Service
Bank Loan & Mortgage Valuation
Independent valuation reports for home loans, loan against property, balance transfer and overseas mortgages
A bank loan valuation report estimates the market and realisable value of a property that will secure a loan. Lenders in India use their own empanelled valuers for sanction, but borrowers order an independent report when negotiating a loan against property, contesting a low bank valuation, refinancing, or borrowing abroad against an Indian asset. Independent reports cost ₹10,000–₹15,000 and take two to four working days including inspection.
- Who signs
- A registered valuer (Section 514, formerly Section 34AB) or a Chartered Engineer; for loans above ₹2 crore most banks insist on Section 34AB/514 or IBBI registration. Foreign lenders usually accept an IBBI Registered Valuer or Section 514 report with an English-language methodology section.
- Typical fee
- ₹10,000 – ₹15,000. Plus 18% GST. Flat fee for residential property; commercial and industrial assets are quoted on value and complexity.
- Turnaround
- 2–4 working days
- Inspection
- Required. Includes measurement, construction quality, occupancy status and marketability remarks that lenders look for.
- Validity
- Lenders generally accept reports up to 3 months old.
When you need it
- Contesting a bank valuation that reduced your loan eligibility
- Loan against property with an NBFC that accepts borrower-side reports
- Balance transfer and top-up
- Mortgage or credit line abroad secured on Indian property
- Builder or developer project finance (per-unit valuations)
Documents to send
- Title deed and prior chain
- Approved plan and completion or occupancy certificate
- Latest property-tax receipt and electricity bill
- Society NOC or share certificate (flats)
- Existing loan sanction letter and outstanding statement (for balance transfer or top-up)
- Identity proof of owners
How it works
- State the lender and purpose Home loan, loan against property, balance transfer, top-up, or a mortgage abroad: the format differs (Indian banks want realisable and distress values; foreign lenders want a market value with methodology).
- Compare valuers on bank experience Quotes state which bank panels the valuer sits on and the report format they will use.
- Inspection Measurement, photographs, construction stage or condition, encroachments, and comparable rentals and sales.
- Report Market value, realisable value (typically 85–90%), distress value (typically 70–75%), insurance value of the structure, and remarks on legal and physical marketability.
Bank loan valuation by city
Verify before you commission
Ask for the Section 514 (formerly 34AB) or IBBI registration number and a redacted sample report. Our five-minute verification guide shows where to check.
Frequently asked questions
Will my bank accept a report I commission?
Banks rely on their own panel valuers for sanction, but they do consider an independent registered valuer's report when reviewing a disputed valuation, and NBFCs frequently accept borrower-side reports from panel-listed valuers. Check with the lender first.
What is realisable value?
The amount a lender expects to recover in an orderly sale, usually 85–90% of market value; distress value is the recovery in a forced sale, typically 70–75%. Lenders base loan-to-value on realisable value.
Can a foreign bank use an Indian valuation?
Many will, if the report is in English, states the valuer's registration and methodology, and gives the value in the lender's currency. Some require an RICS-qualified valuer; ask the lender.
How much does a home loan valuation cost?
Bank panel valuers charge ₹10,000–₹18,000 (usually borne by the borrower through the bank). Independent reports cost ₹10,000–₹15,000 for residential property.
Related services
- Capital Gains Valuation: Registered-valuer reports that stand up to the assessing officer when you sell, inherit or gift property
- Property Valuation Report & Certificate: Current market value certificates for buying, selling, insurance, investment decisions and records
- Rental, Insurance & Reinstatement Valuation: Fair rent certificates for HRA, leases and disputes; reinstatement cost for insurance and societies
Last reviewed 6 September 2026 by ValuerDekho editorial team. Regulatory references are to the Income-tax Act 2025 and Income-tax Rules 2026 (in force from 1 April 2026) with the former 1961-Act section numbers in brackets. This is general information, not tax or legal advice.