MIRA INFORM REPORT

Report No. :	321421
Report Date :	30.05.2015

IDENTIFICATION DETAILS

Name :	TYAGI HOUSING PRIVATE LIMITED
Registered Office :	106/1, Tyagi Commercial Complex, Paschim Puri Crossing, Agra – 282007, Uttar Pradesh
Tel. No.:	91-9412721037 [Mr. Vijay Kumar Tyagi]
Country :	India
Financials (as on) :	31.03.2015 (Provisional)
Date of Incorporation :	22.10.2009
Com. Reg. No.:	20-038504
Capital Investment / Paid-up Capital :	Rs. 0.100 Million
CIN No.: [Company Identification No.]	U45400UP2009PTC038504
IEC No.:	Not Available
TAN No.: [Tax Deduction & Collection Account No.]	Not Available
PAN No.: [Permanent Account No.]	AADCT5761D
Legal Form :	Private Limited Liability Company
Line of Business :	Real Estate Developer
No. of Employees :	7 (Approximately)

RATING & COMMENTS

MIRA’s Rating :

Ca (11)

RATING		STATUS	PROPOSED CREDIT LINE
11-25	Ca	Adverse factors are apparent. Repayment of interest and principal sums in default or expected to be in default upon maturity	Limited with full security

Status :	Moderate
Payment Behaviour :	Unknown
Litigation :	Clear
Comments :	Even though the company was incorporated on 22^nd October 2009, it has recently commenced its business. It is having moderate track record. Mr. Manoj Kumar Singh, Auditor has provided information to us and claimed that company has started its business operations from February 2015 and it has undertaken a project of developing residential premises, which is expected to complete after 3 years. Due to recent commencement of business operations company has incurred huge pre-operating expenses which has eroded networth of the company. Rating further constrained on account of limited history of business operations and risk associated with the nature of real estate business. Business is active. Payments are reported to be unknown. In view of negative networth backed by limited history of operations, the company can be considered for business dealings on safe and secured trade terms and conditions.

NOTES :

Any query related to this report can be made on e-mail : infodept@mirainform.com while quoting report number, name and date.

ECGC Country Risk Classification List – March 31, 2015

Country Name	Previous Rating (31.12.2014)	Current Rating (31.03.2015)
India	A1	A1

Risk Category	ECGC Classification
Insignificant	A1
Low	A2
Moderate	B1
High	B2
Very High	C1
Restricted	C2
Off-credit	D

EXTERNAL AGENCY RATING

NOT AVAILABLE

RBI DEFAILTERS’ LIST STATUS

Subject’s name is not enlisted as a defaulter in the publicly available RBI Defaulters’ list.

EPF (Employee Provident Fund) DEFAILTERS’ LIST STATUS

Subject’s name is not enlisted as a defaulter in the publicly available EPF (Employee Provident Fund) Defaulters’ list as of 31-03-2014.

INFORMATION PARTED BY

Name :	Mr. Manoj Kumar Singh
Designation :	Chartered Accountant
Contact No.:	91-9528344141
Date :	23.05.2015

LOCATIONS

Registered Office :	106/1, Tyagi Commercial Complex, Paschim Puri Crossing, Agra – 282007, Uttar Pradesh, India
Tel. No.:	Not Available
Mobile No.:	91-9412721037 [Mr. Vijay Kumar Tyagi] 91-9528344141 [Mr. Manoj Kumar Singh]
Fax No.:	Not Available
E-Mail :	info@tyagihousing.com corporateleads@gmail.com incometaxmk@gmail.com
Website :	http://www.tyagihousing.com
Location :	Owned
Site :	1498, Shashtripuram, Agra, Uttar Pradesh, India
Area :	22738.75 Sq. ft.
Location :	Owned

DIRECTORS

AS ON 29.09.2014

Name :	Mr. Vijay Kumar Tyagi
Designation :	Director
Address :	320, Paschimpuri, Sikandra, Agra – 282007, Uttar Pradesh, India
Date of Birth/Age :	30.06.1965
Qualification :	Graduate
Experience :	22 Years
Date of Appointment :	22.10.2009
PAN No.:	ACJPT5888Q
DIN No.:	02563169
Name :	Mr. Pooran Singh Tyagi
Designation :	Director
Address :	320, Paschimpuri, Sikandra, Agra – 282007, Uttar Pradesh, India
Date of Birth/Age :	01.07.1943
Qualification :	Graduate
Experience :	30 Years
Date of Appointment :	22.10.2009
PAN No.:	ABGPT1041B
DIN No.:	02796265

KEY EXECUTIVES

Name :	Mr. Manoj Kumar Singh
Designation :	Chartered Accountant

MAJOR SHAREHOLDERS / SHAREHOLDING PATTERN

AS ON 29.09.2014

Names of Shareholders	No. of Shares	Percentage of Holding
Vijay Kumar Tyagi	5000	50.00
Pooran Singh Tyagi	5000	50.00
Total	10000	100.00

AS ON 29.09.2014

Equity Share Breakup	Percentage of Holding
Category
Directors or relatives of directors	100.00
Total	100.00

BUSINESS DETAILS

Line of Business :	Real Estate Developer
Brand Names :	--
Agencies Held :	--
Exports :
Products :	--
Countries :	--
Imports :
Products :	--
Countries :	--
Terms :
Selling :	Credit (450 Days)
Purchasing :	--

PRODUCTION STATUS (AS ON 31.03.2014)

Particulars	Installed Capacity	Actual Production
Flats	81 Flats	81 Flats

GENERAL INFORMATION

Suppliers :

Reference:	Bhagwan Cement Agency
Name of the Person (Designation):	Mr. Sureshchand Sharma (Proprietor)
Contact Number:	91-9358189496
Since how long known:	10 Years
Maximum limit dealt:	Rs. 0.600 Million (Monthly)
Experience:	Payment Behaviour = Excellent Market Goodwill = Excellent Overall = Excellent
Remark	They gave us positive response about subject company; they are satisfied with their payment behaviour and market goodwill.

Reference:	Paras Nath and Sons
Name of the Person (Designation):	Mr. Vikas Jain (Proprietor)
Contact Number:	91-9319105057
Since how long known:	8 Years
Maximum limit dealt:	Not Divulged
Experience:	Payment Behaviour = Good Market Goodwill = Good Overall = Good
Remark	They gave us positive response about subject company; they are satisfied with their payment behaviour and market goodwill.

Customers :

Reference:	--
Name of the Person (Designation):	Mr. Rampal Singh [Owner of Flat]
Contact Number:	91-8171473333
Since how long known:	8 Years
Maximum limit dealt:	Not Divulged
Experience:	Product Quality = Excellent Delivery Behaviour = Excellent Overall = Excellent
Remark	They gave us positive response about subject company they are satisfied with their product quality and delivery behaviour.

Reference:	Bhagwan Cement Agency
Name of the Person (Designation):	Mr. Sureshchand Sharma (Proprietor)
Contact Number:	91-9358189496
Since how long known:	10 Years
Maximum limit dealt:	Rs. 0.600 Million [Monthly]
Experience:	Product Quality = Excellent Delivery Behaviour = Excellent Overall = Excellent
Remark	They gave us positive response about subject company they are satisfied with their payment behaviour and market goodwill.

No. of Employees :

7 (Approximately)

Bankers :

Bank Name:	Oriental Bank of Commerce
Branch:	Sikandra Branch, Bodla Road, Agra – 282007, Uttar Pradesh, India
Person Name (with Designation):	Mr. Mukesh Kumar Chaturvedi [Branch Head]
Contact Number:	91-562-2605985/ 2600441 91-9927396304
Name of Account Holder:	Tyagi Housing Private Limited
Account Number:	08991131001566
Account Since (Date/ Year of A/c Opening):	22.09.2012
Average Balance Maintained (Optional):	Rs. 0.004 Million
Credit Facilities Enjoyed (CC/OD/Term Loan):	--
Account Operation:	Satisfactory
Remarks:	--

· Bank of India

Paschimpuri Crossing, Agra, Uttar Pradesh, India

· HDFC Bank Limited

· State Bank of India

Facilities :

(RS. IN MILLION)

SECURED LOANS	31.03.2015 (Provisional)
LONG-TERM BORROWINGS
Term Loan Pooran Singh Tyagi (Director)	2.500
Pawan Kumar Tyagi	1.000
Vijay Kumar Tyagi	2.496
Total	5.996

Auditors :
Name :	BPN and Company Chartered Accountants
Address :	B Floor, Padamdeep Tower, G-10/8, Sanjay Palace, Agra – 282001, Uttar Pradesh, India
Tel. No.:	91-561-4009947
E-Mail :	canikhilgarg@gmail.com
Income-tax PAN of auditor or auditor's firm :	AAIFB8129M
Memberships :	--
Collaborators :	--
Associates/Subsidiaries :	· Tyagi Construction Company Address: 106, Paschimpuri, Agra, Uttar Pradesh, India Activity: Flats Constructed in the name of Tirupati Dham

CAPITAL STRUCTURE

AS ON 31.03.2015 [PROVISIONAL]

Authorised Capital :

No. of Shares	Type	Value	Amount
10,000	Equity Shares	Rs. 10/- each	Rs. 0.100 Million

Issued, Subscribed & Paid-up Capital :

No. of Shares	Type	Value	Amount
10,000	Equity Shares	Rs. 10/- each	Rs. 0.100 Million

FINANCIAL DATA

[all figures are in Rupees Million]

ABRIDGED BALANCE SHEET

SOURCES OF FUNDS	31.03.2015 (Provisional)	31.03.2014	31.03.2013
I. EQUITY AND LIABILITIES
(1)Shareholders' Funds
(a) Share Capital	0.100	0.100	0.100
(b) Reserves & Surplus	(1.102)	(0.549)	(0.245)
(c) Money received against share warrants	0.000	0.000	0.000
(2) Share Application money pending allotment	0.000	0.000	0.000
Total Shareholders’ Funds (1) + (2)	(1.002)	(0.449)	(0.145)
(3) Non-Current Liabilities
(a) Long-term borrowings	5.996	0.500	0.500
(b) Deferred tax liabilities (Net)	0.000	0.000	0.000
(c) Other long term liabilities	0.000	0.000	0.000
(d) long-term provisions	0.000	0.000	0.000
Total Non-current Liabilities (3)	5.996	0.500	0.500
(4) Current Liabilities
(a) Short term borrowings	0.000	0.000	0.000
(b) Trade payables	0.501	0.000	0.000
(c) Other current liabilities	10.495	5.866	1.817
(d) Short-term provisions	0.000	0.000	0.000
Total Current Liabilities (4)	10.996	5.866	1.817
TOTAL	15.990	5.917	2.172
II. ASSETS
(1) Non-current assets
(a) Fixed Assets
(i) Tangible assets	0.025	0.029	0.029
(ii) Intangible Assets	0.000	0.000	0.000
(iii) Capital work-in-progress	0.000	0.000	0.000
(iv) Intangible assets under development	0.000	0.000	0.000
(b) Non-current Investments	0.000	0.000	0.000
(c) Deferred tax assets (net)	0.000	0.000	0.000
(d) Long-term Loan and Advances	0.000	0.000	0.000
(e) Other Non-current assets	0.220	0.000	0.000
Total Non-Current Assets	0.245	0.029	0.029
(2) Current assets
(a) Current investments	0.000	0.000	0.000
(b) Inventories	14.582	5.695	0.000
(c) Trade receivables	0.000	0.004	2.090
(d) Cash and cash equivalents	1.032	0.139	0.049
(e) Short-term loans and advances	0.131	0.000	0.000
(f) Other current assets	0.000	0.050	0.004
Total Current Assets	15.745	5.888	2.143
TOTAL	15.990	5.917	2.172

PROFIT & LOSS ACCOUNT

	PARTICULARS		31.03.2015 (Provisional)	31.03.2014	31.03.2013
	SALES
		Revenue from Operations	0.000	0.000	0.000
		Other Income	0.000	0.000	0.000
		TOTAL (A)	0.000	0.000	0.000
Less	EXPENSES
		Cost of Construction	8.888	0.000	0.000
		Purchases of Stock-in-Trade	0.000	5.695	0.000
		Changes in inventories of finished goods, work-in-progress and Stock-in-Trade	(8.888)	(5.695)	0.000
		Directors Remuneration	0.096	0.000	0.000
		Other expenses	0.449	0.300	0.208
		TOTAL (B)	0.545	0.300	0.208
	PROFIT/ (LOSS) BEFORE INTEREST, TAX, DEPRECIATION AND AMORTISATION (A-B) (C)		(0.545)	(0.300)	(0.208)
Less	FINANCIAL EXPENSES (D)		0.004	0.000	0.000
	PROFIT/ (LOSS) BEFORE TAX, DEPRECIATION AND AMORTISATION (C-D) (E)		(0.549)	(0.300)	(0.208)
Less/ Add	DEPRECIATION/ AMORTISATION (F)		0.004	0.004	0.004
	PROFIT/ (LOSS) BEFORE TAX (E-F) (G)		(0.553)	(0.304)	(0.212)
Less	TAX (H)		0.000	0.000	0.000
	PROFIT/ (LOSS) AFTER TAX (G-H) (I)		(0.553)	(0.304)	(0.212)
	Earnings/ (Loss) Per Share (Rs.)		(0.81)	(30.43)	(21.16)

CURRENT MATURITIES OF LONG TERM DEBT DETAILS

Particulars	31.03.2015 (Provisional)	31.03.2014	31.03.2013
Current Maturities of Long term debt	NA	NA	NA
Cash generated from operations	NA	NA	NA

KEY RATIOS

PARTICULARS		31.03.2015 (Provisional)	31.03.2014	31.03.2013
Net Profit Margin (PAT/Sales)	(%)	0.00	0.00	0.00
Operating Profit Margin (PBDIT/Sales)	(%)	0.00	0.00	0.00
Return on Total Assets (PBT/Total Assets}	(%)	(3.46)	(5.14)	(9.76)
Return on Investment (ROI) (PBT/Networth)		0.55	0.68	1.46
Debt Equity Ratio (Total Debt/Networth)		(5.98)	(1.11)	(3.45)
Current Ratio (Current Asset/Current Liability)		1.43	1.00	1.18

Total Liability = Short-term Debt + Long-term Debt + Current Maturities of Long-term debts

FINANCIAL ANALYSIS

[all figures are in Rupees Million]

DEBT EQUITY RATIO

Particulars	31.03.2013	31.03.2014	31.03.2015 [Provisional]
	(Rs. In Million)	(Rs. In Million)	(Rs. In Million)
Share Capital	0.100	0.100	0.100
Reserves & Surplus	(0.245)	(0.549)	(1.102)
Money received against share warrants	0.000	0.000	0.000
Share Application money pending allotment	0.000	0.000	0.000
Net worth	(0.145)	(0.449)	(1.002)
Long-term borrowings	0.500	0.500	5.996
Short term borrowings	0.000	0.000	0.000
CURRENT MATURITIES OF LONG-TERM DEBTS	0.000	0.000	0.000
Total borrowings	0.500	0.500	5.996
Debt/Equity ratio	(3.448)	(1.114)	(5.984)

LOCAL AGENCY FURTHER INFORMATION

Sr. No.	Check list by info agents	Available in Report (Yes/No)
1	Year of establishment	Yes
2	Constitution of the entity -Incorporation details	Yes
3	Locality of the entity	Yes
4	Premises details	Yes
5	Buyer visit details	--
6	Contact numbers	Yes
7	Name of the person contacted	Yes
8	Designation of contact person	Yes
9	Promoter’s background	Yes
10	Date of Birth of Proprietor / Partners / Directors	Yes
11	Pan Card No. of Proprietor / Partners	Yes
12	Voter Id Card No. of Proprietor / Partners	No
13	Type of business	Yes
14	Line of Business	Yes
15	Export/import details (if applicable)	No
16	No. of employees	Yes
17	Details of sister concerns	Yes
18	Major suppliers	Yes
19	Major customers	Yes
20	Banking Details	Yes
21	Banking facility details	Yes
22	Conduct of the banking account	--
23	Financials, if provided	Yes
24	Capital in the business	Yes
25	Last accounts filed at ROC, if applicable	Yes
26	Turnover of firm for last three years	Yes
27	Reasons for variation <> 20%	--
28	Estimation for coming financial year	Yes
29	Profitability for last three years	Yes
30	Major shareholders, if available	Yes
31	External Agency Rating, if available	No
32	Litigations that the firm/promoter involved in	--
33	Market information	--
34	Payments terms	Yes
35	Negative Reporting by Auditors in the Annual Report	No

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TYAGI HOUSING PRIVATE LIMITED

COMPUTATION OF INCOME

(RS. IN MILLION)

PARTICULARS	31.03.2014
Profits and Gains of Business or Profession
Net Profit/ (Loss) as per Profit and Loss Account			(0.304)	(0.304)
				-----------
Gross Total Income				(0.304)
				-----------
Total Income				(0.304)
Tax on above		0.000
18.5% of Book Profit		(0.304)	0.000
		-----------	-----------
Net Tax			0.000
Losses carried forward to Subsequent Year
Business Loss
Assessment Year 2014-15	0.304
Assessment Year 2012-13	0.012
Assessment Year 2010-11	0.009	0.325

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TYAGI HOUSING PRIVATE LIMITED

PROJECTED BALANCE SHEET

(RS. IN MILLION)

SOURCES OF FUNDS	31.03.2016
I. EQUITY AND LIABILITIES
(1)Shareholders' Funds
(a) Share Capital	0.100
(b) Reserves & Surplus	(1.680)
(c) Money received against share warrants	0.000
(2) Share Application money pending allotment	0.000
Total Shareholders’ Funds (1) + (2)	(1.580)
(3) Non-Current Liabilities
(a) Long-term borrowings	37.250
(b) Deferred tax liabilities (Net)	0.000
(c) Other long term liabilities	0.000
(d) long-term provisions	0.000
Total Non-current Liabilities (3)	37.250
(4) Current Liabilities
(a) Short term borrowings	0.000
(b) Trade payables	0.604
(c) Other current liabilities	36.288
(d) Short-term provisions	0.000
Total Current Liabilities (4)	36.892
TOTAL	72.562
II. ASSETS
(1) Non-current assets
(a) Fixed Assets
(i) Tangible assets	0.021
(ii) Intangible Assets	0.000
(iii) Capital work-in-progress	0.000
(iv) Intangible assets under development	0.000
(b) Non-current Investments	0.000
(c) Deferred tax assets (net)	0.000
(d) Long-term Loan and Advances	0.000
(e) Other Non-current assets	0.220
Total Non-Current Assets	0.241
(2) Current assets
(a) Current investments	0.000
(b) Inventories	70.000
(c) Trade receivables	0.000
(d) Cash and cash equivalents	2.221
(e) Short-term loans and advances	0.100
(f) Other current assets	0.000
Total Current Assets	72.321
TOTAL	72.562

------------------------------------------------------------------------------------------------------------------------------

TYAGI HOUSING PRIVATE LIMITED

PROJECTED PROFIT & LOSS STATEMENT

(RS. IN MILLION)

	PARTICULARS		31.03.2016
	SALES
		Revenue from Operations	0.000
		Other Income	0.000
		TOTAL (A)	0.000
Less	EXPENSES
		Cost of Construction	55.417
		Changes in inventories of finished goods, work-in-progress and Stock-in-Trade	(55.417)
		Directors Remuneration	0.096
		Other expenses	0.474
		TOTAL (B)	0.570
	PROFIT/ (LOSS) BEFORE INTEREST, TAX, DEPRECIATION AND AMORTISATION (A-B) (C)		(0.570)
Less	FINANCIAL EXPENSES (D)		0.004
	PROFIT/ (LOSS) BEFORE TAX, DEPRECIATION AND AMORTISATION (C-D) (E)		(0.574)
Less/ Add	DEPRECIATION/ AMORTISATION (F)		0.003
	PROFIT/ (LOSS) BEFORE TAX (E-F) (G)		(0.577)
Less	TAX (H)		0.000
	PROFIT/ (LOSS) AFTER TAX (G-H) (I)		(0.577)
	Earnings/ (Loss) Per Share (Rs.)		(0.85)

------------------------------------------------------------------------------------------------------------------------------

NETWORTH STATEMENT

MR. POORAN SINGH TYAGI

(RS. IN MILLION)

(AS ON 31.12.2014)

LIABILITIES	AMOUNT	ASSETS	AMOUNT
		Oriental Bank of Commerce Paschimpuri Branch	0.013
		Commercial Property	24.600
		Agriculture Land	7.500
		Sh. In Tyagi Housing Private Limited	0.050
		Investments	4.250
		Jewellery	1.050
NETWORTH	37.463
Total	37.463	Total	37.463

------------------------------------------------------------------------------------------------------------------------------

NETWORTH STATEMENT

MR. VIJAY TYAGI

(RS. IN MILLION)

(AS ON 31.12.2014)

LIABILITIES	AMOUNT	ASSETS	AMOUNT
Car Loan	0.488	Oriental Bank of Commerce Paschimpuri Branch	0.009
		Residential Flat (3 Unit)	9.600
		Sh. In Tyagi Housing Private Limited	0.050
		Investments	10.000
		Agriculture Land	7.500
		Jewellery	0.770
		Investment in Tyagi Housing Private Limited	10.000
NETWORTH	37.441
Total	37.929	Total	37.929

------------------------------------------------------------------------------------------------------------------------------

NETWORTH STATEMENT

MRS. PREMWATI [GUARANTOR]

(RS. IN MILLION)

(AS ON 31.12.2014)

LIABILITIES	AMOUNT	ASSETS	AMOUNT
		Oriental Bank of Commerce Paschimpuri Branch	0.008
		Residential House	8.230
		Jewellery	0.750
		Investments	3.736
NETWORTH	12.724
Total	12.724	Total	12.724

------------------------------------------------------------------------------------------------------------------------------

NETWORTH STATEMENT

MRS. SHEELA TYAGI [GUARANTOR]

(RS. IN MILLION)

(AS ON 31.12.2014)

LIABILITIES	AMOUNT	ASSETS	AMOUNT
		Oriental Bank of Commerce Paschimpuri Branch	0.001
		Residential House	4.660
		Jewellery	0.920
NETWORTH	5.581
Total	5.581	Total	5.581

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VALUATION REPORT

(GENERAL DETAILS)

Date of making valuation

Saturday, May 09, 2015

Purpose of Valuation

To assess fair market value of property

Name of the owner(s) of the property

Mr. Pooran Singh Tyagi

S/o Late Mr. Peetam Singh Tyagi

Contact Person

Mr. Vijay Tyagi

Phone Number

91-9412721037

If the property is under joint ownership / co-ownership, share of each such owner. Are the shares undivided?

Single Ownership

Address of Property

Account Name

Tyagi Housing Private Limited

Postal Address of Property

Property on Plot No. 8, Paschimpuri X-ing, Shashtripuram, Agra.

Ward/ Mauja

Ward Lohamandi

GPS Co-ordinates

27⁰12’9.29”N 77⁰56’41.96Ë

Boundaries of Site

North

South

East

West

As per Documents	As per Actual
Plot No. 13	Prop. No. 13
60’ wide Road	60’ wide Road
Plot No. 07	Plot No. 07
Plot No. 09	Plot No. 09

Is the property situated in Residential/ Commercial/ Mixed/ Industrial area

Commercial

Classification of locality-high class/ Middle class/ Poor class

Middle class

Is the construction / built up property the plan approved by the competent authority?

NA

Is the property situated in an unauthorised/ authorized colony

Colony is approved

Proximity to civic amenities like Schools, Hospitals, Offices, Markets, Cinema halls etc.

1-2 km

Area supported by documentary proof shape, dimensions and physical features

Plot Area = 371.59 Sq. Mt.

Covered Area = 423.33 Sq. Mt.

Furnish details of the building on a separate sheet giving number of floors, plinth area etc.

As per Annexure 1

Year of construction

2004

Is it freehold or leasehold land?

Freehold

If leasehold, Details of lease

NA

Is there any restrictive covenant in regard to use of land? If so details

NA

Approved land use/ Classification of Property (Residential/ Commercial/ Mixed/ Industrial)

Commercial

Whether property is being used for the purpose for which registered authority has given sanction / approval? If not, Please specify the irregularity

Commercial Property

Does the land fall in an area included in any Town planning scheme or any development plan of Govt. or any statutory body? If so, give particulars

NA

Is the whole or part of property notified for acquisition by Govt. or any statutory body? If so date of notification

NA

Provide technical details of building structure on a separate sheet

As per Annexure 1

Is the property owner occupied / tenanted / both?

Both rented as well as under owners possession

If partly owner occupied, specify portion and extent of area under owner occupation

All shops have been rented

Names of tenants/ lessees/ licenses

NA

Portion in their occupations

NA

Monthly / annual rent/ compensation / license fee etc. paid by each

NA

Are any of the occupants related to or close business associates of the owner.

NA

Does the tenant bear the whole or part of the cost like electricity, water, electricity cost, maintenance etc.

NA

Is the building insured, if so, Policy No., amt. for which it is insured and premium

No details available

Is any dispute between landlord and tenant regarding rent pending in a court of law

NA

Give instances of sales of IPs in the locality in last 2 years on a separate sheet indicating the name and address of the IPs

No such instance has been noticed

If sales instances are not available or not relied upon, the basis of arriving at the land rate

Rates have been arrived at on the basis of market survey

The valuer should give in details his approach to valuation of the property and indicate how the value has been arrived at supported by necessary calculations

As per Annexure 1

Valuation of the property as per municipal for tax purpose (if available)

NA

Prevailing unit circle rate (for intermittent plot)

Rs. 35000/- Sq. Mt.

Guideline Value/ Value of IP as per Govt. circle rates

Construction Value

Land Value

Total Value as per Govt. Guideline Rates

Rs. 5.715 Million

Rs. 13.006 Million

Rs. 18.721 Million

Land rate adopted in the valuation

Rs. 50000/- Sq. Mt.

Market value of the property

Rs. 27.530 Million

Realizable value of the property

Rs. 24.780 Million

ANNEXURE 1

Postal Address of the Property

Property on Plot No. 08, Paschimpuri X-ing, Shashtripuram, Agra.

Address

Property on Plot No. 08, Paschimpuri X-ing, Shashtripuram, Ward Lohamandi, Agra.

Details as per last title deed

Date of Purchase as per deed

28.04.2001

Assets sold as per title deed

Land only

Purchase Price as per deed

Rs. 0.400 Million

Name of Sellers as per deed

Mrs. Manju Sharma d/o Mr. Surendra Nath Sharma

Description of Property

This is a Two storeyed Commercial Complex having 20 shops on each floor.

Property identified by

By layout plan of colony

Factors affecting value of property

NA

Development of surrounding area

Developed area

Covered area

Ground floor

First floor

Area considered as per actual

As per IS 3861-1975

225.84 Sq. Mt.

197.16 Sq. Mt.

423.33 Sq. Mt.

No. of floors

Building is two storeyed

Year of construction

Year 2004

Type of construction / finishing

Structure

RCC Framed Structure

Type of foundations

Spread Foundation

Floorwise Specifications

Floorwise Specifications	Ground Floor	First Floor	Second Floor
Walls	Plastered Painted Walls	Plastered Painted Walls	NA
Partitions	4.5”/ 9” Walls	4.5”/ 9” Walls	NA
Doors	MS Shutters	MS Shutters	NA
Windows	None	None	NA
Flooring	Kota Stone Flooring	Ordinary IPC Flooring	NA
Finishing	Ordinary	Ordinary	NA
Ceiling	Plastered Painted Ceiling	Plastered Painted Ceiling	NA
Roofing / Terracing	Plastered	Plastered	NA
Special architectural features, if any	None	None	NA
Wiring Surface or Conduit	External	External	NA
Class of Electrical Fittings	Ordinary	Ordinary	NA
Class of Sanitary Installations	NA	NA	NA
Height of Floor	3 m	3 m	NA

No. of Lifts

None

Underground water tank

No

Municipal / under ground water?

Ground water

Overhead Tank

2000 Ltr.

Sewage Disposal

Septic Tank

Compound wall

NA

PROCEDURE OF VALUATION

PART A – LAND

Area of the site

North

South

East

West

AREA

As per Documents	As per Site
15.24 m	15.24 m
15.24 m	15.24 m
24.38 m	24.38 m
24.38 m	24.38 m
371.59 Sq. Mt.	371.59 Sq. Mt.

Variations from title deed, if any

None

Concluded area of site

371.59 Sq. Mt.

Prevailing unit market rate

Rs. 55000/- (+/- 10%) / Sq. Mt.

Prevailing unit Circle rate (for Intermittent Plot)

Rs. 35000/- Sq. Mt.

Unit rate adopted in this Valuation

Rs. 50000/- Sq. Mt.

Estimated Value of Land

Rs. 18.580 Million

PART B – FLOORWISE VALUATION OF COVERED AREA

Sr. No.	Particulars	Ground Floor	First Floor	Second Floor
i.	Total Plinth Area (in Sq. Mt.)	225.84 Sq. Mt.	197.49 Sq. Mt.	NA
ii.	Year of Construction	2004	2004	NA
iii.	Equivalent Spent Life	11 Years	11 Years	NA
iv.	If age not known, further life expected	NA	NA	NA
v.	Total Estimated Life	80 Years	80 Years	NA
vi.	Depreciation Percentage (taking salvage value as 10%)	12.38%	12.38%	NA
vii.	Replacement rate of construction with existing conditions and specifications	Rs. 11000/- Sq. Mt.	Rs. 10000/- Sq. Mt.	NA
viii.	Replacement Value	Rs. 2.484 Million	Rs. 1.975 Million	NA
	Depreciation	Rs. 0.307 Million	Rs. 0.244 Million	NA
ix.	Depreciated Value @ vii. Above	Rs. 2.177 Million	Rs. 1.731 Million	NA

PART C- OTHER ITEMS IN BUILDING CONSTRUCTION [AFTER DEPRECIATION]

Elevation

NA

Mumty

Additional Commercial Value for 14 nos. Shops on F.F. as per approval plan @ 1500 per Sq. ft. (Area of shops = 1300 Sq. ft.)

Rs. 1.800 Million

Main Gate

NA

Additional Commercial Value for 14

Rs. 3.250 Million

Open Stairs

NA

Overhead Tank

NA

Interior Works and Wood work

NA

False Ceiling

NA

Other Intereior Works

NA

Pavements/ Open Areas

NA

PART D

Services and Extra Items (After Deprecation)

NA

PART E – ABSTRACT

1	PART A – LAND	Rs. 18.580 Million
2	PART B & C – BUILDING	Rs. 8.957 Million
3	PART D – SERVICES	Rs. 0.000
	PRESENT WORTH	Rs. 27.537 Million
	Say	Rs. 27.530 Million

------------------------------------------------------------------------------------------------------------------------------

VALUATION REPORT

(GENERAL DETAILS)

Date of making valuation

Saturday, May 09, 2015

Purpose of Valuation

To assess fair market value of property

Name of the owner(s) of the property

Mrs. Sheela Tyagi

w/o Vijay Kumar Tyagi

Contact Person

Mr. Vijay Tyagi

Phone Number

91-9412721037

If the property is under joint ownership / co-ownership, share of each such owner. Are the shares undivided?

Single Ownership

Address of Property

Account Name

Tyagi Housing Private Limited

Postal Address of Property

House No. 513, Paschimpuri, Near Paschimpuri X-ing, Agra

Ward/ Mauja

Ward Lohamandi

GPS Co-ordinates

27⁰12’0.02”N 77⁰56’31.40Ë

Boundaries of Site

North

South

East

West

As per Documents	As per Actual
Plot No. 512	Plot No. 512
Plot No. 514	Plot No. 514
30’ wide Road	30’ wide Road
Plot No. 508	Plot No. 508

Is the property situated in Residential/ Commercial/ Mixed/ Industrial area

Residential

Classification of locality-high class/ Middle class/ Poor class

Middle class

Is the construction / built up property the plan approved by the competent authority?

NA

Is the property situated in an unauthorised/ authorized colony

Colony is approved

Proximity to civic amenities like Schools, Hospitals, Offices, Markets, Cinema halls etc.

1-2 km

Area supported by documentary proof shape, dimensions and physical features

Plot Area = 167.22 Sq. Mt.

Covered Area = 137.11 Sq. Mt.

Furnish details of the building on a separate sheet giving number of floors, plinth area etc.

As per Annexure 1

Year of construction

2015

Is it freehold or leasehold land?

Freehold

If leasehold, Details of lease

NA

Is there any restrictive covenant in regard to use of land? If so details

NA

Approved land use/ Classification of Property (Residential/ Commercial/ Mixed/ Industrial)

Residential

Whether property is being used for the purpose for which registered authority has given sanction / approval? If not, Please specify the irregularity

Residential House

Does the land fall in an area included in any Town planning scheme or any development plan of Govt. or any statutory body? If so, give particulars

NA

Is the whole or part of property notified for acquisition by Govt. or any statutory body? If so date of notification

NA

Provide technical details of building structure on a separate sheet

As per Annexure 1

Is the property owner occupied / tenanted / both?

Owner occupied

If partly owner occupied, specify portion and extent of area under owner occupation

NA

Names of tenants/ lessees/ licenses

NA

Portion in their occupations

NA

Monthly / annual rent/ compensation / license fee etc. paid by each

NA

Are any of the occupants related to or close business associates of the owner.

NA

Does the tenant bear the whole or part of the cost like electricity, water, electricity cost, maintenance etc.

NA

Is the building insured, if so, Policy No., amt. for which it is insured and premium

No details available

Is any dispute between landlord and tenant regarding rent pending in a court of law

NA

Give instances of sales of IPs in the locality in last 2 years on a separate sheet indicating the name and address of the IPs

No such instance has been noticed

If sales instances are not available or not relied upon, the basis of arriving at the land rate

Rates have been arrived at on the basis of market survey

The valuer should give in details his approach to valuation of the property and indicate how the value has been arrived at supported by necessary calculations

As per Annexure 1

Valuation of the property as per municipal for tax purpose (if available)

NA

Prevailing unit circle rate (for intermittent plot)

Rs. 12000/- Sq. Mt.

Guideline Value/ Value of IP as per Govt. circle rates

Construction Value

Land Value

Total Value as per Govt. Guideline Rates

Rs. 1.851 Million

Rs. 2.007 Million

Rs. 3.858 Million

Land rate adopted in the valuation

Rs. 32000/- Sq. Mt.

Market value of the property

Rs. 6.510 Million

Realizable value of the property

Rs. 5.860 Million

ANNEXURE 1

Postal Address of the Property

House No. 513, Near Paschimpuri X-ing, Agra

Address

513, Near Paschimpuri, Ward Lohamandi, Agra

Details as per last title deed

Date of Purchase as per deed

21.05.2006

Assets sold as per title deed

Land only

Purchase Price as per deed

Rs. 0.140 Million

Name of Sellers as per deed

Mr. Tejbhan Singh S/o Manohar Lal

Description of Property

This is a Single storeyed Residential building under Construction.

Property identified by

By layout plan of colony

Factors affecting value of property

NA

Development of surrounding area

Developed area

Covered area

Ground floor

Actual Covered Area

As per IS 3861-1975

137.11 Sq. Mt.

137.11 Sq. Mt.

No. of floors

Building is Single storeyed

Year of construction

Year 2015

Type of construction / finishing

Structure

Load Bearing Structure

Type of foundations

Spread Foundation

Floorwise Specifications

Floorwise Specifications	Ground Floor
Walls	Plastered unpainted Walls
Partitions	4.5”/ 9” Walls
Doors	MS frame only
Windows	MS framed MS Windows
Flooring	None
Finishing	Ordinary
Ceiling	Plastered unpainted Ceiling
Roofing / Terracing	Plastered
Special architectural features, if any	None
Wiring Surface or Conduit	Internal
Class of Electrical Fittings	Ordinary
Class of Sanitary Installations	Ordinary
Height of Floor	3 m

No. of Lifts

None

Underground water tank

No

Municipal / under ground water?

None

Overhead Tank

NA

Sewage Disposal

None

Compound wall

6’ high, Plastered Unpainted Wall

PROCEDURE OF VALUATION

PART A – LAND

Area of the site

North

South

East

West

AREA

As per Documents	As per Site
18.29 m	18.29 m
18.29 m	18.29 m
9.14 m	9.14 m
9.14 m	9.14 m
167.22 Sq. Mt.	167.22 Sq. Mt.

Variations from title deed, if any

None

Concluded area of site

167.22 Sq. Mt.

Prevailing unit market rate

Rs. 33000/- (+/- 10%) / Sq. Mt.

Prevailing unit Circle rate (for Intermittent Plot)

Rs. 12000/- Sq. Mt.

Unit rate adopted in this Valuation

Rs. 32000/- Sq. Mt.

Estimated Value of Land

Rs. 5.351 Million

PART B – FLOORWISE VALUATION OF COVERED AREA

Sr. No.	Particulars	Ground Floor
i.	Total Plinth Area (in Sq. Mt.)	137.11 Sq. Mt.
ii.	Year of Construction	2015
iii.	Equivalent Spent Life	0 Year
iv.	If age not known, further life expected	NA
v.	Total Estimated Life	80 Years
vi.	Depreciation Percentage (taking salvage value as 10%)	0.00%
vii.	Replacement rate of construction with existing conditions and specifications	Rs. 8500/- Sq. Mt.
viii.	Replacement Value	Rs. 1.165 Million
	Depreciation	Rs. 0.000
ix.	Depreciated Value @ vii. Above	Rs. 1.165 Million

PART C- OTHER ITEMS IN BUILDING CONSTRUCTION [AFTER DEPRECIATION]

Elevation

NA

Mumty

NA

Main Gate

NA

Any separate Construction

NA

Open Stairs

NA

Overhead Tank

NA

Interior Works and Wood work

NA

PART D

Services and Extra Items (After Deprecation)

NA

PART E – ABSTRACT

1	PART A – LAND	Rs. 5.351 Million
2	PART B & C – BUILDING	Rs. 1.165 Million
3	PART D – SERVICES	Rs. 0.000
	PRESENT WORTH	Rs. 6.516 Million
	Say	Rs. 6.510 Million

------------------------------------------------------------------------------------------------------------------------------

VALUATION REPORT

(GENERAL DETAILS)

Date of making valuation

Saturday, May 09, 2015

Purpose of Valuation

To assess fair market value of property

Name of the owner(s) of the property

Mrs. Premwati Sharma

w/o Pooran Singh Tyagi

Contact Person

Mr. Vijay Tyagi

Phone Number

91-9412721037

If the property is under joint ownership / co-ownership, share of each such owner. Are the shares undivided?

Single Ownership

Address of Property

Account Name

Tyagi Housing Private Limited

Postal Address of Property

House No. 320, Paschimpuri, Shashtripuram, Near Paschimpuri X-ing, Agra

Ward/ Mauja

Ward Lohamandi

GPS Co-ordinates

27⁰12’0.06”N 77⁰56’33.07”Ë

Boundaries of Site

North

South

East

West

As per Documents	As per Actual
Plot No. 321	House No. 321
Plot No. 319	Owners Property
Plot No. 307	House No. 307
30’ wide Road	30’ wide Road

Is the property situated in Residential/ Commercial/ Mixed/ Industrial area

Residential

Classification of locality-high class/ Middle class/ Poor class

Middle class

Is the construction / built up property the plan approved by the competent authority?

Covered area is more than approved area

Is the property situated in an unauthorised/ authorized colony

Colony is approved

Proximity to civic amenities like Schools, Hospitals, Offices, Markets, Cinema halls etc.

1-2 km

Area supported by documentary proof shape, dimensions and physical features

Plot Area = 167.22 Sq. Mt.

Covered Area = 430.57 Sq. Mt.

Furnish details of the building on a separate sheet giving number of floors, plinth area etc.

As per Annexure 1

Year of construction

2002

Is it freehold or leasehold land?

Freehold

If leasehold, Details of lease

NA

Is there any restrictive covenant in regard to use of land? If so details

NA

Approved land use/ Classification of Property (Residential/ Commercial/ Mixed/ Industrial)

Residential

Whether property is being used for the purpose for which registered authority has given sanction / approval? If not, Please specify the irregularity

Residential House

Does the land fall in an area included in any Town planning scheme or any development plan of Govt. or any statutory body? If so, give particulars

NA

Is the whole or part of property notified for acquisition by Govt. or any statutory body? If so date of notification

NA

Provide technical details of building structure on a separate sheet

As per Annexure 1

Is the property owner occupied / tenanted / both?

Owner occupied

If partly owner occupied, specify portion and extent of area under owner occupation

NA

Names of tenants/ lessees/ licenses

NA

Portion in their occupations

NA

Monthly / annual rent/ compensation / license fee etc. paid by each

NA

Are any of the occupants related to or close business associates of the owner.

NA

Does the tenant bear the whole or part of the cost like electricity, water, electricity cost, maintenance etc.

NA

Is the building insured, if so, Policy No., amt. for which it is insured and premium

No details available

Is any dispute between landlord and tenant regarding rent pending in a court of law

NA

Give instances of sales of IPs in the locality in last 2 years on a separate sheet indicating the name and address of the IPs

No such instance has been noticed

If sales instances are not available or not relied upon, the basis of arriving at the land rate

Rates have been arrived at on the basis of market survey

The valuer should give in details his approach to valuation of the property and indicate how the value has been arrived at supported by necessary calculations

As per Annexure 1

Valuation of the property as per municipal for tax purpose (if available)

NA

Prevailing unit circle rate (for intermittent plot)

Rs. 12000/- Sq. Mt.

Guideline Value/ Value of IP as per Govt. circle rates

Construction Value

Land Value

Total Value as per Govt. Guideline Rates

Rs. 5.813 Million

Rs. 2.007 Million

Rs. 7.820 Million

Land rate adopted in the valuation

Rs. 32000/- Sq. Mt.

Market value of the property

Rs. 10.050 Million

Realizable value of the property

Rs. 9.050 Million

ANNEXURE 1

Postal Address of the Property

House No. 320, Paschimpuri, Shashtripuram, Near Paschimpuri X-ing, Agra

Address

House No. 320, Paschimpuri, Shashtripuram, Near Paschimpuri X-ing, Agra

Details as per last title deed

Date of Purchase as per deed

04.03.1990

Assets sold as per title deed

Land only

Purchase Price as per deed

Rs. 0.008 Million

Name of Sellers as per deed

Kabira Sehkari Awas Samiti Limited

Description of Property

This is a Three storeyed Residential having Basement building with normal construction.

Property identified by

By matching electricity bill and meter on site

Factors affecting value of property

NA

Development of surrounding area

Developed area

Covered area

Ground floor

I and II Floor

Basement

Area considered as per Actual

As per IS 3861-1975

150.49 Sq. Mt.

248.03 Sq. Mt.

32.05 Sq. Mt.

430.57 Sq. Mt.

No. of floors

Building is Basement + 3 storeyed

Year of construction

Year 2002

Type of construction / finishing

Structure

Load Bearing Structure

Type of foundations

Spread Foundation

Floorwise Specifications

Floorwise Specifications	Ground Floor	First and Second Floor	Basement
Walls	Plastered Painted Walls	Plastered Painted Walls	Plastered Painted Walls
Partitions	4.5”/ 9” Walls	4.5”/ 9” Walls	4.5”/ 9” Walls
Doors	Wooden painted doors on Wooden Frame	Wooden painted doors on Wooden Frame	Wooden painted doors on Wooden Frame
Windows	Wooden Painted Windows on wooden frame	Wooden Painted Windows on wooden frame	Wooden Painted Windows on wooden frame
Flooring	Marble flooring	Marble flooring	Marble flooring
Finishing	Normal finishing	Normal finishing	Normal finishing
Ceiling	Plastered Painted Ceiling with POP work	Plastered Painted Ceiling and Part Girder Stone	Plastered Limewash Roof
Roofing / Terracing	Plastered	Plastered	Plastered
Special architectural features, if any	None	None	None
Wiring Surface or Conduit	Internal	Internal	Internal
Class of Electrical Fittings	Good Quality	Good Quality	Good Quality
Class of Sanitary Installations	Good Quality	Good Quality	Good Quality
Height of Floor	3 m	3 m	3 m

No. of Lifts

None

Underground water tank

No

Municipal / under ground water?

Municipal

Overhead Tank

1000 Ltr.

Sewage Disposal

Septic Tank

Compound wall

6’ high, Plastered Painted Wall

PROCEDURE OF VALUATION

PART A – LAND

Area of the site

North

South

East

West

AREA

As per Documents	As per Site
18.29 m	18.29 m
18.29 m	18.29 m
9.14 m	9.14 m
9.14 m	9.14 m
167.22 Sq. Mt.	167.22 Sq. Mt.

Variations from title deed, if any

None

Concluded area of site

167.22 Sq. Mt.

Prevailing unit market rate

Rs. 33000/- (+/- 10%) / Sq. Mt.

Prevailing unit Circle rate (for Intermittent Plot)

Rs. 12000/- Sq. Mt.

Unit rate adopted in this Valuation

Rs. 32000/- Sq. Mt.

Estimated Value of Land

Rs. 5.351 Million

PART B – FLOORWISE VALUATION OF COVERED AREA

Sr. No.	Particulars	Ground Floor	First and Second Floor	Basement
i.	Total Plinth Area (in Sq. Mt.)	150.49 Sq. Mt.	248.03 Sq. Mt.	32.05 Sq. Mt.
ii.	Year of Construction	2002	2004	2004
iii.	Equivalent Spent Life	13 Years	11 Years	11 Years
iv.	If age not known, further life expected	NA	NA	NA
v.	Total Estimated Life	80 Years	80 Years	80 Years
vi.	Depreciation Percentage (taking salvage value as 10%)	14.63%	14.63%	14.63%
vii.	Replacement rate of construction with existing conditions and specifications	Rs. 13000/- Sq. Mt.	Rs. 12500/- Sq. Mt.	Rs. 10000/- Sq. Mt.
viii.	Replacement Value	Rs. 1.956 Million	Rs. 3.100 Million	Rs. 0.321 Million
	Depreciation	Rs. 0.286 Million	Rs. 0.453 Million	Rs. 0.047 Million
ix.	Depreciated Value @ vii. Above	Rs. 1.670 Million	Rs. 2.467 Million	Rs. 0.274 Million

PART C- OTHER ITEMS IN BUILDING CONSTRUCTION [AFTER DEPRECIATION]

Elevation

NA

Mumty

Rs. 45000.00/-

Main Gate

Rs. 55000.00/-

Any separate Construction

Rs. 15000.00/-

Open Stairs

NA

Overhead Tank

NA

Interior Works and Wood work

NA

PART D

Services and Extra Items (After Deprecation)

NA

PART E – ABSTRACT

1	PART A – LAND	Rs. 5.351 Million
2	PART B & C – BUILDING	Rs. 4.706 Million
3	PART D – SERVICES	Rs. 0.000
	PRESENT WORTH	Rs. 10.057 Million
	Say	Rs. 10.050 Million

------------------------------------------------------------------------------------------------------------------------------

VALUATION REPORT

(GENERAL DETAILS)

Date of making valuation

Saturday, May 09, 2015

Purpose of Valuation

To assess fair market value of property

Name of the owner(s) of the property

Mr. Pooran Singh Tyagi

S/o Late Mr. Peetam Singh Tyagi

Contact Person

Mr. Vijay Tyagi

Phone Number

91-9412721037

If the property is under joint ownership / co-ownership, share of each such owner. Are the shares undivided?

Single Ownership

Address of Property

Account Name

Tyagi Housing Private Limited

Postal Address of Property

Property on Plot No. 08, Paschimpuri X-ing, Shashtripuram, Agra

Ward/ Mauja

Ward Lohamandi

GPS Co-ordinates

27⁰12’9.29”N 77⁰56’41.96”Ë

Boundaries of Site

North

South

East

West

As per Documents	As per Actual
Plot No. 13	Plot No. 13
0’ wide Road	0’ wide Road
Plot No. 07	Plot No. 07
Plot No. 09	Plot No. 09

Is the property situated in Residential/ Commercial/ Mixed/ Industrial area

Commercial

Classification of locality-high class/ Middle class/ Poor class

Middle class

Is the construction / built up property the plan approved by the competent authority?

NA

Is the property situated in an unauthorised/ authorized colony

Colony is approved

Proximity to civic amenities like Schools, Hospitals, Offices, Markets, Cinema halls etc.

1-2 km

Area supported by documentary proof shape, dimensions and physical features

Plot Area = 371.59 Sq. Mt.

Covered Area = 423.33 Sq. Mt.

Furnish details of the building on a separate sheet giving number of floors, plinth area etc.

As per Annexure 1

Year of construction

2004

Is it freehold or leasehold land?

Freehold

If leasehold, Details of lease

NA

Is there any restrictive covenant in regard to use of land? If so details

NA

Approved land use/ Classification of Property (Residential/ Commercial/ Mixed/ Industrial)

Commercial

Whether property is being used for the purpose for which registered authority has given sanction / approval? If not, Please specify the irregularity

Commercial Property

Does the land fall in an area included in any Town planning scheme or any development plan of Govt. or any statutory body? If so, give particulars

NA

Is the whole or part of property notified for acquisition by Govt. or any statutory body? If so date of notification

NA

Provide technical details of building structure on a separate sheet

As per Annexure 1

Is the property owner occupied / tenanted / both?

Both rented as well as under owner’s possession

If partly owner occupied, specify portion and extent of area under owner occupation

All shops have been rented

Names of tenants/ lessees/ licenses

NA

Portion in their occupations

NA

Monthly / annual rent/ compensation / license fee etc. paid by each

NA

Are any of the occupants related to or close business associates of the owner.

NA

Does the tenant bear the whole or part of the cost like electricity, water, electricity cost, maintenance etc.

NA

Is the building insured, if so, Policy No., amt. for which it is insured and premium

No details available

Is any dispute between landlord and tenant regarding rent pending in a court of law

NA

Give instances of sales of IPs in the locality in last 2 years on a separate sheet indicating the name and address of the IPs

No such instance has been noticed

If sales instances are not available or not relied upon, the basis of arriving at the land rate

Rates have been arrived at on the basis of market survey

The valuer should give in details his approach to valuation of the property and indicate how the value has been arrived at supported by necessary calculations

As per Annexure 1

Valuation of the property as per municipal for tax purpose (if available)

NA

Prevailing unit circle rate (for intermittent plot)

Rs. 35000/- Sq. Mt.

Guideline Value/ Value of IP as per Govt. circle rates

Construction Value

Land Value

Total Value as per Govt. Guideline Rates

Rs. 5.715 Million

Rs. 13.006 Million

Rs. 18.721 Million

Land rate adopted in the valuation

Rs. 50000/- Sq. Mt.

Market value of the property

Rs. 27.530 Million

Realizable value of the property

Rs. 24.780 Million

ANNEXURE 1

Postal Address of the Property

Property on Plot No. 8, Paschimpuri X-ing, Shashtripuram, Agra

Address

Plot No. 8, Paschimpuri X-ing, Shashtripuram, Ward Lohamandi Agra

Details as per last title deed

Date of Purchase as per deed

28.04.2001

Assets sold as per title deed

Land only

Purchase Price as per deed

Rs. 0.400 Million

Name of Sellers as per deed

Mrs. Manju Sharma D/o Mr. Surendra Nath Sharma

Description of Property

This is a Two storeyed Commercial Complex having 20 shops on each floor.

Property identified by

By Layout Plan of Colony

Factors affecting value of property

NA

Development of surrounding area

Developed area

Covered area

Ground floor

First Floor

Area considered as per Actual

As per IS 3861-1975

225.84 Sq. Mt.

197.49 Sq. Mt.

423.33 Sq. Mt.

No. of floors

Building is Two storeyed

Year of construction

Year 2004

Type of construction / finishing

Structure

RCC Framed Structure

Type of foundations

Spread Foundation

Floorwise Specifications

Floorwise Specifications	Ground Floor	First Floor	Second Floor
Walls	Plastered Painted Walls	Plastered Painted Walls	NA
Partitions	4.5”/ 9” Walls	4.5”/ 9” Walls	NA
Doors	MS Shutters	MS Shutters	NA
Windows	None	None	NA
Flooring	Kota Stone Flooring	Ordinary IPC Flooring	NA
Finishing	Ordinary	Ordinary	NA
Ceiling	Plastered Painted Ceiling	Plastered Painted Ceiling	NA
Roofing / Terracing	Plastered	Plastered	NA
Special architectural features, if any	None	None	NA
Wiring Surface or Conduit	External	External	NA
Class of Electrical Fittings	Ordinary	Ordinary	NA
Class of Sanitary Installations	NA	NA	NA
Height of Floor	3 m	3 m	NA

No. of Lifts

None

Underground water tank

No

Municipal / under ground water?

Ground Water

Overhead Tank

2000 Ltr.

Sewage Disposal

Septic Tank

Compound wall

NA

PROCEDURE OF VALUATION

PART A – LAND

Area of the site

North

South

East

West

AREA

As per Documents	As per Site
15.24 m	15.24 m
15.24 m	15.24 m
24.38 m	24.38 m
24.38 m	24.38 m
371.59 Sq. Mt.	371.59 Sq. Mt.

Variations from title deed, if any

None

Concluded area of site

371.59 Sq. Mt.

Prevailing unit market rate

Rs. 55000/- (+/- 10%) / Sq. Mt.

Prevailing unit Circle rate (for Intermittent Plot)

Rs. 35000/- Sq. Mt.

Unit rate adopted in this Valuation

Rs. 50000/- Sq. Mt.

Estimated Value of Land

Rs. 18.580 Million

PART B – FLOORWISE VALUATION OF COVERED AREA

Sr. No.	Particulars	Ground Floor	First Floor	Second Floor
i.	Total Plinth Area (in Sq. Mt.)	225.84 Sq. Mt.	197.49 Sq. Mt.	NA
ii.	Year of Construction	2004	2004	NA
iii.	Equivalent Spent Life	11 Years	11 Years	NA
iv.	If age not known, further life expected	NA	NA	NA
v.	Total Estimated Life	80 Years	80 Years	NA
vi.	Depreciation Percentage (taking salvage value as 10%)	12.38%	12.38%	NA
vii.	Replacement rate of construction with existing conditions and specifications	Rs. 11000/- Sq. Mt.	Rs. 10000/- Sq. Mt.	NA
viii.	Replacement Value	Rs. 2.484 Million	Rs. 1.975 Million	NA
	Depreciation	Rs. 0.307 Million	Rs. 0.244 Million	NA
ix.	Depreciated Value @ vii. Above	Rs. 2.177 Million	Rs. 1.731 Million	NA

PART C- OTHER ITEMS IN BUILDING CONSTRUCTION [AFTER DEPRECIATION]

Elevation

NA

Mumty

Additional Commercial Value for 14 nos. Shops on F.F. as per approval plan @ 1500 per Sq. ft. (Area of shops = 1300 Sq. ft.)

NA

Rs. 1.800 Million

Main Gate

NA

Additional Commercial Value for 14

Rs. 3.250 Million

Open Stairs

NA

Overhead Tank

NA

Interior Works and Wood work

NA

False Ceiling

NA

Other Intereior Works

NA

Pavements/ Open Areas

NA

PART D

Services and Extra Items (After Deprecation)

NA

PART E – ABSTRACT

1	PART A – LAND	Rs. 18.580 Million
2	PART B & C – BUILDING	Rs. 8.957 Million
3	PART D – SERVICES	Rs. 0.000
	PRESENT WORTH	Rs. 27.537 Million
	Say	Rs. 27.530 Million

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VALUATION REPORT

(GENERAL DETAILS)

Date of making valuation

Saturday, May 09, 2015

Purpose of Valuation

To assess fair market value of property

Name of the owner(s) of the property

Tyagi Housing Private Limited through Director Mr. Vijay Kumar Tyagi S/o Mr. Pooran Singh Tyagi

Contact Person

Mr. Pooran Tyagi

Phone Number

91-9412721037

If the property is under joint ownership / co-ownership, share of each such owner. Are the shares undivided?

Single Ownership

Address of Property

Account Name

Tyagi Housing Private Limited

Postal Address of Property

Land on part of Kh. No. 1498 (1/4 Part), Mauja Bainpur, Behind Nikhil Estate, Shashtripuram, Agra.

Ward/ Mauja

Ward Lohamandi

GPS Co-ordinates

27⁰12’40.90”N 77⁰56’2.86”Ë

Boundaries of Site

North

South

East

West

As per Documents	As per Actual
Not Mention in given Document	Prop. Mr. Chaudhary
Not Mention in given Document	Other’s Land
Not Mention in given Document	Maharani Estate Colony
Not Mention in given Document	60’ wide Road

Is the property situated in Residential/ Commercial/ Mixed/ Industrial area

Approved for group housing

Classification of locality-high class/ Middle class/ Poor class

Middle class

Is the construction / built up property the plan approved by the competent authority?

NA

Is the property situated in an unauthorised/ authorized colony

Approved Area

Proximity to civic amenities like Schools, Hospitals, Offices, Markets, Cinema halls etc.

1-2 km

Area supported by documentary proof shape, dimensions and physical features

Plot Area = 2112.5 Sq. Mt.

Covered Area = NA

Furnish details of the building on a separate sheet giving number of floors, plinth area etc.

As per Annexure 1

Year of construction

NA

Is it freehold or leasehold land?

Freehold

If leasehold, Details of lease

NA

Is there any restrictive covenant in regard to use of land? If so details

NA

Approved land use/ Classification of Property (Residential/ Commercial/ Mixed/ Industrial)

Approved for group housing

Whether property is being used for the purpose for which registered authority has given sanction / approval? If not, Please specify the irregularity

Vacant Plot

Does the land fall in an area included in any Town planning scheme or any development plan of Govt. or any statutory body? If so, give particulars

NA

Is the whole or part of property notified for acquisition by Govt. or any statutory body? If so date of notification

NA

Provide technical details of building structure on a separate sheet

As per Annexure 1

Is the property owner occupied / tenanted / both?

Under Owner’s Possession

If partly owner occupied, specify portion and extent of area under owner occupation

NA

Names of tenants/ lessees/ licenses

NA

Portion in their occupations

NA

Monthly / annual rent/ compensation / license fee etc. paid by each

NA

Are any of the occupants related to or close business associates of the owner.

NA

Does the tenant bear the whole or part of the cost like electricity, water, electricity cost, maintenance etc.

NA

Is the building insured, if so, Policy No., amt. for which it is insured and premium

No details available

Is any dispute between landlord and tenant regarding rent pending in a court of law

NA

Give instances of sales of IPs in the locality in last 2 years on a separate sheet indicating the name and address of the IPs

No such instance has been noticed

If sales instances are not available or not relied upon, the basis of arriving at the land rate

Rates have been arrived at on the basis of market survey

The valuer should give in details his approach to valuation of the property and indicate how the value has been arrived at supported by necessary calculations

As per Annexure 1

Valuation of the property as per municipal for tax purpose (if available)

NA

Prevailing unit circle rate (for intermittent plot)

Rs. 9000/- Sq. Mt.

Guideline Value/ Value of IP as per Govt. circle rates

Land Value

Total Value as per Govt. Guideline Rates

Rs. 19.013 Million

Rs. 19.013 Million

Land rate adopted in the valuation

Rs. 19000/- Sq. Mt.

Market value of the property

Rs. 40.600 Million

Realizable value of the property

Rs. 36.540 Million

ANNEXURE 1

Postal Address of the Property

Land on part of Kh. No. 1498 (1/4 Part), Mauja Bainpur, Behind Nikhil Estate, Shastripuram, Agra

Address

Land on part of Kh. No. 1498 (1/4 Part), Mauja Bainpur, Ward Lohamandi Agra

Details as per last title deed

Date of Purchase as per deed

17.04.2013

Assets sold as per title deed

Land only

Purchase Price as per deed

Rs. 5.300 Million

Name of Sellers as per deed

Mr. Bhagwan Singh S/o Late Mr. Maanpal Singh

Description of Property

This is a Multistoreyed Apartment project under construction. Excavation has been done presently and boundary wall constructed. It is situated just behind Nikhil Estate in Shashtripuram.

Property identified by

By Layout Plan of Colony

Factors affecting value of property

NA

Development of surrounding area

Developed area

Covered area

NA

Compound Wall

6’ high wall, Unplastered Brick Wall

PROCEDURE OF VALUATION

PART A – LAND

Area of the site

AREA

As per Documents	As per Site
2112.5 Sq. Mt.	2112.5 Sq. Mt.

Variations from title deed, if any

None

Concluded area of site

2112.5 Sq. Mt.

Prevailing unit market rate

Rs. 25000/- (+/- 10%) / Sq. Mt.

Prevailing unit Circle rate (for Intermittent Plot)

Rs. 9000/- Sq. Mt.

Unit rate adopted in this Valuation

Rs. 19000/- Sq. Mt.

Estimated Value of Land

Rs. 40.138 Million

PART B – FLOORWISE VALUATION OF COVERED AREA

Lumpsum Value for Construction

NA

PART C- OTHER ITEMS IN BUILDING CONSTRUCTION [AFTER DEPRECIATION]

Elevation

NA

Mumty

NA

Compound Wall

Rs. 0.450 Million

Main Gate

Rs. 0.020 Million

Valuation

NA

Open Stairs

NA

Overhead Tank

NA

Interior Works and Wood work

NA

PART D

Services and Extra Items (After Deprecation)

NA

PART E – ABSTRACT

1	PART A – LAND	Rs. 40.138 Million
2	PART B & C – BUILDING	Rs. 0.470 Million
3	PART D – SERVICES	Rs. 0.000
	PRESENT WORTH	Rs. 40.608 Million
	Say	Rs. 40.600 Million

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INDEX OF CHARGES: NO CHARGES EXIST FOR COMPANY

FIXED ASSETS:

· Land

· Building

· Plant and Equipment

· Furniture and Fixture

· Vehicles

· Air Conditioner

· Computer

· Printer

CMT REPORT (Corruption, Money Laundering & Terrorism]

The Public Notice information has been collected from various sources including but not limited to: The Courts, India Prisons Service, Interpol, etc.

1] INFORMATION ON DESIGNATED PARTY

No exist designating subject or any of its beneficial owners, controlling shareholders or senior officers as terrorist or terrorist organization or whom notice had been received that all financial transactions involving their assets have been blocked or convicted, found guilty or against whom a judgement or order had been entered in a proceedings for violating money-laundering, anti-corruption or bribery or international economic or anti-terrorism sanction laws or whose assets were seized, blocked, frozen or ordered forfeited for violation of money laundering or international anti-terrorism laws.

2] Court Declaration :

No exist to suggest that subject is or was the subject of any formal or informal allegations, prosecutions or other official proceeding for making any prohibited payments or other improper payments to government officials for engaging in prohibited transactions or with designated parties.

3] Asset Declaration :

No records exist to suggest that the property or assets of the subject are derived from criminal conduct or a prohibited transaction.

4] Record on Financial Crime :

Charges or conviction registered against subject: None

5] Records on Violation of Anti-Corruption Laws :

Charges or investigation registered against subject: None

6] Records on Int’l Anti-Money Laundering Laws/Standards :

Charges or investigation registered against subject: None

7] Criminal Records

No available information exist that suggest that subject or any of its principals have been formally charged or convicted by a competent governmental authority for any financial crime or under any formal investigation by a competent government authority for any violation of anti-corruption laws or international anti-money laundering laws or standard.

8] Affiliation with Government :

No record exists to suggest that any director or indirect owners, controlling shareholders, director, officer or employee of the company is a government official or a family member or close business associate of a Government official.

9] Compensation Package :

Our market survey revealed that the amount of compensation sought by the subject is fair and reasonable and comparable to compensation paid to others for similar services.

10] Press Report :

No press reports / filings exists on the subject.

CORPORATE GOVERNANCE

MIRA INFORM as part of its Due Diligence do provide comments on Corporate Governance to identify management and governance. These factors often have been predictive and in some cases have created vulnerabilities to credit deterioration.

Our Governance Assessment focuses principally on the interactions between a company’s management, its Board of Directors, Shareholders and other financial stakeholders.

CONTRAVENTION

Subject is not known to have contravened any existing local laws, regulations or policies that prohibit, restrict or otherwise affect the terms and conditions that could be included in the agreement with the subject.

FOREIGN EXCHANGE RATES

Currency	Unit	Indian Rupees
US Dollar	1	Rs. 63.76
UK Pound	1	Rs. 97.80
Euro	1	Rs. 69.91

INFORMATION DETAILS

Information Gathered by :	SVA
Analysis Done by :	KAR
Report Prepared by :	BVA

SCORE & RATING EXPLANATIONS

SCORE FACTORS	RANGE	POINTS
HISTORY	1~10	2
PAID-UP CAPITAL	1~10	2
OPERATING SCALE	1~10	2
FINANCIAL CONDITION
--BUSINESS SCALE	1~10	2
--PROFITABILITY	1~10	--
--LIQUIDITY	1~10	2
--LEVERAGE	1~10	1
--RESERVES	1~10	--
--CREDIT LINES	1~10	--
--MARGINS	-5~5	--
DEMERIT POINTS
--BANK CHARGES	YES/NO	YES
--LITIGATION	YES/NO	NO
--OTHER ADVERSE INFORMATION	YES/NO	NO
MERIT POINTS
--SOLE DISTRIBUTORSHIP	YES/NO	NO
--EXPORT ACTIVITIES	YES/NO	NO
--AFFILIATION	YES/NO	YES
--LISTED	YES/NO	NO
--OTHER MERIT FACTORS	YES/NO	YES
DEFAULTER
--RBI	YES/NO	NO
--EPF	YES/NO	NO
TOTAL		11

This score serves as a reference to assess SC’s credit risk and to set the amount of credit to be extended. It is calculated from a composite of weighted scores obtained from each of the major sections of this report. The assessed factors and their relative weights (as indicated through %) are as follows:

Financial condition (40%) Ownership background (20%) Payment record (10%)

Credit history (10%) Market trend (10%) Operational size (10%)

RATING EXPLANATIONS

RATING		STATUS	PROPOSED CREDIT LINE
>86	Aaa	Possesses an extremely sound financial base with the strongest capability for timely payment of interest and principal sums	Unlimited
71-85	Aa	Possesses adequate working capital. No caution needed for credit transaction. It has above average (strong) capability for payment of interest and principal sums	Large
56-70	A	Financial & operational base are regarded healthy. General unfavourable factors will not cause fatal effect. Satisfactory capability for payment of interest and principal sums	Fairly Large
41-55	Ba	Overall operation is considered normal. Capable to meet normal commitments.	Satisfactory
26-40	B	Capability to overcome financial difficulties seems comparatively below average.	Small
11-25	Ca	Adverse factors are apparent. Repayment of interest and principal sums in default or expected to be in default upon maturity	Limited with full security
<10	C	Absolute credit risk exists. Caution needed to be exercised	Credit not recommended
--	NB	New Business	--

PRIVATE & CONFIDENTIAL : This information is provided to you at your request, you having employed MIPL for such purpose. You will use the information as aid only in determining the propriety of giving credit and generally as an aid to your business and for no other purpose. You will hold the information in strict confidence, and shall not reveal it or make it known to the subject persons, firms or corporations or to any other. MIPL does not warrant the correctness of the information as you hold it free of any liability whatsoever. You will be liable to and indemnify MIPL for any loss, damage or expense, occasioned by your breach or non observance of any one, or more of these conditions

This report is issued at your request without any risk and responsibility on the part of MIRA INFORM PRIVATE LIMITED (MIPL) or its officials.