VALUATION REPORT

Client:
Address:
Owner of the Property:
Location of the Property:
Present Location:
Contact No.:

SUBMITTED TO: SUBMITTED BY:

Bank Limited (Valuator Name)
(Branch Address) (Address)
Contact No: Contact No.
2
Ref No: Date:
To,
The Manager,
Bank Limited,
(Branch Name)
Subject: Assessment of Property Values
Dear Sir/Madam,
We are pleased to submit herewith Valuation Report of following property based on present
market value, which is intended to mortgage in favor of Jyoti Bikash Bank by:
Client :
Address :
Contact No. :
We have taken all care to ascertain value of properties as directed by the client:
1. Owner's Name
2. Location of Property
3. Present Location
4. Plot No.
5. Area
5. Sheet No. of Blue
Print
We hereby declare and certify that:
 We have no direct or indirect interest in said properties.
 The information furnished is true and correct to the best of our knowledge and belief, which are
based on documents furnished by client.
 We have prepared independent valuation assessments for each category of assets.
 Total Commercial Value of the Property is : NPR.
 Total Fair Market Value of the Property is : NPR.
 Total Distress Value of the Property is (Say) : NPR.

(In Words: …………………………………………………………………………………………………………………………………..)

We hope you will find this in order. Thanking you for entrusting us with our works and assuring you
of our best professional service.
Yours sincerely,

------------------------------------------------
For ……xyz engineering……….
(Company Seal)
Name of Engineer:
Contact No.:

3
1 Contents

1 PURPOSE OF VALUATION................................................................................................................6

2 DATE OF VALUATION.......................................................................................................................6

3 GENERAL INFORMATION................................................................................................................6

3.1 CLIENT’S INFORMATION...........................................................................................................................6

3.2 TYPES AND DETAILS OF PROPERTIES TO BE MORTGAGED..................................................................................6
3.3 OWNER OF THE PROPERTY & ADDRESS:......................................................................................................7

4 DETAILS OF THE BUILDING......................................................................................................................7

4.1 BUILDING..............................................................................................................................................7
4.2 CURRENT RATE OF MAJOR BUILDING MATERIALS..........................................................................................8

5 DESCRIPTION AND TECHNICAL DETAILS OF PROPERTY.......................................................8

5.1 LAND DESCRIPTION.................................................................................................................................8

5.1.1 LOCATION..................................................................................................................................................8
5.1.2 AREA OF PLOT TO BE MORTGAGED..................................................................................................................8
5.1.3 DEDUCTION DECLARATION............................................................................................................................9
5.1.4 CONSIDER AREA FOR VALUATION AND RATE OF PLOT........................................................................................9
5.1.5 ACCESS TO THE LAND...................................................................................................................................9
5.1.6 FRONTAGE AND FACE OF THE PLOT.................................................................................................................9
5.1.7 AREA CALCULATION OF LAND......................................................................................................................10
5.1.8 BOUNDARY DECLARATION...........................................................................................................................10
5.1.9 SUMMARY- DECLARATION SHEET:................................................................................................................11

6 COMMERCIAL IMPORTANCE OF LAND AND BUILDING........................................................12

7 LEGAL ASPECTS OF THE PROPERTY..........................................................................................12

7.1 MAP OF PLOTS (CADASTRAL MAP) PREPARED BY GON,................................................................................12

7.2 NEW SURVEY OF LAND..........................................................................................................................13
7.3 PERMISSION TO MORTGAGE....................................................................................................................13
7.4 RIGHT OF PROPERTY..............................................................................................................................13
7.5 GENERAL............................................................................................................................................13
7.6 APPROVED BUILDING DRAWING...............................................................................................................13
7.7 BUILDING CONSTRUCTION APPROVAL FROM MUNICIPALITY./V.D.C................................................................13
7.8 BUILDING COMPLETION CERTIFICATE.........................................................................................................13
7.9 COMMENTS IF ANY................................................................................................................................13

8 TECHNICAL DETAILS OF BUILDING...........................................................................................14

9 LIST OF DOCUMENTS USED IN THIS VALUATION...................................................................16

10 VALUE OF LAND.............................................................................................................................17

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11 VALUE OF BUILDING....................................................................................................................17

12 SUMMARY OF PROPERTY VALUE..............................................................................................17

13 ACCEPTANCE OF CUSTOMER.....................................................................................................17

14 TERMINOLOGY..............................................................................................................................17

14.1 FAIR MARKET VALUE...........................................................................................................................17

14.2 DISTRESS VALUE.................................................................................................................................17
14.3 VALUATION ASSUMPTIONS...................................................................................................................17
14.4 SALES VALUE.....................................................................................................................................17

15 VALUATION THEORIES AND METHODOLOGY.......................................................................17

15.1 METHOD OF VALUATION......................................................................................................................17

15.2 VALUATION OF LAND...........................................................................................................................17
15.2.1 COMPARATIVE METHOD...........................................................................................................................17
15.2.2 DEVELOPMENT METHOD..........................................................................................................................17
15.3 VALUATION OF BUILDING.....................................................................................................................17
15.3.1 CONSTRUCTION COST METHOD.................................................................................................................17
15.3.2 PLINTH AREA METHOD............................................................................................................................17
15.3.3 RENTAL METHOD....................................................................................................................................17
15.3.4 DIRECT COMPARISON WITH THE CAPITAL VALUE...........................................................................................17
15.3.5 VALUATION BASED ON PROFIT...................................................................................................................17
15.3.6 DEPRECIATION METHOD...........................................................................................................................17

16 REMARKS AND LIMITING CONDITION....................................................................................18

17 OPINION...........................................................................................................................................18

18 DECLARATION................................................................................................................................18

19 DECLARATION BY THE CLIENT.................................................................................................19

20 CERTIFICATION:............................................................................................................................19

21 CONCLUSIONS:...............................................................................................................................20

22 ATTESTED COPIES OF DOCUMENTS.........................................................................................22

23 PHOTOGRAPHS..............................................................................................................................23

24 LOCATION PLAN (OF ALL PLOTS).............................................................................................25

25 SITE PLAN (OF ALL PLOTS).........................................................................................................26

26 GPS INFORMATION.......................................................................................................................27

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27 SATELLITE IMAGE........................................................................................................................28

28 VALUATOR ASSIGNMENT LETTER PROVIDED BY THE BRANCH......................................29

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1 Purpose of Valuation

2 Date of Valuation

3 General information
1.1 Client’s Information

1 Name
2 Citizenship No., Issued Date and District
3 Registration No., Registered
Organization and Pan No.
4 Address
5 Contact No.
6 Father’s Name
7 Grand Father’s Name/Fathers in Law
8 Husband’s Name
9 M.D/Proprietor/Director/Partner

1.2 Types and Details of properties to be mortgaged

1 Plot No.
2 Type of Land
3 Address as per Lalpurja (Sabik)
4 Present address (Hal)
5 Category of Land
6 Area of Land as per Land ownership
document (Lalpurja)
7 Type of Ownership
8 Name of Owner
9 Name and Address of Tenant

7
1.3 Owner of the Property & Address:

1 Name
2 Citizenship No., issued date and District
3 Registration No., Registered
Organization and Pan No.
4 Address
5 Contact No.
6 Father’s Name
7 Grand Father’s Name/Fathers in Law
8 Husband’s Name
9 M.D/Proprietor/Director

4 Details of the Building

1.4 Building

1 Owner’s Name
2 Constructed Plot No
3 Type of Building
4 Face of the Building
5 No of Floor Constructed
6 No of Permission of floor from
Municipality/V.D.C
7 Year of Construction
8 Expected Life of Building
9 Date of Completion of Building
1 Age of Building
0

8
1.5 Current Rate of Major Building Materials

S.N Description of Materials Rate (NRs.) Units

o
1 Local Bricks No.
2 Cement Bag
3 Reinforcement Kg
4 Sand Cft
5 Aggregates Cft
6 Timber Cft

5 Description and Technical Details of Property

All the following data are based on proper field inspection, interview taken with owner and study of
relative documents.
1.6 Land Description
1.6.1 Location
Table-1

Property Address
Zone District Original Present Property Owner
S.No. Plot No.
Address as per Address Name
lalpurja
1.
2.
3.

1.6.2 Area of plot to be mortgaged.

Table -2
S.No. Plot No. Area as per Lalpurja Area As per Measurement
(unit) (unit)
As per Square As per lalpurja Square meter
lalpurja meter unit
1.
2.
3.

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1.6.3 Deduction declaration
Part of the land plot area that is covered by road or possible extension or road development area or
any other abutting properties, if any, and which needs to be deducted from the actual land plot
area.
Table-3
Dimension Total Area to be
Length Breadt deduct
S.No. Plot NO. Reason for deduction
(unit) h (unit)
(unit)
1.
2.
3.

1.6.4 Consider Area for Valuation and Rate of plot

Table-4
S.No. Plot No. Consider Market Rate Government Rate FMV (Per
Area (Per Unit) (Per Unit) Unit)
1.
2.
3.

1.6.5 Access to the Land

Table-5
S.No. Plot Type of Width as per Width as per Blue print/trace Remarks if any,
No. Road Field map
1.
2.
3.

1.6.6 Frontage and Face of the plot

Table-6
S.No. Plot Face (To Frontage of Depth Topography Level Requirement of
No. the plot ( unit) of the with Cutting/ Filling
road) Plot Road
1.
2.
3.

1.6.7 Area Calculation of land

(Side wise)
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1.6.8 Boundary Declaration
Table-7
S.No. Plot East West North South Remarks
No.
1.
2.
3.

Does Boundary Declaration of valuator is matched

with Trace Map/ Four Boundary declaration? ( ) Yes ( ) No

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1.6.9 Summary- Declaration Sheet:
Motorable Access ( ) Yes ( ) NO
*River/Stream Near ( ) Yes ( ) NO
Property
Fuel Storage Depot of ( ) Yes ( ) NO
Property
Electricity Supply ( ) Yes ( ) NO
line
Telephone Line ( ) Yes ( ) NO
Temple/Shrine ( ) Yes ( ) NO
Water Logging ( ) Yes ( ) NO
Cremation Area of ( ) Yes ( ) NO
property
Army Barracks near ( ) Yes ( ) NO
property
Monument near ( ) Yes ( ) NO
property
*Hazardous Factory ( ) Yes ( ) NO
Sewerage ( ) Yes ( ) NO
Dumping ( ) Yes ( ) NO
*High-tension line ( ) Yes ( ) NO
nearby to Property
Property Type ( ) ( ) ( ) ( )
Residential Commercial Industrial Agriculture
Property Ownership ( ) Company ( ) ( )
Type Individual Individual
(single) (jointed)
Hold Type ( ) Free Hold ( ) Leasehold
Residual age of the
Property

*Special Comments
 Distance from High Tension Line if any:
 Distance from the centerline of Road/Highway:
 Distance from the River:

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6 Commercial Importance of Land and Building
 Proximity to Civic Amenities (e.g Market, School, Hospital, Office
College etc.) : …………….
 Means and Proximity to Surface transportation by which locality is
Served : ……………..
 Uses of Land (e.g. Vacant, Farm, Garden, Barren Land, Developed
for residential purpose, or as factory, Residence etc. : ……………..
 Features for increase of value of property : ……………..
 Features for decrease of value of property (eg. Hazardous Factory
Noise generation Factory, Sewage Dumping, Water Logged area : …………….
 Other Facilities Available (e.g Electric Line, Water Supply, Sewer
Lines, Telephone etc.) : …………….
 Rent : …………….
 Comments if any :

7 Legal Aspects of the Property

To the best of our knowledge, no legal disputes have been recorded.
(As per the documents and information provided by client)

S.No. Plot Owner Mode of Date of Current Land Cooling Period

No. Name Transfer/ Registration Revenue Receipt Elapsed or Not*
Way of available or not
Getting
hold

1.

2.

3.
* cooling Period(as Per Bank Policy):
In case of Rajinama : 6 month 35 days
In case of Gift (Bakaspatra) : 2 years 35 days
In case of Angshabanda : 3 months 35 days

1.7 Map of Plots (Cadastral Map) prepared by GoN,

 Geodetic Survey Department
 Whether plot is indicated in map : …………….
 Whether access is clearly marked in map : …………….
 Whether shape of land in the field tally with map : …………….

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1.8 New Survey of Land
 Whether new survey of land has been carried out : …………….
 Whether new land ownership document has been issued : …………….
 Whether area of land has increased or decreased
compared to that recorded in existing land ownership
document : …………….
 If area of the Land has been increased in new survey
,whether land revenue office has carried out spot
Inquiry/verification and surveyed to confirm the increase : …………….
1.9 Permission to mortgage
 Permission of the property owner’s to mortgage : …………….

1.10 Right of Property

 Source from which property has been acquired : …………….
 Is there any claimant of the property : …………….
 Have all Legal Heirs(obtaining age in Majority) of property owner
or shareholders have been informed that this property is proposed to
mortgage, whether they have also given their consent for this act.: …………….
 Relation between Client and Owner of the property : …………….
 Whether the property was previously mortgaged any other
financial institutions/organization : …………….
 If Mortgaged, has it been released : …………….

1.11 General
 Whether free access to the property is available : …………….
 Has whole or the part of the land been notified for acquisition
of any other purpose by the Govt. or any statutory body : …………….
 Whether the boundary of property is clearly defined at Site : …………….
 Whether the property lies within any historic monument : …………….

1.12 Approved Building Drawing

: …………….

1.13 Building Construction Approval from Municipality./V.D.C

: …………….

1.14 Building Completion Certificate

: …………….

1.15 Comments if any

8 Technical Details of Building

Type of Building
Structure
Type of Foundation
As per Measurement As per Approved Map As per Completion

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 certificate
Plinth Area
Area of First Floor
Area of Second Floor
Area of Top Floor
Total Area

 Height of each Floor :

 Total Height of Building :
 Minimum Size of the Column :
 Minimum Size of the Beam :
 Thickness of DPC /Size of Tie of Beam :
 Thickness of Slab :
 External Wall Construction :
 Internal Wall Construction :
 Material of Door :
 Material of Window :
 Staircase :
 Roof :
 External Finishing :
 Internal Finishing :
 Flooring :
 Verandah :
 Kitchen/Dinning :
 Bathroom/Toilet :
 Sanitary and Plumbing works :
 Electricity Supply system :
 Telephone Facility :
 Underground Water Tank :
 Overhead Water Tank :
 Solar Panel :
 Water Supply :
 Deep Boring/Tube Well :
 Any remarkable defects like dampness, cracks etc… :
 Repair and Maintenance :
 Comments if any :

15
9 List of Documents Used in this Valuation
(Checklists as per Guideline)
* Copy of Citizenship Certificate of Client :
* Copy of Citizenship Certificate of Owner/s :
* Copy of Registration Certificate of Company/firm :
* Copy of Income Tax Registration of Company/firm :
* Copy of Land Ownership Document (Lalpurja) :
* Copy of Land Tax Receipt :
* Four Boundary Confirmation Letter (Charkilla) :
* Approved Cadastral Map of Land (Blue Print) :
* Approved Trace Map of Land :
* Copy of Government Rate of land :
* Site Plan of the Property :
* Location Plan of the Property :
* Copy of Approved Building Drawing :
* Copy of Building Completion Certificate :
* Comments if any :

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10 Value of Land
(Calculation Sheet)

11 Value of Building
(Calculation details)

12 Summary of Property Value

13 Acceptance of customer

14 Terminology
1.16 Fair Market Value

1.17 Distress Value

1.18 Valuation Assumptions

1.19 Sales Value

15 Valuation Theories and Methodology

1.20 Method of Valuation

1.21 Valuation of Land

15.1.1 The Comparative Method

15.1.2 Development Method

1.22 Valuation of Building

15.1.3 Construction Cost Method

15.1.4 Plinth Area Method

15.1.5 Rental Method
15.1.6 Direct Comparison with the Capital Value
15.1.7 Valuation Based on Profit
15.1.8 Depreciation Method

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16 Remarks and Limiting Condition












17 Opinion
In our opinion this property may be taken as mortgage for the FMV amount recommended in
the valuation certificate, however, all the remarks made above shall be taken into
consideration and all legal documents shall be scrutinized by legal expert.

18 Declaration
This valuation was conducted for the purpose of establishing Fair Market and Distress Values of the
said property for Client and Bank for mortgaging these properties. It is not to be used for any other
purpose, and no part of this report is to be disseminated to the public or third parties.
We certify that our firm is fully authorized to carry out the valuation work under the prevalent laws
and we are fully equipped and competent to carry out the assignment and have the necessary
qualifications, skills and experience required for the same.
We also certify that no individual in our firm has any financial interest in the said property.
To the best of our knowledge, all matters of a factual nature discussed in this report are true and
correct. No important factors have been intentionally overlooked or withheld.
We have physically inspected, verified and measured the properties in the presence of the
Client/Representative of the Client.
We transformed all details and information furnished by the Client/Owner for above property and
s/he confirmed all details is true in my presence.

18
19 Declaration by the Client
I/we have provided all the documents attached in this valuation report and all the details
and information furnished above are true and correct. I take full responsibility in case of any
liability occur regarding these documents. We, Owners/clients, hereby confirm that all the
details and information furnished above are correct and represent the actual statements.

------------------------------
Mr./Mrs./Miss :XYZ
Contact No. :

20 Certification:
I/We hereby certify that Valuation of the Properties as detailed in this report has been carried
out by me/us in strict Compliance with Valuation Guidelines of Bank Limited. The said
property is an acceptable security to bank in all respects.

……………… ……………………… ……….……….…

Site Visited by: Prepared by: Checked by:
Xyz xyz xyz
Mobile No: Mobile No: Mobile No:

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21 Conclusions:
This valuation was conducted for the purpose of establishing Fair Market and Distress Values
of the said property for the Client and the Bank for mortgaging these properties. It is not to be
used for any other purpose, and no part of this report is to be disseminated to the public or
third parties.

We certify that our firm is fully authorized to carry out the valuation work under the
prevalent laws and we are fully equipped and competent to carry out the assignment and have
the necessary qualifications, skills and experience required for the same.

We also certify that no individual in our firm has any financial interest in the said property.

To the best of our knowledge, all matters of a factual nature discussed in this report are true
and correct. No important factors have been intentionally overlooked or withheld.

We have physically inspected, verified and measured the properties in the presence of the
Client/Representative of the Client

The conclusions in this report are our unbiased considered opinions of Fair Market and
Distress Values of the subject assets as of the date of valuation.

We transformed all the details and information furnished by the Client/Owner for the above
property and he confirmed all details is true in my presence.

* All necessary documents like map of land, location plan, photographs, other relevant
documents are attached herewith please kindly refer.

20
 ANNEX
Copies of Official Documents

21
22 Attested Copies of Documents

22
23 Photographs

(Clear Pixel Color photograph of all the plots, declaring the plot and angle from which photograph is
taken)

PHOTOGRAPH

23
 PHOTOGRAPH

24
24 Location Plan (of All Plots)

25
25 Site Plan (of all plots)

Clearly mentioning about following:

- measurement unit,
- distance from the centerline of the road,
- Showing the deduction part with the measurement unit.
- Drawing scale etc.

26
26 GPS information

27
27 Satellite Image

28
28 Valuator Assignment Letter Provided by the Branch

29