land valuation report of new mangalore port PDF
Preview land valuation report of new mangalore port
LAND VALUATION REPORT OF NEW MANGALORE PORT PREPARED BY- M.C. JAIN & ASSOCIATE 244, Chouahan Estate, G.E. Road, Supela Bhilai- 490023, Distt- Durg (C.G.) Tele Fax (0788) 2224477, 4062280 Moblie No. 9752587060, E-mail: [email protected] Index S.No. Particulars Page No. 1 Acknowledgement 3 2 Executive Summary 4-5 3 1. Introduction 7-13 1.1 Work Reference 1.2 Objective and Purpose 1.3 Scope of Valuation 1.4 Methodology 1.5 Process opted for Recommending 4 1.6 Summary 14-16 5 Calculation (2013-14, 2014-15 & 2015-16) 17-34 6 Chapter -2 i) (Random Valuation of Sample Area Panambur Zone) 36-60 ii) (Random Valuation of Sample Area Marshaling Zone) 61-80 iii) (Random Valuation of Sample Area Commercial Zone) 81-99 ii) (Random Valuation of Sample Area Tannivbhavi Zone) 100-109 ii) (Random Valuation of Sample Area Kudupu Zone) 110-124 ii) (Random Valuation of Sample Area Bondel Zone) 125-146 7 Govt. Ready Recknor Mangalore City Corporation For Year 147-156 2013-14 ( English) 8 Comparative Recorded Sale Instances In Sub Registration 157-167 Office 2013-14 (English) 9 Govt. Ready Recknor Mangalore City Corporation For Year 168-183 2014-15 ( English) 10 Comparative Recorded Sale Instances In Sub Registration 184-194 Office 2014-15 (English) 11 Govt. Ready Recknor Mangalore City Corporation For Year 195-203 2015-16 ( English) 12 Comparative Recorded Sale Instances In Sub Registration 204-215 Office 2015-16 (English) 13 Actual Land Transaction ( Kannada) Annexure-I 14 Govt. Ready Recknor ( Kannada) Annexure-II 15 Existing License/Lease Rentals of Open/Covered Space (Annexure-III) allotted on Tender basis LOCATION OF PORT PREPARED BY-M.C. JAIN & ASSOCIATE VALUATION REPORT OF NMPT M.C. JAIN & ASSOCIATE 1 VALUATION REPORT OF NMPT M.C. JAIN & ASSOCIATE 2 ACKNOWLEGEMENT Valuation team , places on record its sincere thanks to the Management of NMPT, Mangalore for providing opportunity to carry out the land valuation of its station. The valuation team is indebted to Mr. Rajappa, superintendent Engg., Mr. Prahalathan, Estate Manager Mr. Ganesh Rao. Asst. Executive Engg., Mr. Naresh Kumar, Asst. Engg. Civil Estate department for their keen interest in the valuation. The study team gratefully acknowledges the active co- operation and support of Team of Estate Department, NMPT, Mangalore . VALUATION REPORT OF NMPT M.C. JAIN & ASSOCIATE 3 Executive Summary Mangalore Port is a modern all-weather NMPT is divided in three area i.e. port situated at Panambur, Mangalore Panambur area, Kudupu area & (Karnataka State in South India), on the Bondel area. Panambur area is having West Coast of India, 170 nautical miles total land of around 1908 Acres South of Mormugao & 191 nautical where as Kudupu & Bondel area is miles North of Cochin Port.The having 292 acres & 152 acres Mangalore Harbour Projects Started in respectively. Further Panambur area 1962, was completed in May 1974. The is sub divided in 4 zones, they are New Mangalore Port was declared as 1) Panambur village the 9th Major Port on 4th May 1974 and was formally inaugurated by the former II) Marshalling Yard Prime Minister of India, Smt. Indira III) Commercial Yard Gandhi on 11th January 1975. IV) Thannirbhavi. Till 31st March 1980, the Government of Panambur is commercially developed India centrally administered both area where as Kudupu & Bondel are project and the port On 1st April 1980, hilly terrain and undeveloped the Port Trust Board was set up under the Major Port Trust Act, 1963 and was Valuation team had done random Inaugurated by the then Minister for visit of port and collected information Shipping & Transport, A.P. Sharma on of last three years transaction, 31st March, 1980. Since then NMPT Port Government rate, lease rate has been functioning as the 10th Major approved by port trust. Valuation Port Trust and has fallen in line with team compared all the data and other Major Port Trusts functioning in followed average rate of land method the country. for throughout the area of NMPT.NMPT have decide 12 villages New Mangalore Port Trust proposed to as vicinity of port so their land find out asset value of land in estate transaction data is also considered. premises limit according to work order number CE/SE(C- II)/Estate/Valuer/63/2016 dated on 26.08.2016 VALUATION REPORT OF NMPT M.C. JAIN & ASSOCIATE 4 Continue…… … … … On the basis of of all available records, final abstract is listed as below o b VALUE IN RS. IN LACS PER s e ACRE r v SN ZONE PORT VICINITY/VILLAGES 2013-14 2014-15 2015-16 a 1.1PANAMBUR COLONY t i 1.2INSIDE CUSTOM BOND o 1 PANAMBUR 402 345 352 n AREA 1.3 BYKAMPADY 2.1 KULAI MARSHALING 2 2.2 BYKAMPADY YARD MEENAKALIYA ROAD 390 401 348 3.1 PANAMBUR ALONG NH- COMMERCIAL 3 66 YARD 3.2 PADUKODY 315 304 388 4 THANNIRBHAVI 4.1 THANNIRBHAVI 225 187 235 5.1 KUDUPU 5 416 385 407 KUDUPU 5.2 PADAVU 6.1MUDUSHUDDE 6.2 PADUSHEDDE 6 BONDEL 6.3 PACHANADY 324 320 312 6.4 MARAKADA 6.5 THIRUVAIL VALUATION REPORT OF NMPT M.C. JAIN & ASSOCIATE 5 Valuation Team M.C. JAIN & ASSOCIATE TEAM: NMPT TEAM: 1)MR. M.C. JAIN ( Govt. Approved Valuer) 1) MR. RAJAPPA (Superintendent Engg.) 2)ADITYA KASHYAP 2) MR. PRAHALATHAN ( Estate Manager) 3) MR. DILESH VERMA 3) MR. GANESH RAO ( Asst. Exe.Engg.) 4) MR. NARESH KUMAR ( Asst. to Engg) VALUATION REPORT OF NMPT M.C. JAIN & ASSOCIATE 6 1.Introduction to NMPT and Methodology 1.1WORK REFERENCE New Mangalore Port Trust proposed to find out asset value of land in estate premises of New Mangalore Port limits according to work order no. CE/SE(C-II)/ Estate/Valuer/63/2016 dated 26.08.2016 1.2 Objective and Purpose The study was carried out to obtain fair market value of land of port trust. NMPT is divided in three areas i.e. Panambur area, Kudupu area & Bondel area. Panambur area is having total land of around 1908 Acres where as Kudupu & Bondel area is having 292 acres & 152 acres respectively. Further Panambur area is sub divided in 4 zones, they are 1) Panambur village II) Mardhalling Yard III) Commercial Yard IV) Thannirbhavi. Panambur is commercially developed area where as Kudupu & Bondel are hilly terrain and undeveloped. The valuation of land assets as per guidelines is a pre-requisite for the land allotment committee for enable it to fix the lease rentals. It also enables the committee to fix the reserve price before calling for tender to lease and auction for a specified period. Thus the main objective is to arrive the reasonable value of land asset of NMPT. 1.3 Scope Of Valuation FORMATION OF SCHEDULE OF RATE( SoR ) FOR THE PERIOD 20.02.2017 TO 19.02.2022 • To arrive the SoR, Valuation shall be made by considering the highest factors mentioned below to determine latest market value of port land. VALUATION REPORT OF NMPT M.C. JAIN & ASSOCIATE 7 • (a) State Government Ready Reckoner of the land value in the area, if available • (b) Highest rate of actual transaction in last three years in the vicinity of port, adding due escalation factor as per land policy guideline • (c) Highest accepted tender cum auction rate of port land for similar transactions • (d) Rate arrived by an approved valuer appointed for purpose • 1.4 Methodology Valuation team visited random site inside the premises of NMPT. As perm guideline of ministry of shipping, valuation team opted three methods to find the market value of land. Valuation team taken care of IT RULE 2009 FOR FAIR MARKET VALUE OF LAND. This rule suggest that the registered land value transaction can be multiplied by 1.1 times to 1.3 times to obtain market value of land (reference is attached). All methods which is considered for land valuation is listed as below. 1) State Government ready reckoner of land value in areas 2) Highest rate of actual relevant transaction registered in port vicinity 3) Rate arrived as per IT Rule 2009 4) Land value as per lease rate VALUATION REPORT OF NMPT M.C. JAIN & ASSOCIATE 8
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