VALUATION REPORT

VALUATION ANALYSIS OF TP SCHEME 23 SABARMATI

GROUP: 5

EFFORTS BY: GROUP 5 UC1011 BHARAT CHOUDHARY UC5111 CHARMIL SHAH UC5211 HELY SHAH UC1109 RISHIT OZA

FACULTY OF TECHNOLOGY PROFESSOR RESHMA SHAH

TITLE: VALUATION TOPIC: ANALYSIS OF GIVEN TOWN PLANNING SCHEME –TP 23 SABARMATI GROUP NO : 5

BHARAT CHOUDHARY-UC1011 CHARMIL SHAH-UC5111 HELY SHAH-UC5211 RISHIT OZA-UC1109

INDEX

TABLE OF CONTENTS

SR NO TOPIC PAGE NO

1 INTRODUCTION 1

1.1 OBJECTIVES 1

1.2 SCOPE OF STUDY 1

1.3 PURPOSE OF STUDY 1

1.4 HISTORY OF TPS IN AHMEDABAD AND GUJARAT 1

1.5 DEVELOPMENT OF AHMEDABAD OVER THE YEARS 5

2 INDICATION OF LANDMARKS 1/1 9

2.1 INDICATION OF LANDMARKS 1/2 10



3 LATEST DEVELOPMENTS 13

3.1 INVENTORY ZONE 14

4 FIELD STUDY 15

4.1 FIELD STUDY 16

4.2 FIELD STUDY 17

5 GRAPHICAL COMPARISONS 18



INDEX

TABLE OF CONTENTS

SR NO TOPIC PAGE NO

5.1 GRAPHICAL COMPARISONS 19


6 FACTORS THAT AFFECT VALUE OF LAND-POSITIVE 21

6.1 FACTORS THAT AFFECT VALUE OF LAND-NEGATIVE 22

7 ANALYSIS 23

7.1 ANALYSIS 24

8 INDIVIDUAL VALUE OF PLOTS 25

TABLE OF FIGURES AND GRAPHS

1 FIG 1 3

2 FIG 2 4

3 FIG 3 5

4 FIG 4 6

GRAPHS

5 GRAPHICAL COMPARISONS 18





1 INTRODUCTION

1.1 OBJECTIVES • To study the land-use and development pattern of particular

location through a detailed field study/survey. • The objective is to find out the differences between existing

rates and the ones written in jantri 2007 along with percentage increase or decrease.

• Formation of zones based on their location, type of structure, surrounding negative/ positive factors , rates etc.

1.2 SCOPE OF STUDY • The scope of study is limited to Town planning scheme No:

23, 23/1 and 23/2 : Sabarmati.

1.3 PURPOSE OF STUDY • The purpose is to find out all the factors positive or negative

that affects the value of the property. Factors like location, surroundings , plot characteristics, legislative status etc.

• Valuation of property/land will help in determining the exact market value of the property which can help in purchase, sell, rent , etc. of the property.

1.4 HISTORY OF TPS IN GUJARAT AND AHMEDABAD

• Town Planning in Gujarat is as old as Indus Valley civilization. The archaeological findings and other related & relevant evidence, show that major part of the present Gujarat State, ranging from Lothal near Bhavnagar in south side to Dholavira near Rann of Kachchh on northern side, had been a part of Indus Valley civilization region. There are several sites already demarcated in this north eastern part of Gujarat, where the settlements of those eras had existed. Those settlements were planned mostly in gridiron pattern and had basic infrastructure like sewerage system, storm water drainage system and water distributing system. Thus, town-planning Activity in Gujarat can be dated back to Indus Valley civilization.

• During the period ranging from 5th century to 19th century, several kingdom and dynasty ruled this region predominant being that of Solanki dynasty and Mugal period. During their period, though the city planning had an approach of defensive planning to protect citizens from the attacks of invaders, it did recognize various classes of people and their Activities, which were basic factor in planning and sector development. This could be termed as various zones, which were located at appropriate places having direct access from all directions of the settlement. The major administrative areas as well as trading areas were located in such a way that they can cater to the needs of town/city as well as hinterlands.

1



1 INTRODUCTION

• During the modern times, the organized efforts for the Town Planning started during British period, which not only provided legal support, but also provided a guideline for preparing planning proposals.

• The Gujarat State being a part of the then Bombay State, had enacted the Bombay Town Planning Act, 1915, which empowered the local authorities to prepare Town Planning Schemes for fast developing areas of the city or town.

• The Town Planning Scheme being micro level planning, it was very detailed reconstitution of each revenue survey number, but the planning used to be restricted to part of city. Therefore, a new legislation was enacted in the form of Bombay Town Planning Act, 1954, which empowered the local authorities to prepare Development Plans for city or town. With this new legislation, there was sudden increase in Town Planning Activities.

• Many local authorities undertook the preparation of Development Plan. Both these Acts provided much needed legal support, and also a guided process in preparing Development Plans or Town Planning Schemes.

• The important aspect of this process was public participation in planning. Every individual was given an opportunity to see the plan being prepared, review it and offer his objections or suggestions on planning proposal.

• On 1st May 1960, the erstwhile Bombay State was bifurcated to form two States - Maharashtra and Gujarat. Both the States inherited the laws and Acts prevailing at the time of Bombay State.

• Meanwhile, both the States were enthusiastic to recognize fast developing economy of an independent nation and utilize the opportunities offered by such situation.

• This not only created a healthy competition in the development of the State, but also made the administrators and planners to think about new set of legislation, which could empower them in utilizing the available circumstances in the development of the State. The State of Gujarat therefore, enacted a new Act – The Gujarat Town Planning & Urban Development Act, 1976, which is a set of very comprehensive planning legislation.

• The Act encompasses wide range of planning, starting from regional planning at macro level to the Town Planning Scheme at micro level.

• The Act empowers the State Government to recognize, identify and delineate the areas, having potential for the development. Thus, the planning process was no longer attached with any settlement or local body

2



1 INTRODUCTION

POLITICAL DIVISION OF GUJARAT

AHMEDABAD DISTRICT

FIG NO: 1 ROAD MAP OF AHMEDABAD

3



1 INTRODUCTION

• The DP is a broad-brush development vision for the city—a dynamic document which then is detailed gradually.

• Most importantly, the new areas for growth to be opened up for development are clearly marked and divided into smaller areas of about 100 to 200 hectares. Each such area is called a TPS.

• The TPS are micro plans prepared for about 100 to 200 hectares typically involving 100 to 250 landowners.

• The TPS are numbered starting from one, two, three, etc., and are usually named after the “village” they fall in. • A complex system is used to simultaneously reorganize land parcels or

plots, provide access to each land parcel or plot, set aside land for public uses by taking a portion from each landholding, and appropriate increments in land values for infrastructure development.

• Detailed infrastructure is designed and cost estimates are prepared. The process involves intensive public participation and consultation at several stages.

1.5 DEVELOPMENT OF CITY OVER THE YEARS

FIG NO: 2 DEVELOPMENT OF AHMEDABAD OVER THE YEARS

4



1 INTRODUCTION

• Most of Ahmedabad has been developed using the TPS mechanism. The process began as early as 1915.

• TPSs were prepared continuously under the various acts described above. • Clearly, there is a long history of implementation of the TPSs, which

has made the process acceptable to the people. • There have been continuous improvements in the content of the

proposals over the years.

• The DP is a macro strategic plan document that defines the direction of growth and envisions the citywide infrastructure for the entire development area. It is a comprehensive document that looks at all components of development and makes specific proposals with respect to each. These include the following:

• Land development—land use zoning, areas to be opened up for new growth, development control regulations (which determine the built form), and allocation for public uses • Road network and transportation • Water supply • Sewerage • Storm water drainage • Open spaces, green areas • Environment and pollution control

FIG NO: 3 DEVELOPMENT OF AHMEDABAD WITH DIFFERENT IMPLEMENTED TP SCHEMES ACTS

5



1 INTRODUCTION

FIG NO 4: LOCATION OF SABARMATI TP SCHEME 23

6



1 INTRODUCTION-Physical survey

Tp scheme 23-23/1 and 23/2 • This scheme is on the northern side of Ranip. • This scheme is the better developed recently as compared to the other scheme. • Its main landmark is Sabarmati railway station, Sabarmati electric board and ESIC hospitals. • Commercial complexes like AMC malls are also located. • There are also parks and gardens in this scheme. • Municipal schools etc. are also located. • Police chowki is also located as jawahar chowk police chowki. • Hospitals like medilink nursing services, are located. • There are slum dwellers located in tp scheme 23/2. • The majority of the population is medium income group. • The second major population group is low income group. • Brts corridor service serves a great asset to town planning schemes.

Type of property % of population

Bungalows 15%

Low rise 20%

High rise 15%

Row houses g+1 25%

Row houses g+2 15%

Slum dwellers 10%

7



1 INTRODUCTION

DATA COLLECTION

FIELD AND PHYSICAL SURVEY LITERATURE STUDY

• FIELD VISIT • CURRENT SITUATION • MARKET SURVEY

• HISTORY OF THE AREA • CURRENT ZONES • PREVAILING RATES

DATA COMPILATION

RATE ANALYSIS

RATES FINALIZATION

8



2. INDICATION OF LANDMARKS-PART 1/1

MOTERA BRTS

VISATNAGAR BRTS

SABARMATI RAILWAY

RELIANCE TOWER

MAHADEV TEMPLE

POLICE CHOWKI NALA

SBI

9



1 .INDICATION OF LANDMARKS PART 1/2

GRAVEYARD

OPEN LAND

SABARMATI POLICE STATION

SABARMATI BRTS

10



2 .INDICATION OF LANDMARKS-PART 2/1

RAILWAY TRACK

VAISHNAVDEVI TEMPLE

FIRE STATION

SHREE LVU COLLEGE

CATHOLIC CHURCH BANK OF BARODA

TEMPLE

RATHI BRTS

A.E.C.

11



2. INDICATION OF LANDMARKS 2/2

TEMPLE

CHINTAMANI PARSHWANATH JAIN DERASAR

JOINT REPLACEMENT CENTRE

HIGH TENSION LINE

ADANI PNG GAS STATION

12



3.LATEST DEVELOPMENTS

BSNL/RELIANCE TOWERS

WIFI TOWERS

BRTS BUS STATIONS AND CORRIDORS

WATER TANKS

13



3.1INVENTORY ZONE 1/2

14



4.FIELD STUDY

TYPE OF PROPERTY ZONE 1 JANTRI RATES PER SQM

BUNGALOW 9000

LOW RISE 9000

COMMERCIAL SHOPS(G.F.) 40,000

COMMERCIAL SHOPS (F.F) 11,000

OPEN LAND OF INDUSTRIES 7200

AGRICULTURAL LAND 7200

DEVELOPED LAND RATE 9000


BUNGALOW 6500

LOW RISE 6500

COMMERCIAL SHOPS(G.F.) 45000

COMMERCIAL SHOPS (F.F) 12000

OPEN LAND OF INDUSTRIES 8000

AGRICULTURAL LAND 8000

DEVELOPED LAND RATE 10000

AREA WISE RATES FROM THE ANNUAL SOR( ) JANTRI:ZONE 1 23/1

AREA WISE RATES FROM THE ANNUAL SOR( ) JANTRI:ZONE 2 23/2

TYPE OF PROPERTY ZONE 1 EXISTING RATES PER SQ M

BUNGALOW 40,000

LOW RISE 32,000



OPEN LAND OF INDUSTRIES 20,000

AGRICULTURAL LAND 20,000

DEVELOPED LAND RATE 32,000

TYPE OF PROPERTY ZONE 2 EXISTING RATES PER SQ M

BUNGALOW 42,000

LOW RISE 34,000



OPEN LAND OF INDUSTRIES 25,000

AGRICULTURAL LAND 25,000

DEVELOPED LAND RATE 36,000

15



4.1 FIELD STUDY


ZONE 2 EXISTING RATES PER SQ M

% PERCENTAGE INCREASE

BUNGALOW 6500 42,000 646.1538462

LOW RISE 6500 34,000 523.0769231

COMMERCIAL SHOPS(G.F.)

45000 44,000 97.77777778

COMMERCIAL SHOPS (F.F)

12000 32,000 266.6666667

OPEN LAND OF INDUSTRIES

8000 25,000 312.5

AGRICULTURAL LAND 8000 25,000 312.5

DEVELOPED LAND RATE

10000 36,000 360

16



4.2 FIELD STUDY


ZONE 1 EXISTING RATES PER SQ M


BUNGALOW 9000 40,000 444.4444444

LOW RISE 9000 32,000 355.5555556


40,000 46,000 115


11,000 36,000 327.2727273


7200 20,000 277.7777778

AGRICULTURAL LAND

7200 20,000 277.7777778

DEVELOPED LAND RATE

9000 32,000 355.5555556

17



5. GRAPHICAL COMPARISONS

05000

1000015000200002500030000350004000045000

TYPE OF PROPERTY

ZONE 1 JANTRI RATES PER SQM

ZONE 1 JANTRI RATES PER SQM

0

10000

20000

30000

40000

50000

60000

70000

80000

90000

100000

ZONE 1: JANTRI RATES AND EXISTING RATES

ZONE 1 EXISTINGRATES PER SQ M40,000 32,00046,000 36,00020,000 20,00032,000 ZONE 2EXISTING RATES PERSQ M

ZONE 1 JANTRIRATES PER SQM9000 9000 40,00011,000 7200 72009000 ZONE 2 JANTRIRATES PER SQM

7% 7%

47% 13%

8%

8%

10%

ZONE 2: JANTRI RATES PER SQ M

BUNGALOW LOW RISE

COMMERCIAL SHOPS(G.F.) COMMERCIAL SHOPS (F.F)

OPEN LAND OF INDUSTRIES AGRICULTURAL LAND

DEVELOPED LAND RATE

0100002000030000400005000060000700008000090000

TYPE OF PROPERTY

ZONE 1 AND ZONE 2 JANTRI RATES COMPARISON

ZONE 1 JANTRI RATES PER SQM ZONE 2 JANTRI RATES PER SQM

18



GRAPHICAL COMPARISONS

0100002000030000400005000060000700008000090000

100000


ZONE 2 EXISTING RATES PERSQ M 42,000 34,000 44,00032,000 25,000 25,000 36,000

ZONE 2 JANTRI RATES PERSQM 6500 6500 45000 120008000 8000 10000

0

10000

20000

30000

40000

50000

60000

70000

80000

90000

100000


ZONE 2 EXISTING RATESPER SQ M 42,000 34,00044,000 32,000 25,00025,000 36,000

ZONE 2 JANTRI RATES PERSQM 6500 6500 4500012000 8000 8000 10000

0100002000030000400005000060000700008000090000

100000


ZONE 1 EXISTING RATES PERSQ M 40,000 32,000 46,00036,000 20,000 20,00032,000

ZONE 1 JANTRI RATES PERSQM 9000 9000 40,00011,000 7200 7200 9000

010,00020,00030,00040,00050,00060,00070,00080,00090,000

100,000

TYPE OF PROPERTY

ZONE 1 AND ZONE 2 EXISTING RATES/MARKET RATES

ZONE 1 EXISTING RATES PER SQ M ZONE 2 EXISTING RATES PER SQ M

19



GRAPHICAL COMPARISONS


BUNGALOW

LOW RISE




AGRICULTURAL LAND

DEVELOPED LAND RATE


BUNGALOW

LOW RISE




AGRICULTURAL LAND

DEVELOPED LAND RATE

0%10%20%30%40%50%60%70%80%90%

100%


% PERCENTAGE INCREASE-ZONE 2

% PERCENTAGE INCREASE-ZONE 1


BUNGALOW

LOW RISE




AGRICULTURAL LAND

DEVELOPED LAND RATE

20



FACTOR THAT AFFECT VALUES OF LAND

FACTORS OBSERVATIONS IMPACT ON VALUATION

Proximity to hospitals Infrastructural facility, much needed in emergencies

Presence of hospitals serves as an additional facility for the given area. It is easily approachable by people during emergencies.

Temples A bright mixture of places of worship seen in the given area, making it a more secular workspace. People like the area where they can have religious environment

The land can go high due to presence of such structures

Proximity to highways Here the brts corridor approaches to national highway 8A which is an additional advantage for the development and upliftment of the area.

Better connectivity to the nearby cities, higher land prices

Gardens Play area for children, relaxing area for adults

People like to gather around in such public places, higher land prices

Availability of local transport Easier connectivity to nearby places for people, easier for day to day life works

Better infrastructure.

POSITIVE FACTORS

21



FACTORS OBSERVATIONS IMPACT ON VALUATION

Graveyards People don’t like to but properties near graveyard

Value of the property is degraded

Railway tracks Noise pollution due to railway processes Value of the property is degraded

Presence of party plots Cause nuisance due to people gathering and noise pollution


Absence of street lights Increases darkness in the area, security is questioned


Internal roads Lower width of internal roads, problems in day to day travelling


High tension lines Development is hindered in many ways Value of the property is degraded

NEGATIVE FACTORS

FACTOR THAT AFFECT VALUES OF LAND

22



ANALYSIS

FACTORS ZONE AMOUNT OF IMPACT ON ZONE 1

IMPACT ON VALUE

Proximity to hospitals ZONE 1 AVERAGE 10-12%

ZONE 2 MAXIMUM >20%

Temples ZONE 1 AVERAGE >15%

ZONE 2 MAXIMUM >25%

Proximity to highways ZONE 1 AVERAGE >10-12%

ZONE 2 AVERAGE >12%

Gardens ZONE 1 AVERAGE 5-6%

ZONE 2 MAXIMUM >20%

Availability of local transport ZONE 1 MAXIMUM >20%

ZONE 2 MAXIMUM >20%

23



ANALYSIS

FACTORS ZONE AMOUNT OF IMPACT ON ZONE 1 IMPACT ON VALUE

Graveyards ZONE 1 AVERAGE -15-20%

ZONE 2 MAXIMUM -25%

Railway tracks ZONE 1 AVERAGE -15-20%

ZONE 2 MAXIMUM -25%

Presence of party plots ZONE 1 AVERAGE -15-20%

ZONE 2 MAXIMUM -25%

Absence of street lights ZONE 1 MINOR -5-10%

ZONE 2 MAXIMUM -25%

Internal roads ZONE 1 AVERAGE -15-20%

ZONE 2 AVERAGE -15-20%

High tension lines ZONE 1 MAXIMUM -25%

ZONE 2 MAXIMUM -25%

24



INDIVIDUAL PLOT DETAILS

SR NO SURVEY NO

FINAL PLOT LANDUSE BUILDING TYPE

INCOME CLASS JANTRI RATES PER SQ M

EXISTING RATES PER SQ M %INCREASE

TP SCHEME 23

1

187 sp. No. 5 & 9 423 RESIDENTIAL LOW RISE MIG 5500 32,000 581.8181818

2 183 439 RESIDENTIAL LOW RISE MIG 5500 32,000 581.8181818

3 184 442 RESIDENTIAL G+1 MIG 5500 35,000 636.3636364


5 185/1/2 444 RESIDENTIAL G+1 MIG 5500 35,000 636.3636364



8 185/1/2 449 RESIDENTIAL G+1 MIG 5500 35,000 636.3636364

9 186/1 451 RESIDENTIAL G+1 MIG 5500 35,000 636.3636364

10 188/B

188/C 452 RESIDENTIAL G+1 MIG 5500 35,000 636.3636364

11 48/A/14/p

48/A/15pt. 453 RESIDENTIAL G+1 MIG 5500 35,000 636.3636364

12 186/2

part 454 RESIDENTIAL G+1 MIG 5500 35,000 636.3636364

25



13

48/A/14/p 48/A/15pt. 455 RESIDENTIAL G+1 MIG 5500 35,000 636.3636364

14

48/A/14/p 48/A/15pt. 456 RESIDENTIAL MIXED MIG 5500 38,000 690.9090909

15 19/2/A

19/1/A 457 RESIDENTIAL MIXED MIG 5500 38,000 690.9090909

16 48/A/10 462 RESIDENTIAL G+TERRACE LIG 5000 32,000 640

17 186/2

part 471 RESIDENTIAL G+TERRACE LIG 5000 32,000 640

18 180/A/1/1 180/A/1/2 472 RESIDENTIAL G+TERRACE LIG 5000 32,000 640

19

190/1/2 190/A/3

190/A/3/2 473 RESIDENTIAL G+TERRACE LIG 5000 32,000 640

20

190/1/2 190/A/3

190/A/3/2 474 RESIDENTIAL G+TERRACE LIG 5000 32,000 640

21 192 475 COMMERCIAL LOW INCOME LIG 5000 32,000 640

26



22 177/P 483 COMMERCIAL MEDIUM INCOME MIG 5500 48,000 872.7272727

23 193 484 COMMERCIAL LOW INCOME LIG 5000 48,000 960

24 192 485 SITE FOR AMC 7200 25,000 347.2222222

25 193 486 SITE FOR AMC 7200 25,000 347.2222222

26 194 487 VILLAGE SITE 7200 25,000 347.2222222

27

1/1/1+ 1/1/2

sp.1 488 GOVT LAND VACANT LAND 7200 25,000 347.2222222

28

1 sp.24/1

24/2 508 RESIDENTIAL G+1 LIG 5000 32,000 640

29

1 sp.

25/1 25/2

26 to 31 .. 509 RESIDENTIAL G+1 MIG 5500 35,000 636.3636364

30 1

sp. 32 510 RESIDENTIAL G+1 LIG 5000 32,000 640

31 1

sp.33 511 RESIDENTIAL G+1 MIG 5500 35,000 636.3636364

27



32 1 sp 34,37 512 RESIDENTIAL G+1 MIG 5500 35,000 636.3636364

33 1sp. 35 513 RESIDENTIAL G+1 MIG 5500 35,000 636.3636364

34 1 sp. 36,41 514 RESIDENTIAL G+1 MIG 5500 35,000 636.3636364

35 1 sp. 36,41 515 RESIDENTIAL HIGH RISE HIG 9000 45,000 500

36 1 sp. 39 516 RESIDENTIAL LOW RISE MIG 5500 35,000 636.3636364

37 1 sp 34,37 517 RESIDENTIAL G+1 HIG 9000 45,000 500

38 1 sp. 38 518 RESIDENTIAL G+1 HIG 9000 45,000 500

39 1 sp. 40 519 SITE FOR AMC 7200 48,000 666.6666667

40 1

sp.33 520 GOVT LAND VACANT LAND 7200 48,000 666.6666667

41

3 sp.no. 1,2,3,12,

13,14 521 RESIDENTIAL G+1 HIG 10,000 50,000 500

42 3

sp.15,16 523 RESIDENTIAL G+1 HIG 10,000 50,000 500

43 3 sp.27 526 RESIDENTIAL G+1 HIG 10,000 50,000 500

28



44 3 sp. 50,51 531 RESIDENTIAL G+1 MIG 5500 35,000 636.3636364

45 3 sp.5,6,7 534 RESIDENTIAL G+1 MIG 5500 35,000 636.3636364

46 3 sp.11 535 RESIDENTIAL G+1 MIG 5500 35,000 636.3636364





51 3 sp.20, 21 541 RESIDENTIAL G+1 MIG 5500 35,000 636.3636364

52 3 p.22,23 545 RESIDENTIAL G+1 MIG 5500 35,000 636.3636364


54 3

sp. 56 553 RESIDENTIAL G+1 MIG 5500 35,000 636.3636364

55 3/A


29



56 3/A


57 3

sp.46 559 RESIDENTIAL G+1 MIG 5500 35,000 636.3636364

58 3

sp.47,48 560 RESIDENTIAL G+1 MIG 5500 35,000 636.3636364

59 3


60 3


61 3 sp. 58, 59,60 563 RESIDENTIAL G+1 MIG 5500 35,000 636.3636364

62 4/A

4/B 565 RESIDENTIAL G+1 MIG 5500 35,000 636.3636364



65 190/B 569 RESIDENTIAL G+1 MIG 5500 35,000 636.3636364

66 186/2

part 570 RESIDENTIAL G+1 MIG 5500 35,000 636.3636364

67

188/A/1 188/A/2

188/A/3 571 RESIDENTIAL G+1 MIG 5500 35,000 636.3636364

30



68

188/A/1 188/A/2

188/A/3 572 GOVT LAND VACANT LAND 7200 20,000 277.7777778

69 189/1

189/2 573 RESIDENTIAL G+2 HIG 9000 45,000 500

70 189/A 574 GOVT LAND 7200 20,000 277.7777778

71 188/A 575 RESIDENTIAL G+2 HIG 9000 45,000 500

72

58/A/1 sp.no..8

58/A/1sp. no..9/p

..do.. sp.no. 6 &

7 ..do..

sp.no. 2+4/38 576 COMMERCIAL MIG 40,000 48,000 120

73 21/1 578 RESIDENTIAL G+2 HIG 10,000 45,000 450

74 186/2

part 580 RESIDENTIAL G+2 HIG 10,000 45,000 450

75 21/1 584 RESIDENTIAL G+2 HIG 10,000 45,000 450

31



76 19/1/1 585 RESIDENTIAL G+2 HIG 10,000 45,000 450


78 19/2/A

19/1/A 587 COMMERCIAL MIG 40,000 48,000 120

79 19/2/A

19/1/A 588 RESIDENTIAL G+2 MIG 5500 35,000 636.3636364

80 20/B 589 RESIDENTIAL G+2 MIG 5500 35,000 636.3636364

81 20/A 590 RESIDENTIAL G+1 LIG 5000 32,000 640

82 189/1

189/2 593 RESIDENTIAL G+2 HIG 10,000 45,000 450



85 48/A/2 598 RESIDENTIAL G+TERRACE LIG 5000 32,000 640

86 188/A/4/1 603 RESIDENTIAL G+TERRACE LIG 5000 32,000 640

188/A/1 188/A/2

188/A/3 608 RESIDENTIAL G+TERRACE LIG 5000 32,000 640

32



CONCLUSIONS DERIVED FROM THE STUDY

The town planning scheme Sabarmati 23 is divided to three zones from which two zones were taken under study, 23/1 and 23/2. The following are the consequences derived from our study: • There is overall commercial and residential development along the scheme. • There is hindrance in the progress of the area due to many factors, like locations, neighborhoods, graveyards, party plots etc. • Low income housing and medium income housing occupy the scheme to the maximum. • The open lands, agricultural lands must be allotted for institutions, public parks, etc. • Internal roads must be constructed properly so that the value of properties are enhanced. • Zoning of the tp schemes as provided by the jantri is found to be correct looking at the factors affecting the value but the rates should be

revised to the current market rates.

33

Engineering

VALUATION REPORT