land valuation report of new mangalore port

217 Pages·2016·22.28 MB·English

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 [phone] 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