25th July, 2017

To,
The Manager
Karnali Development Bank
Branch Office, Bhuri Gaun, Bardiya

Subject: -Valuation Certificate

Dear,
We have submitted here in the attached report regarding property of land and
Building located at Nepalgunj Sub-Metropolitan City -2, Banke, which is to be
mortgaged to the bank by Ms. Prabha Rana.
We here by declare and certify that:
We have physically inspected and verified the property on 24th July, 2017
We have no direct or indirect interest in the said property.
The information furnished is true and correct to the best our knowledge and belief.

Hence Rs. 49,00,000.00 (In words Rs. Forty Nine Five Lakh only) has been certified
as the reasonable replacement value of the said property. However the commercial value
of the property is estimated to be Rs. 57,500,000.00 ( In words Rs. Fifty Seven lakh
Fifty Thousand only.)

All necessary documents are attached here with.

Attachment
1. Valuation Report ..1
2. Land ownership certificate (Lalpurja)1
3. Photographs 2
4. Drawing sheet .2
5. Cadastral map .1
6. Land revenue receipt............................................1
7. Boundary Certificate.............................................1

Thanking you
Sincerely yours

Daman Kumar Shrestha

(Engineering Consultant)

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 REPORT OF THE PROPERTY VALUATION
1.0 GENERAL INFORMATION:

1.1 Name and Address of the client:

Name. : M/S Bageshowri Veneer Udhyog.
Registered No : 755/120/072/073
Income tax Pan No : 605476776
Business Address : Chaur jahari Municipality-4 , Rukum.
Proprietor's Name : Mrs. Prabha Rana.
Phone No. : 9813167631
Type of property to be mortgaged
The property to be mortgaged consists of land building.

1.2 Owner of the property:

Name of the Owner : Mrs. Prabha Rana.
Name of the Husband : Mr. Ashok Jung Rana.
Name of the Father in law : Mr. Keshar Jung Rana.

1.3 Address of the Owner : Nepalgunj Sub-Metropolitan City-2, Banke.

1.4 Address of the land to be mortgaged:

Kitta No Address Local Authority
31 Nepalgunj-2, Banke. Nepalgunj Sub-Metropolitan Office, Banke.

1.5 Area of the land as per lalpurja:

Kitta No. Sq m. Area B.K.D.
31 352.45 0-1-0

1.6 Access and the location of the land:

Under consideration land and building are located at Nepalgunj-2, Gharbari Tole.
Banke. The access approach Road is 6.0 m. wide . Details are shown in Cadastral, Tress
map and location & site plan.

1.7 Importance of the location:

The under consideration lands and Building are located at the commercial & residential
built up area. So all physical facilities like Telecommunication, Transportation,
electricity, Water Supply, School, Market, Hospital etc. are prevail in this area. So it is
important for both commercially residentially.

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1.8 Parameter's of the boundaries:
Boundaries of the lands are as following:
Kitta No. East West North South
31 Brijesh Jung Rana Bishnu Rijal Tika Rijal Madhu Jung Rana
& Road
Notes: Above mentioned name of land owner is as per the letter is issued by Nepalgunj
Sub-Metropolitan office Banke.
1.9 Legal aspects of the property:
To the best of our knowledge no legal dispute on the land has been recorded. The
boundary of all land is clear and distinct at East, West, and North & south. The
ownership of the land has been confirmed on the basis copy of land ownership
certificate, land revenue receipt, boundary certificate and the field survey conducted
by us on 24th july, 2017.
2.0 Possibilities of future Improvement:
As the location of the properties are suitable for residential and commercial purpose ,
the value and importance of the land are sure to grow in future too.
3.0 Rent:
3.1 Occupant of the land and Building:
Whole Building is used by self land owner.
4.0 Valuation Rate of the land: Kitta No. 31
The commercial value is considered on the prevailing market price, which
are find out by spout interview, location, shape and approach road (accessibility) to
the Location, commercial Centre, Physical facilities ect. Government rate is taken
as per the land revenue office of Banke. The distress for valuation rate is
determined from 70% for commercial and 30%from government rate, which is
shown in following table.
Kitta Address Commercial rate Government Distress Rate of
No. Per Kattha(NRs) rate per Kattha Valuation per Kattha
(NRs.)
31 Nepalgunj-2, Banke 40,00,000.00 12,50,000.00 31,75,000.00
5. Value of the land.
Basic factor like prevailing local price of the land, location in this area, shape size, Importance of
the future improvement, current value of buying and selling. Considering all these facts the
commercial rate of the land under considering is per kattha. As per terms of reference of Karnali
Development Bank Limited, the fair rate of the land is determined by considering 70%of the local
rate and 30% of the Government rate. According to the fair rate and area calculation, the valuation
amount comes as follows
Kitta no Area in Distress Rate of Valuation Distress Value of Land
(B-K-D) per Kattha (NRs.)
31 0-1-0 Rs. 31,75,000.00 Rs. 31,75,000.00
Total Rs. Rs: 31,75,000.00

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5.0 TECHNICAL DETAILS:
Detail size and dimension on the building is shown in the attached drawing
And building constructed on the land is based on the interview with owner
of the property.
5.1 Plinth area of the Building.
Ground Floor: 819.00 Sq ft First Floor : 813.36 Sq ft

5.2 Number of storey and height:

No. of storey: Double.
Plinth Height: 1-6
Floor Height: 10-0 Each

5.3 Structure System:

Main structure system of the building under consideration is pillar system
(frame structure) and load bearing with 23cm thickness brick masonry with
cement mortar.

5.4 Type of foundation:

The foundation of the building is made of spread footing foundation.

5.5 Damp proof course (DPC):

The building has 23cm. RCC tie beam constructed around the plinth level.

5.6 Face of building:

The building is East side facing.

5.7 Partition wall and ceiling surface:

Internal and external wall surface are cement plastered.

5.8 Flooring finishing:

Floor finishing with out room of the building is finished by marble flooring.

5.9 Floor and Roofing:

The floor of building is constructed stated in paragraph 5.8 roof constructed of
RCC.

5.10 Rooms:
The size and dimension of the rooms are clearly shown on the drawings. The
Building has four rooms.

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5.11 Doors and Windows:
The building has sufficient door and windows and ensures adequate ventilator
with in the building .Doors and Windows frame are made of sal wood. Paneled
shutter seen on all the door and glazed shutter seen on the all windows. Also
provided grills on the windows.

5.12 Sanitary and water supply system:

The building is facilitated for drinking water supply by hand pump. Two toilet and
Bath room are constructed.

6.0 Electricity supply system:

Under ground wiring system is seen through out the building.

7.0 DETAILS FOR VALUATION OF BUILDING:

8.1 Current rate of the building materials.

(a) Bricks-12000/per 1000 No. (b) Cement-780/kg
(c) Timber- 55026/m3 (d) Steel- 110/kg
(e) Sand-750/m3 (f) Aggregate-1850/m3
(g) Stone- 1250/m3 (h) Soil -550/m3

8.2 Current rate of Main Items;

(a) Brick work c/m-7644.10/m3 (b) Steel reinforcement 110/kg
(c) R.C.C-4473.41/m3 (d) wood for Chanukahs -123480/m3
(e) Wooden paneled shutter-3314.96/m2 (f) Cement Plaster-95.22/m2
(g) Stone works-2236.39/m3

8.3 Quantity of Main Items:

(a) Brick work c/m -48.95m3 (b) R.C.C-23.85m3
(c) Steel reinforcement -2100kg (d) wooden for chaukosh -1.05m3
(e) Wooden paneled shutter-11.34m2 (f) Cement Plaster-786.0m2
(g) Stone work -35.58m3 (h) Iron-350kg

8.4 Year of completion of construction:

The building is completed in the 2062 B.S

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REPORT OF PROPERTY VALUATION

Clint: M/S Bageshowri Veneer Udhyog

Proprietor: Mr. Prabha Rana
Nepalgunj Sub-Metropolitan City-2, Banke

TO BE SUBMITTED:
Karnali Development Bank Ltd.
Branch Office, Bhuri Gaun, Bardiya

SUBMITTED BY:
SHRESTHA ENGINEERING CONSULTANTS
NEPALGUNJ-13, PASANGLHAMU MARG
CONTACT NO: 081-520796/9848020530

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9.0 VALUATION OF THE BUILDING:
Valuation of building is based on plinth area method .Detailed quantity of
major work items is based on the drawing sheet. Prevailing local rate building
material is considered.
S.N Description Plinth Area Rate Amount Remarks
(sq.ft) (sq.ft Rs.
1 Civil Works
Ground Floor: 813.36 Sq ft
Cost of fixture 813.36.00 2500.00 20,33,400.00
2 a) Electricity & sanitation 5%
of the cost of whole building.
Depreciation - - 1,01,670.00
3 The Building is completed in 21,35,070.00
2062.B.S. So we are taking
1.5% per year depreciation 18% 3,84,312.60
charge.
4 Summary of total cost of Total Rs 17,50,754.40
building and cost of fixture
10.0 SUMMARY OF VALUATION OF PROPERTY
Distress value:
a) Value of land. Rs. 31,75,000.00
b) Value of the building Rs. 17,50,754.40
Total Rs. 49,25,757.40
Commercial Value Say Rs. 49,,00,000.00
a) Value of builing: Rs. 17,50,754.40
b) Value of land: Rs. 40,00,000.00
Total Rs. 57,50,754.40
Say Rs. 57,50 ,000.00
Hence Rs. 49,00,000.00 (In words Rs. Forty Nine Five Lakh only) has been certified
as the reasonable replacement value of the said property. However the commercial value
of the property is estimated to be Rs. 57,500,000.00 ( In words Rs. Fifty Seven lakh
Fifty Thousand only.)

25th July, 2017

Daman Kumar Shrestha

(Engineering Consultant)