Particular of title
Lot : Lot 9530
Title : GRN 323863
Mukim : Klang
District : Klang
State : Selangor Darul Ehsan
Provisional Land Area : 121 square meters ( 1,302 square
feet )
Tenure : Freehold interst
Annual Rent : RM 50.00
Category of Land Use : “ Bangunan “
Express Condition : “ Bangunan Kediaman “
Restriction In Interest : -
Encumbrances : Charged to OCBC Bank ( M ) Berhad
Endorsement
A copy of the title search is attached as Appendix E
Location
The subject property is located within a residential area
know as Bandar Botanic, Klang, Selangor Darul Ehsan
The locality is sited approximately 8.0 kilometers to the south o the kalng town
center
It is accessible from klang towncentre via the Jalan Langat
and thereafter onto Persiaran Batu Nilam 2, Persiaran Botanic, Jalan Kiara KS6
and finally onto Jalan Kiara 4/KS6 to where the subject property is sited
Appendix A shows the photograph of the subject property. The
location plan of the subject property is attached in Appendix B
Neighbourhood
The immediate neighbourhood is mainly of residential in
character comprising a double story terrace houses, semi-detached houses, detached
houses as well as double to three story terrace shop offices.
Other neighbouring developents include Bandar Baru Bukit
Tinggi, Ambang Botanic, Taman Sentosa, Bandar Puteri, Taman Desawan, Taman
Johan Setia Permai, Taman Klang Jaya and Bandar Parklands
Notable landmarks or amenties within the vincity are GM
Klang Wholesale City, Botanic Resort Club and AEON Bukit Tinggi Shopping Centre
Shopping, retailing, banking, educational and public
facilities are available in the locality
The development tread in the locality is more towards
residential use
Description Of Property
The land to be valued is a plot of rectangular shaped
buidking land. It has a frontage of approximately 6.097 meters ( 20 feet ) and
a depth of approximately 19.817 meters ( 65 feet ). It has a provisional land
area of approximately 121 square meters ( 1,302
square feet )
The land is technically identified as Lot No : 96530, with
Mukim and District of Klang, State of Selangor Darul Ehasan
The land surface is generally flat and lies about the same
level of the frontage road Jalan Kiara 4 / KS6
At the date of inspection, the land was erected upon with an
intermediate unit double storey terrace house
The site boundaries are demarcated with plastered brick
walls. The main entrance is secured with a pair of swing metal gates hinged
onto plastered concrete pillar.
Improvement
Erected upon the land is an intermediate unit double story
terrace house bearing a postal address No. ..
It is constructed basically of reinforced concrete framework
with a pitched timeber roof rafters laid over the interlocking concrete roof
tiles. The flooring is of concrete laid over hardcore for the ground floor and
concrete slab for the first floor. The walls are of plasterd brickwalls
The main and terrace enterances to the building are provided
with a solid timeber panel and aluminium framed glass sliding doors whilst the
itnernall doors are of flush timber types. The window are provided with
aluminium casement with glass infills and top hung windows
The vertical access to the first floor is by means of
concrete staircase laid over with parquet
The details of the accommodation and finished are as follow:
Accommodation
|
Unit
|
Floor
|
Ceiling
|
Ground Floor
|
1
|
Ceramic Tiles
|
Fixed Ceiling
|
Car Porch
|
1
|
Ceramic Tiles
|
Fixed Faced Concrete
|
Living
|
1
|
Ceramic Tiles
|
Fixed Faced Concrete
|
Dinning
|
1
|
Ceramic Tiles
|
Fixed Faced Concrete
|
Kitchen
|
1
|
Ceramic Tiles
|
Fixed Faced Concrete
|
Bedroom
|
1
|
Ceramic Tiles
|
Fixed Faced Concrete
|
Bath / WC
|
1
|
Ceramic Tiles
|
Fixed Faced Concrete
|
First Floor
|
|||
Bedroom
|
3
|
Parquet
|
Fixed Ceiling
|
Bath / WC
|
2
|
Ceramic Tiles
|
Fixed Ceiling
|
At the date of inspection, we observed that the building is
in good state of repairs. It has a main floor aread of approximately 139.35
square meters ( 1,500 square feet ) and ancillary floor area of approximately
15.79 square meters ( 170 square feet )
Appendix C show the floor plan of the subject property
Services
Public utilities such as piped water, electricity and
telephone are available in the locality. These services are connected to the
subject property
Surface drainage is discharged into the public drainage
system. Sewage disposal is waterborne and discharged into a central sewerage system.
Refuse disposal, maintenance of roads and roadside drains and street lighting
are being undertaken by the Majlis Perbandaran Klang ( MPK )
Public transportation in the form of buses and taxis area
available along the main road
Town Planning And Zoning
The subject property is designated for residential use
Occupancy
The subject property is presentely occupied
Basis of valuation
The term “ Markte Value “ as used herein is defined as the
estimated amout for which an asset should exchange on the date of valuation
between a willing buyer and a willing seller in an arm’s length transaction
after propert marketing wherein the paries had each acted knowledgeably,
prudently and without compulsio
In ascertaining the Market Value of the subject property, we
have adopted the comparison method. This method of valuation entails the
comparison of transaction of similar properties in the vicinity.
From our investigation on the recorded sales data available
on a similar type of property in the neighbourhood, we have considered the
sales transaction of the following properties
1
|
Type Of Property
|
A Double Storey Terrace House
|
Address
|
No: XX, Jalan Jenaris 3/KS6, Bandar
Botanic, Selangor Darull Ehsan
|
|
Tenure
|
Freehold Interest
|
|
Land Area
|
121 square meters ( 1.302 square feet )
|
|
Date Of Transaction
|
1st June 2015
|
|
Consideration
|
RM 550,000
|
|
Remark
|
An Intermediate Unit
|
2
|
Type Of Property
|
A Double Storey Terrace House
|
Address
|
No: XX, Jalan Angsana 3/KS6, Bandar
Botanic, Selangor Darull Ehsan
|
|
Tenure
|
Freehold Interest
|
|
Land Area
|
121 square meters ( 1.302 square feet )
|
|
Date Of Transaction
|
23rd March 2015
|
|
Consideration
|
RM 550,000
|
|
Remark
|
An Intermediate Unit
|
2
|
Type Of Property
|
A Double Storey Terrace House
|
Address
|
No: XX, Jalan Kiara 4/KS6, Bandar
Botanic, Selangor Darull Ehsan
|
|
Tenure
|
Freehold Interest
|
|
Land Area
|
121 square meters ( 1.302 square feet )
|
|
Date Of Transaction
|
25th November 2014
|
|
Consideration
|
RM 548,000
|
|
Remark
|
An Intermediate Unit
|
Source : Jabatan Penilaian dan Perkhidmatan Harta ( JPPH )
Malaysia.
In order to arrive at a common basis of comparison, we have
made adjustments for differences in locations, improvements made if any, size
and shape of lot, site facilities and time element
Legal and legislative constraints, physical and other
factors that are likely to affect the value of the subject property in particular,
have also been taken into account when arriving at the Market Value
We have made no allowance in our valuation for taxation or any
expense of realization which might arise in the event of disposal in the event
of disposal, deemed or otherwise
Market Value
Premised on the foregoing and after taking due consideration
of factors pertaining to the subect property in Lot No : 96530, held under
Title No. GRN : 323863, within Mukim and District Of Klang, State of Selangor
Darul Ehsan and other factors affecting value in general, we are of the opinion
that the Market Value of the subject property, subject to the title being free
from legal encombrances and with the benefit of vacant possession is RM 560,000.00
( Ringgit Malaysia : Five Hundred And Sixty Thousand Only )
Forced Sale Value
Forced Sale Value is the amout that may reasonalbly be
received from the sale fo a property under ( forced sale ) conditions that do
not meet all the criteria of a normal maket transaction
We are of the opinion that the Forced Sale Value of the
subject property is RM 448,000.00 ( Ringgit Malaysia : Four Hundred And Forty
Eight Thousand Only )
Fire Insurance Value
We recommended that the building be insured agaist fire at
RM 150,000,00 ( Ringgit Malaysia : One Hundred And Fifty Thousand Only )
