Step 6: Market Assessment - Property First

Benchmark Context

Subject Property Reference

Under Active Valuation

Target Plot Plot SH-01, Sec 150

GPS Polygon Area 12,430 sq. ft.

Designated Land Use & Corridor R-Zone (Master Plan 2031)

Residential • Sector 150 Expressway Node, Noida

1. Local Market Observation

Radius 1.5 km

Observed prevailing market rates in immediate sector catchment.

Minimum Observed Rate ₹ 6,800 / sq. ft.

trending_down

Typical / Common Rate (Dominant) ₹ 7,150 / sq. ft.

balance

Maximum Observed Rate ₹ 7,600 / sq. ft.

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info Rates verified through dealer exchanges and confirmed registrations within 1.5 km.

2. Current Market Activity

Real-time dealer velocity and buyer liquidity status.

Transaction Activity

Underlying Buyer Demand

* Field activity observation only. Not an automated valuation adjustment.

3. Comparable Properties

3 Added

Verified benchmark transactions and current listings supporting baseline valuation.

COMP 01 Broker Quote

Sector 150 (Pocket 2)

Highly Comparable

Distance

0.6 km

Parcel Area

11,200 sq.ft.

Total Value

₹ 8.06 Cr

₹ 7,200 / sq. ft. Identical 45m road approach

photo_camera 1 Photo

COMP 02 Registry Deed (Jan 2026)

Plot B-14, Sector 150

Highly Comparable

Distance

0.9 km

Parcel Area

14,000 sq.ft.

Total Value

₹ 10.43 Cr

₹ 7,450 / sq. ft. Registered sub-registrar benchmark

description Registry Note

COMP 03 Asking Listing

Sector 151 Adjacent

Moderately Comp

Distance

1.4 km

Parcel Area

10,000 sq.ft.

Total Value

₹ 6.90 Cr

₹ 6,900 / sq. ft. Secondary road, smaller road width

analytics

Statistical Summary

3 Comps Analyzed

Lowest Comp ₹ 6,900

Highest Comp ₹ 7,450

Average Comp ₹ 7,183

Median Comp ₹ 7,200

Notice: Statistical aggregates provide empirical boundaries. Final valuation reflects topography, frontage, and road clearance deductions.

4. Local Market Enquiries

First-hand broker quotes and surrounding landowner statements.

Apex Realty Consultants

Authorized Regional Dealer • +91 9810XXXX21

High Confidence

Rate: ₹7,100 – ₹7,300 / sq. ft.

"Steady builder land absorption post expressway interchange opening. Clean-title freehold plots have immediate ready liquidity."

Local Landowner

Plot Boundary Neighbour • Direct Meeting

Medium Confidence

Asking: ₹7,500 / sq. ft. (Buffer ~₹300)

"Holding rate expectations firm due to upcoming Jewar Airport linkage corridor. Open to negotiate only on 100% upfront settlement."

5. Prior Benchmark & Owner Expectation

Owner Declared Expectation Non-Binding

₹ 7,600 / sq. ft. ₹ 9.44 Cr Total

Prior Bank Valuation (14 Feb 2025) Historical

₹ 6,850 / sq. ft. ₹ 8.51 Cr Total

6. Observed Market Drivers

Inherent asset drivers synthesized from physical inspection steps 2, 4 & 5.

check_circle 45m Master Arterial Road Direct Frontage

check_circle Noida-Greater Noida Expressway Proximity (2.1 km)

check_circle Sector 148 Aqua Line Metro Connectivity (0.9 km)

check_circle High-Density Grade A Residential Catchment Surrounding

warning Sector drainage construction ongoing on outer boundary perimeter

warning Peak-hour feeder bottleneck near Sector 150 arterial junction

7. Valuer Field Opinion Bracket

Field Recommendation

Establish preliminary fair value parameters for synthesis in Step 7.

Recommended From ₹ 7,000 / sq.ft

Recommended To ₹ 7,350 / sq.ft

Valuer Market Remarks

apartment

Comparables 3 Logged

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Enquiries 2 Logged

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Spatial Audit GIS Verified

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Site Steps 1–5 Complete

UP NEXT: FINAL STEP

Step 7 — Valuation & Executive Sign-off

Compile all ground findings into final client appraisal cert.

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