Market Data Approach

NEIGHBORHOOD DATA
SUBJECT INFORMATION
FORM APPRAISAL REPORT

Property Type
Residential
Condominium
Industrial
X Commercial
Office
Warehouse
Retail
Client
Property Address
Bounded by EDSA, Aurora Boulevard and Gen. Santos Street, Cubao, Quezon City
Legal Description
Property Rights Appraised
Fee Simple
Occupant
Location
Built Up
Growth Rate
Property Values
Demand/Supply
Marketing Time
Present Land Use
Leasehold
Leased Fee
x
x
x Fully Dev.
0 % 1 Family
0 % Industrial
Change in Present Land Use
Predominant Occupancy
Urban
Over 75%
Rapid
Increasing
Shortage
Under 4 mos.
0 % 2-4 Family
Suburban
25% to 75%
x Steady
x Stable
x In Balance
4-5 Mos.
0 % Apts
0 % Vacant
Likely
Owner
0 % Warehouse
x Not Likely
Tenant
Rural
Under 25%
Slow
Declining
Over Supply
x Over 6 Mos.
100 % Comm'l
Good Avg.
Convenience to Shopping
Recreational Facilities
Adequacy of Utilities
Property Compatibility
General Appearance of Properties
Appeal to Market
Fair
Poor
x
x
x
x
x
x
Distance Access/Convenience
Convenience to Transportation Along
x
Convenience to Employment Adjacent x
Convenience to School
250 m
x
Neighborhood Shopping
Across
x
Comments including those factors, favorable or unfavorable, affecting marketability
Freeway Access (EDSA)
Along
x
(e.g. public parks, schools, view, noise)
Property appraised is bounded by EDSA, Aurora Boulevard and Gen. Santos Street, within Cubao, Quezon City. It is located
across on the southwest of Puregold Cubao, about 130 meters northwest from MRT Cubao Station, about 170 meters southwest from LRT Cubao Station and Gateway,
about 250 meters northwest from Araneta Coliseum, and about 600 meters northwest from SM Cubao.
Electricity
Gas
Water
Sanitary Sewer
Present Use
Public
x
Commercial
Other (specify)
Other (Describe)
x
x
Underground Elect. & Tel.
0 % Institution
Taking Place
% Vacant
Present Improvements
=
x do
2,500.00
Sq.M.
do not conform to zoning
Corner Lot
TUP
Commercial
OFF SITE IMPROVEMENTS
Street Access
x Public
Street Surface
Asphalted
Maintenance
x Public
x Storm Sewer
x Curb/Gutter
x Sidewalk
x Street Lights
Comments (favorable or unfavorable including any apparent adverse easements and other adverse conditions)
INTERIOR
IMPROVEMENTS
FINISH
TCT/CCT No.
formerly Act Theater
Dimension/Area
Zoning Classification
Highest and Best Use
SITE DATA
Vacant
Private
Private
Topography
Size
Shape
View
Drainage
Flat
2,500 sqm
Regular
None
Underground Drainage System
EXERCISE ON MARKET DATA APPROACH

Giv en Data:
Percentage Adj ustments:
Cash Discount
5%
Location
Size
Elevation
Shape
Corner Inf.
Access
10%
No adjustment
5%
5%
5%
5%
Zoning
15%
Qualitativ e Adj ustments

Equal
Inferior
Superior
With similar attributes

Comparable has superior attributes
Comparable has inferior attributes
Determine the Market Value of Subj ect Property

Subj ect
Address
Along App le Street (Main R oad) , X

Su bd, Sucat, Paranaque City
Comparable No. 1
Comparable No. 2
Comparable No. 3
Along Apple Street, X Subd.,

Sucat, Paranaque City
Along Orange Steet (Secondary),

X Subdivision, Sucat, Paranaque
City
Along Alley , Y Subdivision,

(adjoining with inferior amenities
as Subd.X), Sucat, Paranaque City
Instrument (Sale)/LISTINGS
Date of Sale
Sale (Feb. 2014)

Feb. 2014
Sale/Asking Price (Absolute Amount)
6,000,000.00
Size (Square Meters)

Price/sqm. (UNADJUSTED)
ADJUSTMENTS
Property Rights Conv eyed
Comparison/Adj ustment
520.00
Fee Simple
Adj usted Sales Price

Change in Market ConditionsT ime / Cash Discount
500.00
PhP
Listing
Current
490.00
PhP
Feb-01-14
5.00%
4,704,000.00
480.00
PhP
10,000.00
Fee Simple
Equal
0.00%
12,000.00
and Sale Terms

Sale T erms
Comparison/Adj ustmentT ime / Cash Discount
Listing
Current
4,900,000.00
12,000.00
Fee Simple
Equal
0.00%
9,800.00
Current
12,600.00
9,800.00
Fee Simple
Equal
0.00%
9,600.00
-5.00%
Current
-5.00%
9,120.00
9,310.00
MARKET DATA APPROACH
PHYSICAL CHARACTERISTIC ADJUSTMENTS

Location Main Road
520.00
Elev ation Slightly below
Shape Regular
Corner Influence Corner Lot
Access Concrete
Zoning Commercial
Main Road
equal
490.00
equal
Above road grade
superior
Regular
equal
Non-corner
inferior
Concrete
equal
Commercial
-5%
5%
equal
Total Net Adj ustments

Final Adj usted Sales Price (Net Adj ustment Basis)
Weight
Weight Equiv alent
Secondary Road
inferior
480.00
equal
Slightly below
equal
Irregular
inferior
Non-corner
inferior
Concrete
equal
Residential
5%
5%
inferior
0.00%
12,600.00
60.00%
7,560.00
Along Alley
inferior
500.00
equal
Slightly below
equal
Regular
equal
Non-corner
inferior
Earth-paved
inferior
Residential
10%
5%
10%
5%
5%
inferior
5%
25.00%
11,400.00
30.00%
3,420.00
25.00%
11,637.50
20.00%
2,327.50
FINAL RECONCILIAT
INDICAT ED MARKET VALUE BY MARKET DAT A APPROACH

13,307.50
ROUNDED OFF T O
159,690.00
Comments on Market Data Analysis:
T he selected comparables are the most recent verifiable listings/transactions noted in the vicinity of
subject property
INDICATED VALUE BY MARKET DATA APPROACH (Condominium)
INDICAT ED VALUE BY MARKET DAT A APPROACH

COST APPROACH
INDICAT ED VALUE BY INCOME APPROACH
FINAL RECONCILIAT ION:
I CERT IFY T HAT T HE MARKET VALUE OF SUBJECT PROPERT Y AS OF
IS
0.00
Appraiser(s)
Date Report Signed

Given Data:
Percentage Adjustments:
Cash disc/time
Location
Size
Elevation
Shape
Corner Inf.
Access
Zoning
5%
10%
No adjustment
5%
5%
5%
5%
15%
Qualitative Adjustments
Equal
Inferior
Superior
Subject has superior attributes
Determine the Market Value of Subject Property
Subj ect
Address

Date of Sale
520.00
ADJUSTMENTS
Fee Simple
and Sale Terms
Sale T erms
Comparable No. 1

Sale (Feb. 2014)
Feb. 2014
6,000,000.00
500.00
PhP
12,000.00
Fee Simple
Equal
0.00%
Comparable No. 2
Comparable No. 3
Along
Orange
Steet
(Secondary), X Subdivision,
Listing
Current
4,900,000.00
490.00
PhP
10,000.00
Along Alle y , Y Subdivision, (w/

inferior
amenities),
Sucat,
Paranaque City
Listing
Current
4,704,000.00
480.00
PhP
9,800.00
Fee Simple
Equal
0.00%
12,000.00
Feb-01-14
Fee Simple
Equal
0.00%
9,600.00
9,800.00
Current
12,000.00
Current
9,600.00
9,800.00

Location Main Road

520.00
Shape Regular
Access Concrete
Zoning Commercial
Main Road
equal
490.00
Secondary Road
inferior
480.00
Slightly below
Slightly below
Along Alley
inferior
500.00
Equal
Slightly below
Regular
Irregular
Regular
Non-corner
Non-corner
Non-corner
Concrete
Concrete
Commercial

%
Weight
Weight Equiv alent
Earth-paved
Residential
0.00%
12,000.00
40.00%
4,800.00
Residential
0.00%
9,600.00
30.00%
2,880.00
0.00%
9,800.00
30.00%
2,940.00

10,620.00
ROUNDED OFF T O
13,000.00
T he selected comparables are the most recent verifiable listings/transactions noted in the vicinity of subject pro

BY COST APPROACH
BY INCOME APPROACH
FINAL RECONCILIAT
I CERT IFY T HAT T HE MARKET VALUE OF T HE SUBJECT PROPERT Y AS OF
IS
0.00
Appraiser(s)
Date Report Signed

Given Data:
Location
10-15%
Size
No adjustment
Elevation
5%
Shape
5%
Corner Inf.
5%
Access
5%
Zoning
15%
Equal
Inferior
Superior
Subj ect
Address
Along Orange Street (Secondary

Road) , X Subd, Sucat, Paranaque
City
Date of Sale
520.00
ADJUSTMENTS
Fee Simple
and Sale Terms
Sale T erms
Comparable No. 1
Comparable No. 2
Comparable No. 3

Along
Orange
Steet

(adjoining
with
inferior
amenities as Subd.X), Sucat,
Paranaqu e City
Listing
Current
4,704,000.00
480.00
PhP
9,800.00
Sale (Feb. 2014)

Feb. 2014
6,000,000.00
500.00
PhP
12,000.00
Fee Simple
Equal
0.00%
Listing
Current
4,900,000.00
490.00
PhP
10,000.00
Fee Simple
Equal
0.00%
12,000.00
Feb-01-14
Fee Simple
Equal
0.00%
9,600.00
9,800.00
Current
12,000.00
Current
9,600.00
9,800.00

Location Secondary rd
520.00
Shape Regular
Access Concrete
Zoning Residential
Secondary Road
Equal
480.00
Along Alley
490.00
Above road grade
Main Road
Slightly below
Slightly below
500.00
Regular
Irregular
Regular
Non-corner
Non-corner
Non-corner
Concrete
Concrete
Earth-paved
Commercial
Residential
Residential

Weight
Weight Equiv alent
0.00%
0.00%
0.00%
0.00
0.00
0.00

0.00
ROUNDED OFF T O
11,000.00

COST APPROACH
INCOME APPROACH
FINAL RECONCILIAT
IS
0.00
Appraiser(s)
Date Report Signed
Given Data:
Cash Discount
5%
Location
10-15%
Size
No adjustment
Elevation
5%
Shape
5%
Corner Inf.
5%
Access
5%
Zoning
15%
Equal
Inferior
Superior
Subj ect
Address

Date of Sale
520.00
ADJUSTMENTS
Fee Simple
and Sale Terms
Sale T erms
Comparable No. 1
Along Apple Street (Main Road),
X Subd., Sucat, Paranaq ue City
Sale (Feb. 2015)
Feb. 2015
6,000,000.00
500.00
PhP
12,000.00
Fee Simple
Equal
0.00%
Comparable No. 2
Comparable No. 3
(adjoining
with
inferior
Paranaqu e City
Listing
Current
4,704,000.00
480.00
PhP
9,800.00
Along
Orange
Steet
Listing
Current
4,900,000.00
490.00
PhP
10,000.00
Fee Simple
Equal
0.00%
12,000.00
Feb-01-15
Fee Simple
Equal
0.00%
9,600.00
9,800.00
Current
0.00%
Current
-10.00%
12,000.00
-10.00%
8,640.00
8,820.00

Location Main Road

520.00
Elev ation Above road grade
Shape Regular
Access Concrete
Zoning Commercial
Main Road
Equal
490.00
Equal
Above road grade
Equal
Regular
Equal
Non-corner
inferior
Concrete
Equal
Commercial
Equal

Weight
Weight Equiv alent
0%
0%
0%
0%
5%
0%
0%
Secondary Road
Inferior
480.00
equal
Slightly below
Inferior
Irregular
Inferior
Non-corner
Inferior
Concrete
equal
Residential
Inferior
5.00%
12,600.00
60.00%
7,560.00
Along Alley
Inferior
500.00
Equal
Slightly below
Inferior
Regular
Equal
Non-corner
Inferior
Earth-paved
Inferior
Residential
Inferior
10%
0%
5%
5%
5%
0%
15%
15%
0%
5%
0%
5%
5%
15%
40.00%
12,096.00
30.00%
3,628.80
45.00%
12,789.00
10.00%
1,278.90
500
INDICAT ED MARKET VALUE BY

12,467.70
ROUNDED OFF T O
12,500.00

COST APPROACH
INCOME APPROACH
FINAL RECONCILIAT
IS
0.00
Appraiser(s)
Date Report Signed
Given Data:
Location
10%
Size
No adjustment
Elevation
5%
Shape
5%
Corner Inf.
5%
Access
5%
Zoning
15%
Equal
Inferior
Superior
Subj ect
Address

Date of Sale
520.00
ADJUSTMENTS
Fee Simple
and Sale Terms
Sale T erms
Comparable No. 1
Sale (Feb. 2014)
Feb. 2014
6,000,000.00
500.00
PhP
12,000.00
Fee Simple
Equal
0.00%
Comparable No. 2
Along
Orange
Steet
Listing
Current
4,900,000.00
490.00
PhP
10,000.00
Fee Simple
Equal
0.00%
12,000.00
Feb-01-14
Comparable No. 3
(adjoining
with
inferior
Paranaqu e City
Listing
Current
4,704,000.00
480.00
PhP
9,800.00
Fee Simple
Equal
0.00%
9,600.00
Current
12,000.00
9,800.00
Current
9,600.00
9,800.00

Location Secondary Road

520.00
Shape Regular
Access Concrete
Zoning Residential
Main Road
Inferior
490.00
Equal
Above road grade
Secondary Road
Equal
480.00
Equal
Slightly below
Regular
Regular
Non-corner
Concrete
Concrete
Residential

%
Weight
Weight Equiv alent
Along Alley
Superior
500.00
Equal
Slightly below
Irregular
Non-corner
Commercial
Non-corner
Earth-paved
Residential
0.00%
12,000.00
0.00%
9,600.00
0.00%
9,800.00
0.00
0.00
0.00

0.00
ROUNDED OFF T O
0.00

COST APPROACH
INCOME APPROACH
FINAL RECONCILIAT
Appraiser(s)
Date Report Signed
IS
0.00

Market Data Approach - Valuation Grid

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NEIGHBORHOOD DATA

FORM APPRAISAL REPORT

formerly Act Theater

EXERCISE ON MARKET DATA APPROACH

Qualitativ e Adj ustments

With similar attributes

Determine the Market Value of Subj ect Property

Along App le Street (Main R oad) , X

Along Apple Street, X Subd.,

Along Orange Steet (Secondary),

Along Alley , Y Subdivision,

Sale (Feb. 2014)

Sale/Asking Price (Absolute Amount)

Size (Square Meters)

Adj usted Sales Price

and Sale Terms

PHYSICAL CHARACTERISTIC ADJUSTMENTS

Total Net Adj ustments

INDICAT ED MARKET VALUE BY MARKET DAT A APPROACH

INDICATED VALUE BY MARKET DATA APPROACH (Condominium)

INDICAT ED VALUE BY MARKET DAT A APPROACH

FINAL RECONCILIAT ION:

I CERT IFY T HAT T HE MARKET VALUE OF SUBJECT PROPERT Y AS OF

EXERCISE ON MARKET DATA APPROACH

Determine the Market Value of Subject Property

Along App le Street (Main R oad) , X

Along Apple Street, X Subd.,

Along Alle y , Y Subdivision, (w/

PHYSICAL CHARACTERISTIC ADJUSTMENTS

Location Main Road

Total Net Adj ustments

INDICAT ED MARKET VALUE BY MARKET DAT A APPROACH

INDICAT ED VALUE BY MARKET DAT A APPROACH

FINAL RECONCILIAT ION:

I CERT IFY T HAT T HE MARKET VALUE OF T HE SUBJECT PROPERT Y AS OF

EXERCISE ON MARKET DATA APPROACH

Determine the Market Value of Subject Property

Along Orange Street (Secondary

Along Apple Street, X Subd.,

Along Alley , Y Subdivision,

Sale (Feb. 2014)

PHYSICAL CHARACTERISTIC ADJUSTMENTS

Total Net Adj ustments

INDICAT ED MARKET VALUE BY MARKET DAT A APPROACH

INDICAT ED VALUE BY MARKET DAT A APPROACH

FINAL RECONCILIAT ION:

I CERT IFY T HAT T HE MARKET VALUE OF T HE SUBJECT PROPERT Y AS OF

EXERCISE ON MARKET DATA APPROACH

Along App le Street (Main R oad) , X

PHYSICAL CHARACTERISTIC ADJUSTMENTS

Location Main Road

Total Net Adj ustments

INDICAT ED MARKET VALUE BY

INDICAT ED VALUE BY MARKET DAT A APPROACH

FINAL RECONCILIAT ION:

I CERT IFY T HAT T HE MARKET VALUE OF T HE SUBJECT PROPERT Y AS OF

EXERCISE ON MARKET DATA APPROACH

Determine the Market Value of Subject Property

Along App le Street (Main R oad) , X

MARKET DATA APPROACH

PHYSICAL CHARACTERISTIC ADJUSTMENTS

Location Secondary Road