CENTRAL BANK OF INDIA

PEELAMEDU BRANCH, COIMBATORE

To
The Chief Manager
Central Bank of India,
Peelamedu Branch,
Coimbatore.
VALUATION REPORT
(IN RESPECT OF LAND / SITE AND BUILDING)
I. GENERAL
1. Purpose for which the valuation is made Construction Loan Purpose
2. a) Date of inspection : 02.01.2025
b) Date on which the valuation is : 02.01.2025
made
C) Person accompanied during Mr Palpandian (Applicant’s Father)
inspection Ph:90478 29451.
3. List of documents produced for perusal
i) Document Details : 1.Sale Deed No.20062/2022
Dt:28.11.2022. Sulur SRO
2.Approved Plan & Detailed Estimate
ii) Approved Plan : B.L.No.168/BL/2024/00005.
B.A.No.168/BPA/2024/00001.
Dt.02.02.2024. By The Commissioner
Karumathampatti Municipality
iii) Property Tax : Assessment no.168/003/900558 Bill
Amount Rs.1105/- half yearly on
16.12.2024 & 168/003/900559 Bill
Amount Rs.724 for Half Yearly
on16.12.2024 in the Name Of P.Vignesh
iv) Water Tax : N/A
v) EB Bill : Connection No-03-293-005-2077 Bill
Aminut-Rs.7178/- Dated on 23.12.2024 in
the Name of P.Vignesh
vi) Layout Plan : Regularization Na.Ka.No.: 149/2022.
Dt:24.05.2022. By Mr. A.Muthusamy Bsc,
The Commissioner, Karumathampatti
Municipality. Details from Proceeding
Letter

Page 1 of 13
4. Name of the owner(s) and his / their : Mr.P.VIGNESH
address (es). D.No:6/717, Indira Nagar,
Unjapalayam, Kaniyur,
Semmandampalayam,
Coimbatore – 641 668.
+91 96552 81787

Name of the Applicant : Mr.P.VIGNESH

5. Brief description of the property : The property is a Newly constructed G.F &
F.Floor Residential Building is located in
Bommu Nagar, Kittampalayam Near
Chenniandavar Temple, Karumathampatti
Village, Coimbatore District. It is located
under developing Residential area in
Kaniyur, Karumathampatti Village Near
Chenniandavar Temple. And it is located
just behind of Arasur power Grid Sub
Station. KPR Spinning mills, Tamilnadu
College of Engineering & Nanjappa
Polytechnic College, Murugan Mahal,
Bharat Petroleum Bunk, Avinashi Road,
etc., are located surrounding of this
Property.
6. Location of property
a) Plot No. / Survey No. : S.F.No.738/1,
b) Door No. Door No.738/1 & 738/1-1, Site No.10
c) T.S. No. / Village Karumathampatti Village
d) Ward / Taluka Sulur Taluk
e) Mandal / District Coimbatore District
7 Postal address of the property : Door No.738/1 & 738/1-1
Site No.10, S.F.No.738/1,
Bommu nagar, Kittampalayam Near
Chenniandavar Temple,
Karumathampatti Village, Sulur Taluk,
Coimbatore District.

8 City / Town :
Residential Area : Residential Area
Commercial Area : -
Industrial Area : -
9 Classification of the area
i) High / Middle / Poor : Middle
ii) Urban / Semi Urban / Rural : Rural
10 Coming under Corporation limit / : Coimbatore District
Village Panchayat / Municipality

11 Whether covered under any State / : -

Central Govt. enactments (e.g., Urban
Land Ceiling Act) or notified under
agency area / scheduled area /
cantonment area.

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12 In case it is an agricultural land, any : -
conversion to house site plots is
contemplated
13 Boundaries of the property : As per Agreement As per Actual
North : 25 Feet East-West 25 Feet East-West
Layout Road Layout Road
South : 14 Feet East-West 14 Feet East-West
Road Road
East : Site No.11 Site No.11

West : Site No.09 Site No.09

Dimension of the Site As per Deed As per Actuals

North : 40’0” 40’0”
South : 40’0” 40’0”
East : 46’0” 46’0”
West : 46’0” 46’0”
14. Latitude, Longitude and 11.12833, 77.19381
2 Coordinates of the site.
15 Extent of the site : 1840.00 Sq.ft (or) 4.22 Cents
16 Extent of the site considered for : 1840.00 Sq.ft (or) 4.22 Cents
valuation (least of 14a & 14b)
17 Whether occupied by the owner / : Ground floor & First floor Building –
tenant? If occupied by tenant since Owner occupied
how long? Rent received per month.
II. CHARACTERSTICS OF THE SITE
1 Classification of locality : Residential
2 Development of surrounding areas : Developing Area
3 Possibility of frequent flooding/ : No
submerging
4 Feasibility to the Civic amenities like :  KPR Spinning mills
School, Hospital, Bus Stop, Market  About within 0.5 Km from Avinashi
etc. Main Road
5 Level of land with topographical : Levelled
conditions
6 Shape of land : Rectangular
7 Type of use to which it can be put : Residential Building at Present
8 Any usage restriction : No
9 Is plot in town planning approved : Regularization Na.Ka.No.:149/2022.
layout? Dt:24.05.2022. By Mr. A.Muthusamy Bsc,
The Commissioner, Karumathampatti
Municipality. Details from Proceeding
Letter
10 Corner plot or intermittent plot? : Intermittent Plot
11 Road facilities : Available
12 Type of road available at present : Earth Road

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13 Width of road – is it below 20 ft. or : 25 Feet Wide road is available.
more than 20 ft.
14 Is it a Land – Locked land? : No
15 Water potentiality : Available nearby
16 Underground sewerage system : Nil
17 Power supply is available in the site : Available
18 Advantages of the site :
 KPR Spinning mills, Tamilnadu
College of Engineering, Nanjappa
Polytechnic, Avinashi Main Road ate
located surrounding of this Property.
19 Special remarks, if any like threat of : Nil
acquisition of land for publics service
purposes, road widening or
applicability of CRZ provisions etc.
(Distance from Sea-coast / Tidal
level must be incorporated. )
Part – A (Valuation of land)
1 Size of plot :
North & South : 40’0” Feet Each
East & West : 46’0” Feet Each
2 Total extent of the plot : 1840.00 Sq.ft (or) 4.22 Cents
3 Prevailing market rate (Along with : Rs.6,00,000/- to Rs.7,00,000/Cent
details / reference of atleast two
latest deals/ transactions with
respect to adjacent properties in
the areas)
4 Guideline rate obtained from the : Rs.326/Sq.ft (As per tnreginet ) Residential
Registrar’s Office (an evidence thereof Class V Type I
to be enclosed) 1840 Sq.ft x Rs.326/Sq.ft
= Rs.5,99,840 /- Say Rs.6.00 Lakhs

5 Assessed / adopted rate of valuation : Rs.6,50,000/Cent

6 Estimated value of land : 4.22 Cents x Rs.6,50,000/Cent

Rs.27,43,000/-(or) 27.40 Lakhs

Part – B (Valuation of Building)

1 Technical details of the building
a) Type of Building (Residential / : Residential
Commercial / Industrial)
b) Type of construction (Load bearing : Rcc Framed Structure
/ RCC / Steel Framed)
c) Year of construction : New Building
d) Number of floors and height of :
each floor including basement, if Ground floor and first floor
any
e) Plinth area floor-wise : As per Plan As per Actual

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 G.F – 1092.86 Sq.ft 1092.86 Sq.ft
F.F – 530.44 Sq.ft 530.44 Sq.ft

f) Condition of the building :

i) Exterior – Excellent, Good, : Good
Normal, Poor
ii) Interior – Excellent, Good, : Good
Normal, Poor
Specifications of construction (floor-wise) in respect of

S.No Description Ground floor Other floors

.
1 Foundation Rcc Footing ---
2 Basement Brickwork Brickwork with
with CM1:5 CM1:5
3 Superstructure
4 Joinery / Doors & Windows (please furnish Maindoor Maindoor Teak
details about size of frames, shutters, Teak Bedroom Door
glazing, fitting etc., and specify the Bedroom Readymade
species of timber) Door wood, Upvc
Readymade windows
wood, Upvc
windows
5 RCC Works Plint Beam, Plint Beam, Rcc
Rcc roof, roof, lintel etc
lintel etc
6 Plastering CM 1:5 CM 1:5
7 Flooring, Skirting, dadoing 4x2 Vitrified 4x2 Tiles
Tiles
8 Special finish as marble, granite, wooden Available -
panelling, grills etc.
9 Roofing including weather proof course Available Available
10 Drainage Septic Tank Septic Tank

2 Compound Wall :
Height : 5 feet
Length : 172 feet
Type of construction : Pile foundation with BW
3 Electrical installation
Type of wiring : Concealed
Class of fittings (superior / ordinary / : Superior
poor)
Number of light points : Provided Necessary Fittings
Fan points : Provided Necessary Fittings
Spare plug points : Provided Necessary Fittings
Any other item : -
4 Plumbing installation
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 a) No. of water closets and their : Provided Necessary Fittings
type
b) No. of wash basins : Provided Necessary Fittings
c) No. of urinals : -
d) No. of bath tubs : -
e) Water meters, taps etc. : -
f) Any other fixtures : -
Details of valuation

S. Particulars Plinth Roof Age Estimated Replacem Deprecia Net Value

No of item Area height of replacemen ent cost tion Rs. after
buildi t rate After Rs. depreciation
ng Depreciatio Rs.
n Rs.
Residential Building
As Per Approval Area
GF 1092.86 10’ New 2500 - - 27,32,150
FF 530.44 10’ New 2400 - - 12,73,056
Total 40,00,000
Part – C (Extra Items) (Amount in Rs.)

1 Portico :
2 Ornamental front door : Rs.50,000/-
3 Sitout / Verandah with steel grills -
4 Overhead water tank : Rs.30,000/-
5 Extra steel / collapsible gates : Rs.20,000/-
Total : Rs.1,00,000/-
Part – D (Amenities) (Amount in Rs.)

1 Wardrobes : -
2 Glazed tiles : -
3 Extra sinks and bath tub : -
4 Marble / ceramic tiles flooring : Rs.60,000/-
5 Interior decorations : -
6 Architectural elevation works : Rs.1,40,000/-
7 Panelling works : -
8 Aluminium works : -
9 Aluminium hand rails : -
10 False ceiling : -
Total Rs.2,00,000/-

Part – E (Miscellaneous) (Amount in Rs.)

1 Separate toilet room : -

2 Separate lumber room : -
3 Separate water tank / sump : Rs.1,00,000/-
4 Trees, gardening : -
Total : Rs.1,00,000/-
Part – F (Services) (Amount in Rs.)

1 Water supply arrangements : Rs. 50,000/-

2 Drainage arrangements : Rs. 30,000/-
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3 Compound wall : Rs.1,50,000/-
4 C.B. deposits, fittings etc. : Rs. 30,000/-
5 Pavement : Rs. 60,000/-
Total : Rs.3,20,000/-

VALUATION OF ADDITIONS / RENOVATION IF ANY

Estimate is given by the Client for Interior works is Reasonable

S.No Description of item Total Rate Amount (Rs)

Plinth (Rs/Sq
Area ft)
(Sq ft)
1. Interior Work - - 5,00,000
Modular Kitchen,
Bed Room Wardrobes
TV Unit, Pooja Room, etc.,
(Rupees Five Lakhs Only ) TOTAL Rs Rs.5,00,000/-

Total abstract of the entire property

Market Value Guideline Value

Part – A Land : Rs.27,40,000/- Rs. 6,00,000/-
Part – B Building : Rs.40,00,000/- Rs.40,00,000/-
Part – C Extra items : Rs. 1,00,000/- Rs. 1,00,000/-
Part – D Amenities : Rs. 2,00,000/- Rs. 2,00,000/-
Part – E Miscellaneous : Rs. 1,00,000/- Rs. 1,00,000/-
Part – F Services : Rs. 3,20,000/- Rs. 3,20,000/-
Total : Rs.74,60,000/- Rs.53,20,000/-
Say : Rs.74.60 LAKHS Rs.53.20 LAKHS

(Valuation: Here the approved valuer should discuss in detail his approach to valuation of property
and indicate how the value has been arrived at, supported by necessary calculations. Also such
aspects as i) Saleability ii) Likely rental values in future and iii) Any likely income it may generate
may be discussed).

ABSTRACT VALUE OF THE PROPERTY

Land and Building Only

i) FAIR MARKET VALUE (FMV) : Rs.74.60 LAKHS
ii) REALISABLE VALUE (0.90 FMV) : Rs.67.14 LAKHS
iii) DISTRESS VALUE (0.85 FMV) : Rs.63.41 LAKHS
iv) VALUE OF THE PROPERTY WITH RESP. : Rs.53.20 LAKHS
TO THE GUIDELINE VALUE OF THE
PROPERTY

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The undersigned has inspected the property detailed in the valuation Report dated
02.01.2025. We are satisfied that the fair and reasonable market value of the Property is
Rs.74.60 LAKHS (Land & Approved Building)
(Rupees Seventy Four Lakhs Sixty Thousand Only).

Signature
(Name of the Approved Valuer)
Place: Coimbatore
Date: 02.01.2025

The undersigned has inspected the property detailed in the Valuation Report dated on………………
We are satisfied that the fair and reasonable market value of the property is Rs. …………………

(Rupees ………………………………………………………………………………………… only).

BRANCH MANAGER

DATE:

Encl:
1. Declaration from the valuer in Format – Annexure -I
2. Model Code of Conduct for Valuer – Annexure –II.

Guideline Search
Search Criteria :

Zone: COIMBATORE
Guideline Village: KARUMATHAPATTI
Revenue District: COIMBATORE
Street/Survey Number: 738
Sub Registrar Office: SULUR
Revenue Village: KARUMATHAMPATTY.
Revenue Taluka: SULUR

Page 8 of 13
Sr.No. Survey/ Guidelin Guidelin Land Effective G.O.Download
Subdivision No. e Value e Value Classificatio Start
(₹) (₹) n Date
(British (Metric
Value) Value)

1 738/0 326/ 3510/ Residential 01-Jul- -

Square Square Class V Type 2024
Feet Metre -I

2 738/1 326/ 3510/ Residential 01-Jul- -

Square Square Class V Type 2024
Feet Metre -I

3 738/2 326/ 3510/ Residential 01-Jul- -

Square Square Class V Type 2024
Feet Metre -I

ANNEXURE - I
DECLARATION FROM VALUERS
I hereby declare that –
a. The information furnished in my valuation report dated 02.01.2025 is true and correct to the
best of my knowledge and belief and I have made an impartial and true valuation of the
property.
b. I have no direct or indirect interest in the property valued.
c. I have personally inspected the property on 02.01.2025 The work is not sub-contracted to
any other valuer and carried out by myself.
d. I have not been convicted of any offence and sentenced to a term of Imprisonment.
e. I have not been found guilty of misconduct in my professional capacity.
f. I have read the Handbook on Policy, Standards and Procedure for Real Estate Valuation, 2011
of the IBA and this report is in conformity to the “Standards” enshrined for valuation in the
Part-B of the above handbook to the best of my ability.
g. 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 “Standards” as enshrined for valuation in
the IVS in “General Standards” and “Asset Standards” as applicable.
h. I abide by the Model Code of Conduct for empanelment of valuer in the Bank. (Annexure-II, A
signed copy of same to be taken and kept along with this declaration).
i. I am registered under Section 34 AB of the Wealth Tax Act, 1957.
j. I am the proprietor/ partner/ authorised official of the firm/ company, who is competent to
sign this valuation report.
k. Further, I hereby provide the following information.

Sl no Particulars Valuer Comment

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 1 Background information of the asset being valued. Land & Building
2 Purpose of valuation and appointing authority. Loan Purpose
3 Identity of the valuer and any other experts Involved in the No
valuation.
4 Disclosure of valuer interest or conflict, if any. No
5 Date of appointment, Valuation date and Date of report 02.01.2025&
02.01.2025
6 Inspections and/ or investigations undertaken. Er.C.Santhosh Kumar
7 Nature and sources of the information used or relied upon. By Local Enquiry
8 Procedures adopted in carrying out the valuation and Land & Building
Valuation standards followed; method
9 Restrictions on use of the report if any Nil
10 Major factors that were taken into account during the No
valuation
11 Caveats, limitations and disclaimers to the extent they -
explain Or elucidate the limitations faced by valuer, which
shall not be for the purpose of limiting his responsibility for
the valuation report.

Date:02.01.2025
Place:Coimbatore Signature.
(Name of the Approved Valuer and seal of the firm/Company)

ANNEXURE-II

Model Code of Conduct for Valuers

{Adopted in line with Companies (Registered Valuers and Valuation Rules, 2017)}.

All Valuers empanelled with bank shall strictly adhere to the following code of conduct:

Integrity and Fairness

1. A valuer shall, in the conduct of his/her/its business, follow high standards of integrity and
fairness in all his/her//its dealings with his/her/its clients and other valuers.
2. A valuer shall maintain integrity by being honest, straightforward, and forthright in all
professional relationships.
3. A valuer shall endeavour to ensure that he/she/it provides true and adequate information and
shall not misrepresent any facts or situations.
4. A valuer shall refrain from being involved in any action that would bring disrepute to the
profession.
5. A valuer shall keep public interest foremost while delivering his services.

Professional Competence and Due Care.

6. A valuer shall render at all times high standards of service, exercise due diligence, ensure
proper care and exercise independent professional judgement.
7. A valuer shall carry out professional services in accordance with the relevant technical and
professional standards that may be specified from time to time.

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 8. A valuer shall continuously maintain professional knowledge and skill to provide competent
professional service based on up-to-date developments in practice, prevailing regulations/
guidelines and techniques.
9. In the preparation of a valuation report, the valuer shall not disclaim liability for his/ her/ its
expertise or deny his/her/ its duty of care, except to the extent that the assumptions are
based on statements of fact provided by the company or its auditors or consultants or
information available in public domain and not generated by the valuer.
10. A valuer shall not carry out any instruction of the client insofar as they are incompatible with
the requirements of integrity, objectivity and independence.
11. A valuer shall clearly state to his client the services that he would be competent to provide
and the services for which he would be relying on other valuers or professionals or for which
the client can have a separate arrangement with other valuers.

Independence and Disclosure of Interest

12. A valuer shall act with objectivity in his/her/its professional dealings by ensuring that his/her/
its decisions are made without the presence of any bias, conflict of interest, coercion, or
undue influence of any party, whether directly connected to the valuation assignment or not.
13. A valuer shall not take up an assignment if he/she/it or any of his/her/its relatives or
associates is not independent in terms of association to the company.
14. A valuer shall maintain complete independence in his /her/ its professional relationships and
shall conduct the valuation independent of external influences.
15. A valuer shall wherever necessary disclose to the clients, possible sources of conflicts of
duties and interests, while providing unbiased services.
16. A valuer shall not deal in securities of any subject company after any time when he/ she /its
first becomes aware of the possibility of his/her/its association with the valuation, and in
accordance with the Securities and Exchange Board of India (Prohibition of Insider Trading)
Regulations, 2015 or till the time the valuation report becomes public, whichever is earlier.
17. A valuer shall not indulge in “mandate snatching” or offering “convenience valuations” in
order to cater to a company or client’s needs.
18. As an independent valuer, the valuer shall not charge success fee (Success fees may be
defined as a compensation/ incentive paid to any third party for successful closure of
transaction. In this case, approval of credit approvals.
19. In any fairness opinion or independent expert opinion submitted by a valuer, if there has
been a prior engagement in an unconnected transaction, the valuer shall declare the
association with the company during the last five years.

Confidentiality

20. A valuer shall not use or divulge to other clients or any other party any confidential
information about the subject company, which has come to his/her/its knowledge without
proper and specific authority or unless there is a legal or professional right or duty to
disclose.

Information Management

21. A valuer shall ensure that he/she/it maintains written contemporaneous records for any
decision taken, the reasons for taking the decision, and the information and evidence in
support of such decision. This shall be maintained so as to sufficiently enable a reasonable
person to take a view on the appropriateness of his/ her/ its decisions and actions.

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 22. A valuer shall appear, co-operate and be available for inspections and investigations carried
out by the authority, any person authorised by the authority, the registered valuers
organisation with which he/she/ it is registered or any other statutory regulatory body.
23. A valuer shall provide all information and records as may be required by the authority, the
Tribunal, Appellate Tribunal, the registered valuers organisation with which he/ she/ it is
registered, or any other statutory regulatory body.
24. A valuer while respecting the confidentiality of information required during the course of
performing professional services, shall maintain proper working papers for a period of three
years or such longer period as required in its contract for a specific valuation, for production
before a regulatory authority or for a peer review. In the event of a pending case before the
Tribunal or Appellate Tribunal, the record shall be maintained till the disposal of the case.

Gifts and hospitality

25. A valuer or his/her/its relative shall not accept gifts or hospitality which determines or affects
his independence as a valuer.
Explanation – For the purpose of this code the term ‘relative’ shall have the same meaning as
defined in clause (77) of section 2 of the Companies Act, 2013 (18 of 2013).
26. A valuer shall not offer gifts or hospitality or a financial or any other advantage to a public
servant or any other person with a view to obtain or retain work for himself/herself/ itself, or
to obtain or retain an advantage in the conduct of profession for himself/herself/itself.

Remuneration and Costs.

27. A valuer shall provide services for remuneration which is charged in a transparent manner, is
a reasonable reflection of the work necessarily and properly undertaken, and is not
inconsistent with the applicable rules.
28. A valuer shall not accept any fees or charges other than those which are disclosed in a
written contract with the bank.

Occupation, employability and restrictions.

29. A valuer shall retain from accepting too many assignments, if he/she/it is unlikely to be able
to devote adequate time to each of his/her/its assignments.
30. A valuer shall not conduct business which in the opinion of the authority of the registered
valuer organisation discredits the profession.

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Date : 02.01.2025
Place : Coimbatore.
Signature
(Name of the Approved Valuer and seal of the firm/ company)

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