Part I Productivity Analysis

Template for Market Analysis or Valuation of a given Property or a given Land Area
Site Analysis Sources Remarks
Site Analysis - Physical
A) Location & Connectivity
1) Road Network/Highway Google Maps, Secondary
sources, Online Site Visit
Quality of Road including width/lane to be
considered. Highway 4/6/8 lane
2) Congestion or Traffic Site visit and Survey (Local) Peak Traffic hours / Wait time
3) Mass Rapid Transport system Google Map, Site visit Connectivity through Metro or Bullet Train
4) Local Transport Site Visit and Survey ( Local) Autos, Risk haw for smaller distance
5) Distance from Major Transit
Points and Transport Availability
Google Maps and other
secondary source, Local survey
Airport Domestic & International, ISBT, Railway
Stations and other Imp. Transit points
6) Distance from Social Infrastructure
( Based on Purpose of Analysis)
Google Maps and other
secondary sources, Local survey
Malls, Hospitals, Schools, Convenience Stores,
Entertainment Zones
B) Demographics
1) Population Density Census Data, Statistics Wing of
State Government, Master Plan
Is it highly populated or low density based on current
data and future forecast?
2) Age Range / Income Profile Census Data, Statistics Wing of
State Government, Local Survey
Know the salary range and age groups
3) Own Vehicle/Local Transport Local Survey Property Dealers
and Local People
If people own vehicle to go to work or mostly local
transport is used
4) Home Owned or Rent Local Survey Property Dealers
and Local People
Know percentage of rental housing in an area
5) Educational
Qualification/Religion/Marital
Status
Local Survey Property Dealers
and Local People
Segmentation of kind of people living in an area.
Depends on purpose of survey
C) Neighbourhood Profile
1) Industrial/Commercial or
Economic Activity nearby
Secondary Sources or Local Site
Visit, Survey
Understand Local economic activity in a given region
2) Retail Spaces and Convenience
Stores
Secondary Sources or Local Site
Visit, Survey
Nearness to daily needs
3) Quality of Residential Spaces Secondary Sources or Local Site
Visit, Survey
New or Old, Luxury or Affordable, Earthquake
resistant?
4) Social Infrastructure Healthcare,
Education, Entertainment &
Services Post Office, Banks and
household services
Secondary Sources or Local Site
Visit, Survey
Neighbourhood completeness to Living needs of a
Residential or Business Area
5) Important Landmarks Secondary Sources or Local Site
Visit, Survey
Areas of importance that increases value of the Area
GOOD LOCAL MAP OF THE AREA BRIEFING 20 KM RADIOUS DEFINING THE CATCHMENT AREA
QUALITY PHOTOGRAPHS TO PRESENT SITE ANALYSIS PHYSICAL

Site Analysis - Regulatory
1) Land Use Primary or Secondary Master Plan or Local
development Authority
Land Use as per local and Regional Authorities.
Check Primary and Secondary Use
2) FAR Allocated vs. Used Local Development Authority Per Density norms FAR allocated, Master plan for
FAR norms of future, Constructed FAR
3) Ground Coverage any
Encroachment and Other Central
or Local Clearances
Local Municipal Dept. or
Development Authority
Understand all approvals in place for sale or for
further construction. Ground coverage as defined by
Authority and no Encroachment
4) Land Title Clear or not Sub Registrar office Important to have Clear Owner and Ownership
History
5) Ownership Owner Docs or Sub Registrar
Office
Sale Deed of Owner, All documents/receipts relating
to Property tax/Ownership, Earlier Ownership
6) Density Restrictions and Parking
Lot Norms
Authority documents and
Building By Laws
Check planning of the area in terms of density and if
Parking lot is as per areas Building Bylaws
ATTACH TITLE DOCUMENTS AND SALE DEEDS FOR CLEAN OWNERSHIP
ATTACH LOCAL AUTHORITY DOCUMENTS LIKE BUILDING PERMIT, OCCUPANCY CERTIFICATE

Site Analysis Urban Morphology
1) Future Development in Catchment
Area per future Master Plans
Master Plan Detailed
Document and Local Authority
How landscape of an area planned in future
2) Economic Plans of Government
for the Area
State Industrial Policies and
latest updates from State
Government on website or
Meeting
Check new updates for Industrial and Economic Dept.
of State Government
3) Population Growth and Cost of
Living
Secondary sources Census or
Dept. of Economic Policy and
Statistics
Understand the indirect cost of living compared to
other areas and projected population figures giving
idea on Space and Asset Market
4) Current & Future - Accessibility
and Transportation
State-Central government
policies and announcements for
a region
Understand what future infrastructure facilities are to
come in a given area and how will it Impact the
accessibility to a given area and traffic congestion.

Site Analysis - SWOT
Strengths, Weakness, Opportunities,
Threats
From combined knowledge and
conclusion drawn
Should clearly represent a given area or subject
building for Decision Making

Building Analysis
1) Office Type - Grade Site Visit and Meeting with
Property Manager and Tenants
Decide Grade A, B or C. Bare Shell or Warm Shell
Plug and Play, Semi Furnished or Unfurnished
2) Drawings Property Manager or Architects Size, type of Area, Frontage, Road intersections, Site
Access by road.
3) Utilities and Services Site Visit Utilities and Services like Elevators, Fire Fighting,
Power Back Up, Facilities Management, Drainage and
Sewerage Management, Storm Water, Cable,
Telephone, Wireless Network and others
4) Construction Year / Rework year Documents with Property
Owner, Ownership certificate
and docs relating to Rework
done
Year when building was constructed and occupancy
certificate given. Any rework done and its authorized
approval
5) Areas Meeting with owner or
Architects, Site visit
Total Built Up Area, Saleable/Leasable Area,
Loading, Condition - Exterior walls/ Roof/ Interior
Walls/Floors, Stairs and Mechanical Systems, Parking
Area
6) Improvements Needed Site visit and Owner Staff Any rework or improvement needed around the
building, parking lot or inside the building.
7) Property Tax and Utilities Bill Owner Staff or Tax Collector
Office
Check if payments are regular done for Property tax
and utilities bill. Check on Utilities bill for the
building. Tax Registration number
8) Values Market Value, Circle
Rate, Value on Registration
Documents
Meeting with Owner, Brokers
and check of Circle Rates
Check how the property is valued in the market as
well as in the books for tax and registration purpose