A valuation is only useful if the people who matter accept it. Ours is carried out by a government-approved valuer who is empanelled with several government and private banks and NBFCs — so when the report goes to your lender, it is recognised rather than sent back. We value flats, houses, land, shops, offices and industrial premises across Kolkata, for loans, sales, tax, and legal matters.
Banks accept valuation reports only from valuers on their approved panel.
Lenders require a valuation report from a valuer on their panel before sanctioning. A report from an empanelled valuer is accepted without the back-and-forth.
An independent view of what a property is genuinely worth, so you negotiate from evidence rather than a broker's asking price.
Fair market value for capital gains computation, wealth reporting and income-tax purposes, including valuation as at an earlier date where required.
A defensible valuation when property is divided between family members, or during succession and probate.
Valuation reports for litigation, insolvency, matrimonial settlements and other proceedings that need a certified figure.
Establishing reinstatement value for insurance, or property value for a net-worth certificate.
There is no single formula. A valuer picks the approach that suits the property and the purpose of the report, and often cross-checks one against another. These are the three recognised methods.
The most common approach for flats and houses. The valuer studies recent transactions of genuinely similar properties nearby, then adjusts for the differences that matter — floor level, age, facing, condition, amenities and exact location — to arrive at a value for yours.
Used where comparable sales are scarce, such as an unusual building or an independent house. The land is valued separately, the cost of reconstructing the building is calculated, and depreciation for the age and condition of the structure is deducted.
Applied to let or commercial property. The valuer takes the net income the property earns or could earn, and capitalises it at a rate appropriate for that asset class and location.
Whichever method applies, the figure is shaped by the same practical factors: locality and connectivity, the age and condition of the building, floor level and facing, carpet versus built-up area, the width of the approach road, and whether the title and approvals are clean.
You get a full report together with a signed valuation certificate — the summary statement of value carrying the valuer's registration details and seal, which is usually what a bank or authority files. Between them they set out:
These get used interchangeably and they should not be — they can differ by a wide margin on the same property.
| Term | What it means | Used for |
|---|---|---|
| Circle rate benchmark value | The minimum value the government will register the property at. | Stamp duty & registration |
| Market value | What the property would realistically sell for today in an open sale. | Loans, buying & selling |
| Fair market value | The price between a willing buyer and willing seller — sometimes assessed as at a past date. | Capital gains & tax |
Stamp duty is charged on the circle rate or your agreement value, whichever is higher — see our guide to stamp duty and registration charges in Kolkata. A valuation report assesses market value, which is a separate question and often a higher figure.
What owners and buyers in Kolkata ask us most.
It is a formal assessment of what a property is worth on a given date, prepared by a qualified valuer after inspecting the property and examining its documents. It sets out the land and building value, the method used and the supporting evidence, and is the document banks, tax authorities and courts rely on.
A valuation certificate is the signed statement of value that accompanies a valuation report, carrying the valuer's registration details and seal. Banks, tax authorities and courts usually ask for the certificate together with the full report, and we issue both.
Valuers use three recognised approaches. The comparison method looks at recent sales of similar nearby properties and adjusts for differences such as floor, age and condition. The cost method values the land and adds the cost of rebuilding, minus depreciation. The income method capitalises the rent a property earns. Which one applies depends on the property type and the purpose of the valuation.
The circle rate, or benchmark value, is the minimum value the West Bengal government will register a property at, and stamp duty is charged on that or your agreement value, whichever is higher. Market value is what the property would actually fetch in an open sale today. The two often differ, and a valuation report assesses the market value rather than the benchmark.
Fair market value is the price a property would reasonably fetch between a willing buyer and a willing seller. It is the figure used for capital gains, wealth reporting and other tax purposes — and for capital gains you sometimes need the fair market value as at an earlier date, which a valuer can assess retrospectively from records.
A valuation states the value as at a specific date. Lenders generally treat a report as current for a limited period — often a few months — after which they may ask for a fresh one. Check the period your particular bank accepts before you commission it.
A government-approved valuer who is empanelled with several government and private banks and NBFCs, including State Bank of India, Bank of India, Bank of Baroda, UCO Bank, Union Bank of India, LIC Housing Finance, Grihum Housing Finance and Cholamandalam Investment & Finance.
Banks only accept reports from valuers on their approved panel. If your valuation comes from someone not empanelled, the lender will usually reject it and order its own, costing you time and money. Using an empanelled valuer from the start avoids that.
For registration, the government sets a minimum benchmark value for each area, and stamp duty is charged on that benchmark or your agreement value, whichever is higher. A valuation report is different: it assesses the actual market value based on comparable transactions, location, condition and use, which may be above the benchmark.
Usually the title deed or sale deed, the latest property tax receipt, an approved building plan where one exists, mutation records, and identity proof of the owner. For flats, the allotment letter or possession letter and the society details help. We tell you exactly what applies to your property.
Flats and apartments, independent houses, residential land and plots, shops and showrooms, office space, warehouses and industrial premises, across Kolkata and the surrounding areas.
Someone needs to provide access to the property for the physical inspection, but it does not have to be you — a tenant, caretaker or family member can let the valuer in. The document review happens separately.
Valuation fees depend on the property type, its value and the purpose of the report. We quote a clear fee upfront before starting, with nothing hidden — ask us and we will tell you the exact cost for your property.
Tell us the property and the purpose — we will confirm the documents needed and the fee before starting.