MBA in Advanced Construction Management

(MBA in ACM)

PE REE 663: VALUATION AND AQUISITIOM

VALUATION REPORT

Name of the Student Enrolment No.

ATHARVA VATSARAJ P2370201
PRATHAMESH GIRI P2370160
SHUBHAM TIWARI P2370161
PRATHAM KAPOOR P2370205

Course Instructor:
DR.SHRUTI

School of Construction, NICMAR University, Pune

To,
To, NICMAR University
N.I.A Post, Balewadi Road, Report Ref. No. :
Pune, Maharastra, 411045,

Date : 16/10/2024
Client : owner

Sub : Periodic valua on report of property.

The subject valua on report is enclosed herewith. Summary as under,

1 Owner : M/s.Ganpat Dhende(Owner indicated as per photocopies of
documents provided. Our scope of work does not include
verifica on of legal ownership. Refer latest tle cer ficate to
confirm ownership details. Valua on subject to clear legal
marketable tle)

2 Loca on of the property : HQM7+CW4, Patil Wasti, Patil Nagar, Balewadi, Pune,
Maharashtra 411045

3 Fair Market Value (FMV) : Rs. RS.96,89,697.6 /-

4 Realizable Value (RV) = : Rs. 87,20,727/-

0.90 x FMV

5 Distress Sale Value (DSV) = : Rs77,51,758.08/-

0.80 x FMV

The above values are subject to the condi ons recorded in the site remarks and limi ng condi ons in the report.
This report contains pages (including annexures). Kindly acknowledge.

Thanking you,

Yours Sincerely

Valuer

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 VALUATION REPORT

PART I

A. WORK ASSIGNMENT DETAILS

01 Assigned By Dr. Shru Vaishampayan

02 Representa ve of Atharva Vatsaraj

Prathmesh giri
Shubham Tiwari
Pratham kapoor
03 Assigned on date 20/09/2024
04 Date of Inspec on 05/10/2024
05 Documents received on 07/10/2024
06 Date on which valua on is made 15/10/2024
07 Fresh Valua on/ Revalua on Fresh Valua on
08 Purpose of Valua on Periodic valua on report of the property.
09 Applicant Name
10 Contact Details 8600825009
11 Address of the Property HQM7+CW4, Patil Wasti, Patil Nagar, Balewadi, Pune, Maharashtra
411045
12 Landmarks Amar Tech park
Orchid Hotel
13 Survey No. / CTS No. / Plot No Plot No 28, Survey No 66/1
14 Ward Name & No. Not applicable
15 Pin Code 411045

B. DOCUMENTS

1 Name of the customer / Owner as per M/s. Ganpat Dhende. (Owner indicated as per photocopies of
documents documents provided. Our scope of work does not include verifica on
of legal ownership. Refer latest tle cer ficate to confirm ownership
details. Valua on subject to clear legal marketable tle)

2 Descrip on of the property Experience the royal lifestyle at Mantra Monarch, where you can
enjoy spacious 2 and 3 BHK apartments with a variety of amenities.
The location is ideal for easy access to the highway, Balewadi High
Street and Baner Road, giving you more time to spend with your
loved ones. The serene riverfront nearby complements the vibrant
urban life of Pune, making Mantra Monarch a truly exclusive
address.
3 Documents provided
A Copy of agreement / tle deed Provided
B Index II Not Provided
C Share cer ficate Provided
D If property is joint ownership then share of Not applicable
each owner
E Occupancy cer ficate Not Provide

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F Commencement cer ficate Not Provided
G Approved building plan Not Provided
H RERA no. Not applicable
I Society maintenance bill details Not applicable
J Electricity bill details Not provided
K Other documents Nil
L Land holding type Freehold
(Leasehold / Freehold/ Gaothan/Others)

C. SITE VISIT REPORT

1 Name of the Person met at site Mr. Ganpat Dhende

2 Contact no. of person met at site
3 Rela onship of person met at site with the Owner Self
Customer

4 Property occupied / vacant Occupied

5 Name of the Occupant M/s. Prathmesh Giri

6 Rela onship of the with the N.A

Occupant Customer
7 Occupied since 2023

8 Name displayed on Door No

9 Name displayed on society board Not Applicable

D. DESCRIPTION OF THE LOCALITY

1 i) Proximity to civic ameni es distance from All Civic ameni es like Banks, hospital, park, garden, shops
nearest (School, Hospital, Park / Garden, and market are available within 10 to 20 Kms.
Market / Shopping Complex)
ii) Main road Off balewdi road
iii) Railway Sta on / Bus Stop 10 kms from Pune railway sta on

2 Residen al Area/ Commercial/ Industrial Residen al Area

3 Classifica on of Area
i) High/Middle/Poor Middle
ii) Developed / Developing /Gaothan Developed
4 Coming under Corpora on limit / Village Pune municipal corpora on
Panchayat / Municipality.
5 Infrastructure Surrounding Area High street
6 Condi on & Width of Approach Road Good & more than wide 20 Ft Road
7 Whether covered under any State/Central No
Govt. enactments (e.g. Urban Land Ceiling Act)
or no fied under agency area/ scheduled area
/ cantonment area.

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8 In Case it is an agriculture land, any conversion Not applicable
to house site plots is contemplated.

9 Has the whole or part of the land been no fied No

for acquisi on by Government or any statutory
body? Give date of the no fica on

E. DESCRIPTION OF THE PROPERTY – PART A

1 Completed/ under construc on Completed

2 % of comple on 100%
3 Type of Property Residen al
4 Usage Residen al
5 Type of Structures RCC Frame Structure
6 Number of Wings 2
7 Number of floors 20
8 Society Registra on Number -
9 Flats per floor / Posi on 6
10 Maintenance of the Building Good
11 Year of construc on 2022

12 Age of the building About 1

13 Life of the building es mated 32 years
14 % Deprecia on 18%
15 Facili es Available
A Li Nil
B CCTV/ Fire figh ng Available on site

C Ameni es (Gym / Swimming Pool / Club house Security & CCTV Camera
/ Amphi theatre / Garden / Banquet / Others)

16 Car Parking – Open/Covered Adequate

17 Protected Water Supply Pcmc

18 Underground Sewerage -

19 Does Compound wall exist? Yes

20 Is pavement laid around the Building? PCC

21 Boundaries of the property As Per Documents As per Site Inspec on

North
South
Details not available
East
West
21A Boundaries of the Flat / Office As Per Documents As per Site Inspec on

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 North
South
Not applicable Not applicable
East
West
22 What is the undivided area of land as per Sale -
Deed?

F. DESCRIPTION OF THE PROPERTY – PART B

External Details of the Building
a) Type of Construction RCC
b) Completion Status Completed
c) No. of Floors 20

d) No. of Lifts 2 Per Wing , 10 in Total

e) Superstructure Walls Masonry

f) Compound Wall Provided Height =2m
g) Compound Area Paving Paver Blocks
h) External Finish Cement Plaster, Structure Glazing
i) Architectural Quality High
j) Special Amenities Garden, Clubhouse , Swimming Pool, Security, CCTV Camera
k) Car Parking Yes

Internal Details of Property

a) Type of Flooring Vitrified
b) Type of Ceiling RCC Slab
c) Type of Paint Decorative
d) Electrification Conceal
e) Plumbing Conceal
f) Bathroom Details Glazed Tiles
g) Door Details Panelled
h) Window Details Aluminium Sliding
i) Kitchen Details Granite, Marble
j) Overall Internal Finish High
Age of the Building 1 Year

Condition of the Building Good

Additional information This is our Mantra: continuous innovation leads to continuous success. Our extensive portfolio
in the short period of time since our existence is a proof that our Mantra works. We are driven
by the idea of ‘creating the next’, which enabling us to shape the path forward and establish new
benchmarks for real estate developers. Our team of dynamic, first-generation entrepreneurs has
delivered innovative solutions and ensured on-time deliveries of our projects. Through an
unwavering dedication to quality and data-informed decision-making, we ensure that you
receive the utmost value for your living space and for your lifestyle. Live ‘the next’.

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 G. MARKETABILITY

1. How is the Marketability? Average

2. What are the factors favoring for an extra Nil

Poten al Value?

3. Any nega ve factors are observed which affect No

the market value in general.

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 PART II – VALUATION

Description .Subject Property Comparable Comparable Comparable

Property 1 Property 2 Property 3

Loca on Name, Ward HQM7+CW4, Pa l Atha Shri Va ka Avenues

and Address Was , Pa l Nagar, Synergy Apartment, Wisdom Park,
Balewadi, Pune, Pune Bangalore Pal Nagar, Balewadi,
Maharashtra Highway, Balewadi, Pune,
411045 Pal Nagar, Pune, 411045
Balewadi, 411045
Pune,
411045

Type of Unit 2BHK 2BHK 2BHK 2BHK

Rate per Sq.Ft 12500 12000 13500 12589
Built up area 790 750 850 850
Construc on 2 5 8 7
LOCATION
Access to transport Adjacent To NH Adjacent To NH >700m to NH48 Adjacent to
48 48 >1.00 Km to Bus NH48
> 1.38 Km to Bus > 1.38 Km to Bus Stop 1Km To Bus stop,
Stop Stop >17.23km to >18.1km to
17.63 Km to 17.63 Km to Railway station Railway
Railway station Railway station 20.57 Km to Station
21.6 to Airport 21.6 to Airport Airport 21.4 Km to
Airport

Adjustment 0% -1% -1%

Convenience/ Hospital >3.3Km Hospital >3.3Km Hospital> 1.9Km, Hospital >2.4Km,
faculties School College > School College > School College > School College >
1.7 km 1.7 km 900 m 1 km weekly
weekly Market > weekly Market > weekly Market > Market > 2 km
2.5 km 2.5 km 1.5 km Dmart > 2.0 km,
Dmart > 2.4 km, Dmart > 2.4 km, Dmart > 1.9km , City Centre 13
City Centre 14 km City Centre 14 km City centre 13 km km

Adjustment -2% -4% -1%

BUILDING
CONDITION

Exterior Excellent Good Good Good

Age of Building 1 5 8 7
Interiors/Furnitures Semi Furnished Furnished Furnished Furnished
Adjustment 1% 2% 2%

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PARKING Yes yes yes Yes
Type of parking open open open open
Adjustment 0% 0% 0%
AMENITIES
Playing area and Yes yes yes Yes
garden

CCTV & Security yes yes Yes yes

Lift yes yes yes Yes
Adjustment -2% -2% -2%

C. SUMMARY OF EVALUATION GRID

Description Subject Property Comparable Comparable Comparable

Property 1 Property 2 Property 3

LOCATION
Access to 0% -1% -1%
transport
Convenience / -2% -4% -2%
facili es
BUILDING 2% 2% 2%
CONSTRUCTION

PARKING 0% 0% 0%
AMENITIES -2% -2% -2%
TOTAL -2% -5% -3%
ADJUSTMENT

ADJUSTED 11760 12825 12211.33

AMOUNT
(Rs/sq. )

AVERAGE RATE 12265.44

(Rs/sq. )

D. VALUATION OF PROPERTY

1 Constructed area as per Details not available

Agreement
2 Constructed area as per Plan Details not available

3 Constructed area as per Details not available

Physical measurement
4 Construc on on area (built up) 790 sq.
consider for valua on on
5 Property Value

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 Par cular of item Built up area Average rate Valua on on of the
property
Sq. Rs/Sq. Rs.
A Main Subject Property 790 12265.44 RS.96,89,697.6
TOTAL RS.96,89,697.6
ROUND OFF RS.96,89,697.6

1 Owner : M/s.Ganpat Dhende(Owner indicated as per photocopies of

documents provided. Our scope of work does not include
verifica on of legal ownership. Refer latest tle cer ficate to
confirm ownership details. Valua on subject to clear legal
marketable tle)

2 Loca on of the property : HQM7+CW4, Patil Wasti, Patil Nagar, Balewadi, Pune,
Maharashtra 411045

3 Fair Market Value (FMV) : Rs. RS.96,89,697.6 /-

4 Realizable Value (RV) = : Rs. 87,20,727/-

0.90 x FMV

5 Distress Sale Value (DSV) = : Rs77,51,758.08/-

0.80 x FMV

8
Remarks:
1. Approach of Valua on – Market Approach has been adopted for the subject valua on. This
approach is generally recommended in all marketable proper es. Land, ownership flats, shops
and offices (none tenanted) are valued by this approach.
2. Method of Valua on – Direct Sales Comparison Method. Market Value of the comparable
proper es are considered for this method.
3. Property Rate – The property rates are adopted a er considering the prevailing market rate in
the locality for comparable flat and necessary allowance in rate for varia on due to size, shape,
local on, land development condi on, sales instances, govt. ready reckoner rate and effect of all
market forces. Rates considered are a er the effect of depreciate on (RCC building with more than
5 Years)
4. Price Indicators – Prevailing market rates are obtained from either of the following sources;
enquiry with society office, enquiry with local brokers, search of sales offers from reputed real
estate web sites, search of property price trend in the locality from reputed real estate websites,
comparison with govt. stamp duty ready reckoner rates, comparison with actual sales
transac ons index on govt. registrar on website.
5. Documents - Valua on is based on the site visit & the photocopies of the documents provided
by the owner. Document photocopies have been returned to bank / borrower a er reference.
6. Assump ons -The Valua on is subject to general assump ons and liming condi on in
Annexure II a ached herewith.

Conclusion
As a result of our appraisal and analysis it is our considered opinion that the present Fair Market
Value of the property situated at HQM7+CW4, Pa l Was , Pa l Nagar, Balewadi, Pune, Maharashtra
411045 is RS.96,89,697.6 /- . in the prevailing condi on with aforesaid specifica ons.