36, Puttanna Road, Basavanagudi, Bangalore-560 004

Ph: 98455 35438 email: krishnaa0205@yahoo.com

LaxmiNarasimhaa K. A. M.B.A. FIIV

Engineer & Approved Valuer
Reg. No. CAT 1/F-2635/11

www.IyengaarsRealtors.com

VALUATION REPORT
1.

Purpose of Valuation

For Internal xyz Purposes

2.

Date of Valuation

January 29, 20XX

3.

Name of the Owner/s

Abc Private Ltd

4.

Photocopies of Documents Produced for Perusal

5.

Furnish details such as Share of each owner if

under joint ownership/Co-ownership
Location

Sale Deed - Dated 14th November 2xxx

Document No.xxxx/0x/xx
ii.
Owners representatives declaration and
details provided about the property
iii.
Recent Tax receipts
iv.
Property measurement sheet & drawings
v.
Khata Certificate
Company Owned

Number
Street
Survey No.
City/Town
Commercial/Residential Area
CLASSIFICATION - High/Middle/Poor
Coming under corporation Limit, Village
Panchayat / Municipality
h) The site is bounded by
East
West
North
South
i) Shape
j) Corner / Intermediate etc.
k) Percentage of Built-up area / floor space
index

:
:
:
:
:
:
:

ABC Chambers, # 65, abc Road,

Bangalore-560 0xx
Commercial
Medium
BBMP Limits

:
:
:
:
:
:
:
:

Private Property
ABC Prayer Hall
Abc Road
Private Property
Rectangular
Intermediate
Site Area
:
7,262 Sft
Built-Up Area : in n 4 floors = 14,843 Sft
Basement
:
2,202 Sft
Total Built Up Area:
17,045 Sft

6.

a)
b)
c)
d)
e)
f)
g)

Lease hold/free hold (if lease hold furnish

the name of the lessor / lessee, nature of
lease duration of lease and terms.
m) Unit Value of land with detailed
justification
n) Value of land (Undivided Share)

i.

l)

1/6

Free hold
:
Rs. 10,000/- per sq ft (prevailing market rates)
:
:

7,262Sft x Rs. 10,000/- = Rs. 7,26,20,000/-

LaxmiNarasimhaa K. A. M.B.A. FIIV

Engineer & Approved Valuer
Reg. No. CAT 1/F-2635/11

7.

36, Puttanna Road, Basavanagudi, Bangalore-560 004

Ph: 98455 35438 email: krishnaa0205@yahoo.com

www.IyengaarsRealtors.com

TECHNICAL DETAILS OF THE BUILDING

Type of building
(Residential/Commercial/Industrial)
b) Type of construction
(Load Bearing/R.C.C/Steel framed
structure)
c) Year of construction
d) Number of floors including basement if
any
e) Height of each floor
f) Plinth Area floor-wise
g) Specifications of Construction in respect
of
i.
Foundation
ii.
Walls (load bearing/Partitions)
iii.
Doors and windows
iv.
Flooring/Skirting/Dadoing
v.
Special Features if any

Commercial Complex

RCC Structure with Steel Space Frame

:
:

Aprox. 13 years old

Basement + Mezzanine + 3 upper floors

:
:

12 feet
Super Built Up Area of 17,045 Sft

:
:
:
:
:

RCC Column Footing

9/ 4 Hollow Blocks and Brick Masonry
Wooden Doors & Aluminum Windows
Granite and Vitrified flooring
3rd floor cafeteria and rest rooms etc.

RCC roofing

:
:
:

Architect Designed
5 height all around
Good

8.

h) Roofing including weather proof course

drainage etc
i) Architectural features
j) Compound wall - Height x Length
k) Type of construction
ELECTRICAL INSTALLATIONS

:
:
:
:
:
:

Internal Concealed Wiring

Good
Superior
100
AC & Fans Provided
40

9.

Type of Wiring
Class of Fittings
Superior/ Ordinary/ Poor
Number of light points
Fan Points
Spare plug points
PLUMBING INSTALLATIONS
No. of water Closets and their type
No. of wash basins
No. of Urinals
No. of Bath Tubs
Water meter/taps etc

:
:
:
:
:

Western Commodes and Washbasins

5
10
NA
Provided

a)

10.

Overhead Water tank, capacity and condition:

11.

Equipment and Accessory schedule with necessary details

12.

10,000 ltrs RCC Tank

Other item of built in furniture

Kitchen Cabinets
Telephone Conduits
Air Conditioner/Generator
Solar Water heater
General Narrative description Covering remaining
points if any
2/6

:
:
:
:
:
:

NA
NA
NA
Provision for AC, Space for Generator
NA
NA

LaxmiNarasimhaa K. A. M.B.A. FIIV

Engineer & Approved Valuer
Reg. No. CAT 1/F-2635/11

13.

36, Puttanna Road, Basavanagudi, Bangalore-560 004

Ph: 98455 35438 email: krishnaa0205@yahoo.com

www.IyengaarsRealtors.com

CONDITIONS EXTERIOR
(Excellent/Good/Normal/ Poor)
CONDITIONS INTERIOR
(Excellent/Good/Normal/ Poor)
Are repairs and/or reconditions necessary (if so
what are they? What is the Probable Cost)
Value of Land

Good

Good

No

Rs. 7,26,20,000/-

Value of the Building before depreciation

2,67,25,800.00

16.

Depreciation rate allowed

1.5% x 13 years = i.e., Rs. 52,11,531.00

17.

Value of the main buildings - Depreciation

18.

19.

Value of other structures like portico, garages,

Servant Quarters, compound walls gates, wells
drive ways, culverts, external Service connections
etc.
Total Value of Property

2,67,25,800.00 52,11,531.00
Rs. 2,15,14,269.00
NA

20

Development of surrounding area

14.
15.
15A.

3/6

Rs. 7,26,20,000 + 2,15,14,269.00

Rs. 9,41,34,269.00
Well Developed Commercial Hub in close proximity
to xyz Railway Station and other major commercial
areas. It is tenanted by abc Motors and partly
owner occupied in a prime commercial locality.
The property is at a distance of about x kms from
Vidhana Soudha and about y Kms from M G Road.

LaxmiNarasimhaa K. A. M.B.A. FIIV

Engineer & Approved Valuer
Reg. No. CAT 1/F-2635/11

36, Puttanna Road, Basavanagudi, Bangalore-560 004

Ph: 98455 35438 email: krishnaa0205@yahoo.com

www.IyengaarsRealtors.com

CONCLUSION
As a result of the property survey and valuation of the Commercial property in the name of
Abc
Private
Ltd,
located
at
ABC
Chambers,
#
XX,
abc
Road,
Bangalore-560 0xx and subsequent appraisal and analysis, it is my considered opinion that the
Fair and Reasonable Market Value of the property mentioned above as on January 29, 2012 is
Rs. 9,41,34,269.00 (Rupees Nine Crore Forty One Lakh Thirty Four Thousand Two Hundred
Sixty Nine and Paise Nil Only)

VALUATION CERTIFICATE
The property is an intermediate property and has water, sanitary, electrical connection and tar
road. It is a Landmark building and is very well known in the area. It is close to State Bank of
Mysores Headquarters as well as the regional offices of many other well known PSU Banks.
The property is in close proximity to the Central Business Areas of Bangalore. This
property has good market potential and its fair value can be assessed at Rs. 9,41,34,269.00
(Rupees Nine Crore Forty One Lakh Thirty Four Thousand Two Hundred Sixty Nine and Paise
Nil Only)
th

Dated : January 30 , 2012

Place : Bangalore

LaxmiNarasimhaa K. A. M.B.A. FIIV

Approved Property Valuer

Reg. No. CAT 1/F-2635/11

Engineer & Approved Valuer

DECLARATION
I, hereby declare that
(a) The information furnished above is true and correct to the best of my Knowledge and belief;
(b) I have no direct or indirect interest in the property valued; I/We have only perused the
photocopies of the above documents and a lawyer should check the authenticity of the
documents.
(c) I and or my assistants have personally inspected the property on January 4th, 2012 and on
subsequent dates.
(d) Value varies with purpose & this report should be used only for the purpose mentioned.
(e) Our fee/s for analysis and preparation of this report are not contingent upon any conclusions
being reached and/or results being achieved. These fees do not include expert witness
testimony or deposition fees for presenting or supporting the conclusions reached in this report.
(f) I/we are not required to give testimony in court, or be in attendance during any hearings or
depositions, with reference to the property being valued, unless previous arrangements have
been made.
Dated : January 30th, 2012
Place : Bangalore

4/6

LaxmiNarasimhaa K. A. M.B.A. FIIV

Engineer & Approved Valuer
Reg. No. CAT 1/F-2635/11

36, Puttanna Road, Basavanagudi, Bangalore-560 004

Ph: 98455 35438 email: krishnaa0205@yahoo.com

www.IyengaarsRealtors.com

We have provided the best ideas and suggestions for maximizing returns on the
property-for Abc Private Ltd, located at ABC Chambers, # XX, ABC Road,
Bangalore-560 0XX below:
1. Keep rental properties in great condition so that they are attractive to potential
tenants
2. Ensure that everything works correctly including Elevators, smoke detectors, lighting,
emergency exits, fire safety systems etc
3. Find tenants through referrals or advertisements and keeps vacancies low
4. Hire a good property manager who will help find high quality tenants and will also
manage your properties efficiently
Additional options which should be explored include:
1. Business Center-with conference facilities etc, short and long term
availability
2. Short Term Lease vs Rent to increase and generate maximum cash
flow
3. Long term rent/lease agreement with companies at competitive rates
4. In our opinion, if an investment has to be sold, it is not worth the
investment.
5. Mobile Tower option on top floor if not present already to generate
cash flow.
6. Possibility of building more floors can be explored as per new CDP
7. Possibility of building more floors can be explored by buying TDRs
8. Consider any renovations which will maximize your return.
9. Asset Optimization program to protect and enhance the physical asset
value of commercial real estate should be explored and considered
seriously.
10. Space Optimization to be considered for Operational Efficiency and
for Facilities Management. Space optimization is a process for
identifying properties that can be vacated by moving the operations
and assets within those properties to other properties that have
suitable excess space. This will help meet your goal of achieving
lease expense savings or ownership expense and increase revenue in
Tens of Lakhs of Rupees/year. Normally, the objective is to minimize
lease/ownership expense by combining facilities. This can be
accomplished by moving the operations and contents out of some
facilities and then vacating them. As a result owned facilities can be
sold or leased to another tenant, resulting in increased cash flow for
the owner/company.
5/6

LaxmiNarasimhaa K. A. M.B.A. FIIV

Engineer & Approved Valuer
Reg. No. CAT 1/F-2635/11

36, Puttanna Road, Basavanagudi, Bangalore-560 004

Ph: 98455 35438 email: krishnaa0205@yahoo.com

www.IyengaarsRealtors.com

11. A proper Vastu Check is recommended and should be done for the
whole property and the building and suitable corrections carried out
to avoid future calamity.
12. Building may be suitable for other purposes also like Serviced
apartments, High end lodging and so on.
Advantages and Disadvantages of the ABC property
#
1

Notes & Remarks

Located close to ABC
Railway Station

Advantage
Locational
advantage, good
for high end lodges

Commercial XZY
showroom in GF

All other floors are

occupied by ABC Group
companies

Gives a very good

brand value and is
a land mark
building
Gives a corporate
address for all
group companies

Individual
occupants/group
companies to justify or
put up monthly rents to
a central pool account
Petrol pump in NE
corner

It will be crystal
clear to the
directors of the
company
As this leads to
open NE and also
less weight in that
side, this is very
good for the
property

6/6

Disadvantage
Due to this one side of
the road/pavement is
not a
commercial/shopping
area leading to lower
rents due to less foot
falls.
None, if the rent
realized is in line with
market reality
Shared accommodation
in 1 or 2 floors during
lean seasons should be
considered with a long
term perspective, this
can be changed again
depending on future
growth projections
Creates unnecessary
pressure on individual
company members but
will be good in the long
term
To check whether the
NE of the pump has
the under ground
petrol storage tank