Land & Building Valuation — Registered Property Valuers | Nainit Savla & Associates

Land & Building Valuation

Q: Is a registered valuer report mandatory for this asset class?

Yes — under the Companies (Registered Valuers and Valuation) Rules, 2017 and Rule 11UAB, most statutory valuations under the Companies Act, IBC, and Income Tax Act must be conducted by IBBI-registered valuers in the corresponding asset class.

Q: How long does a valuation engagement typically take?

Simple equity valuations: 3 to 5 working days. Complex business valuations: 2 to 4 weeks. Property and plant valuations with physical inspections: 1 to 3 weeks. We agree a specific timeline and delivery date at engagement start.

Q: What information do you need to conduct a valuation?

For business valuations: 3 to 5 years audited financials, projections, contracts, and recent share transactions. For property: title documents, plans, lease agreements, and comparable sales. For plant: asset register, invoices, maintenance records, and market prices. We provide a specific information request list at engagement start.

Q: Can a valuation report be challenged by the income tax department?

Yes, but a well-documented Rule 11UAB registered valuer report carries significant evidential weight. The Finance Act, 2023 strengthened taxpayer protection using registered valuer reports compared to the earlier Rule 11UA regime where the department had more latitude to substitute its own valuation.

Q: What is the basis of value used in a registered valuer report?

Common bases: Fair Market Value (willing buyer-seller arm's length price), Fair Value (Ind-AS 113 — orderly transaction market participant price), Liquidation Value (distressed accelerated sale), and Replacement Cost. The appropriate basis depends on the purpose — statutory rules specify the required basis.

Land and building valuation requires specialised expertise in property markets, construction costs, income capitalisation, and the regulatory frameworks governing property — and in India, must now be conducted by IBBI-registered valuers in the Land and Buildings asset class for statutory purposes. Property valuation is critical across multiple business situations: merger schemes require registered valuer reports on immovable property, Ind-AS requires fair valuation of investment properties under Ind-AS 40, FEMA imposes pricing guidelines on property transactions involving foreign persons, and acquisitions require precise property valuation to determine the appropriate allocation of purchase price between land, buildings, and other assets. Our registered property valuers conduct comprehensive, market-evidence-based valuations of all types of real estate.

Services We Provide

Our team of registered valuers and financial professionals provides comprehensive valuation services tailored to the specific asset class, purpose, and regulatory requirements of each engagement. All valuation reports comply with IBBI valuation standards, are based on rigorous financial analysis, and are accompanied by complete documentation supporting every assumption and conclusion in the report.

Common Purposes for Land & Building Valuation

M&A transactions — acquisition pricing and negotiation support
NCLT merger schemes — registered valuer report on fair value
IBC proceedings — liquidation value and fair value for CIRP
Income tax — Rule 11UAB / Section 56 compliance valuations
Ind-AS financial reporting — fair value measurement and impairment testing
FEMA / RBI — pricing compliance for cross-border transactions
Insurance — sum insured determination and loss assessment
Dispute resolution — independent expert valuation for NCLT, arbitration, or court

Frequently Asked Questions

Is a registered valuer report mandatory for this asset class?

Under the Companies (Registered Valuers and Valuation) Rules, 2017 and Rule 11UAB of the Income Tax Rules, most statutory valuations in India — including those required under the Companies Act, IBC, and Income Tax Act — must now be conducted by IBBI-registered valuers. The specific asset class of the registered valuer must correspond to the asset being valued: Securities or Financial Assets class for shares and financial instruments; Land and Buildings class for property; Plant and Machinery class for equipment and machinery. Our team includes registered valuers in the relevant asset classes to provide fully compliant statutory valuation reports.

How long does a valuation engagement typically take?

The timeline for a valuation engagement depends on the complexity of the asset, the availability of financial and operational information, the purpose of the valuation (statutory deadlines may compress timelines), and the number of properties or assets being valued. Simple equity valuations with available financial information can be completed in 3 to 5 working days. Complex business valuations requiring management interviews, site visits, and multi-year financial modelling may take 2 to 4 weeks. Property and plant valuations with physical inspection requirements typically take 1 to 3 weeks depending on the number of locations. We agree a specific timeline and deliverable date at the start of each engagement.

What information do you need to conduct a valuation?

The information required varies by asset class and valuation purpose. For business and equity valuations: audited financial statements for 3 to 5 years, management accounts for the current period, business plan and financial projections, details of key contracts and relationships, and any recent transactions in the company's shares. For property valuations: title documents, site plans, lease agreements (for income-producing properties), building completion certificates, and recent comparable sale transactions in the vicinity. For plant and machinery: asset register, purchase invoices, maintenance records, current condition assessment, and information on equivalent market prices for similar assets. We provide a specific information request list at the start of each engagement.

Can a valuation report be challenged by the income tax department?

The Income Tax Act's provisions — particularly Sections 56(2)(viib) and 56(2)(x) read with Rule 11UAB — provide that a valuation by an IBBI-registered valuer using an approved methodology is the prescribed basis for fair market value determination. While the Income Tax Department can scrutinise the valuation in an assessment — questioning the underlying assumptions, financial projections, or comparables used — a well-documented, methodology-compliant registered valuer report carries significant evidential weight. The Finance Act, 2023 changes significantly strengthened the position of taxpayers using registered valuer reports under Rule 11UAB compared to the earlier Rule 11UA regime, where the department had more latitude to substitute its own valuation.

What is the basis of value used in a registered valuer report?

The basis of value specifies the fundamental premise underlying the valuation — the most common bases include: Fair Market Value (the price at which a willing buyer and a willing seller would transact in an arm's-length transaction, neither being under compulsion); Fair Value (as defined under Ind-AS 113 — the price received to sell an asset or paid to transfer a liability in an orderly transaction between market participants); Liquidation Value (the amount expected to be realised when assets are sold in a distressed, accelerated sale); and Replacement Cost (the cost to replace the asset with a new one of equivalent utility). The appropriate basis depends on the purpose of the valuation — statutory valuations specify the required basis in the applicable rules, while commercial valuations use the basis most relevant to the transaction context.

Expert Land & Building Valuation — Registered Valuers Across India

IBBI-registered valuer services for statutory, M&A, accounting, and dispute resolution purposes — rigorous methodology, full documentation, and defensible conclusions.

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Land & Building Valuation

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Common Purposes for Land & Building Valuation

Frequently Asked Questions

Expert Land & Building Valuation — Registered Valuers Across India

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