaank selfie