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amibrahim



Joined: 03 Sep 2008
Posts: 329

PostPosted: Thu Aug 29, 2013 12:24 pm    Post subject: CPWD Cost Index (1955 to 2017) & Income-tax Valuation Reply with quote

Latest Posting: 22nd Sep 2017 Delhi CI as on Apr 2017: 111 Vol2 Page 4 ----8th September 2017; V2/P-8 C.I as on April 2016 and Apr 2017 = NZ-IV: Haldwani Central Circle.

 

In exercise of the powers conferred by section 247 read with sections 458 and 469 of the Companies Act, 2013 (18 of 2013), the Central Government hereby makes the COMPANIES (REGISTERED VALUERS AND VALUATION) RULES 2017, by which IBBI (The Insolvency and Bankruptcy Board of India) shall be the Central Government approved Registered Valuers Registration Authority, instead of CBDT/Income tax Department with effect from July 15, 2017. Source: http://www.google.com/url?q=http%3A%2F%2Fwww.mca.gov.in%2FMinistry%2Fpdf%2FCompanies_Registered_Valuers_Rules_2017.pdf%23_blank&sa=D&sntz=1&usg=AFQjCNEQvHJvxltrWdIVsmItnkdOBp1VaA

-------------------------------------------------------------------------------------------------------------------------------------------------------

 CPWD COST INDEX (From 1955 to Recent)

http://cpwd.gov.in/sys_update/cost_index_cir.aspx

Disclaimer: Utmost care is taken while compiling these data in Volume 1,2 & 3,

which can be counterchecked with the actual indices published by CPWD.

Any variance/mistake arising out of adopting these data,

the author/publisher is not liable/responsible for the consequences /damages.



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amibrahim



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PostPosted: Thu Aug 29, 2013 12:26 pm    Post subject: CPWD 2012 PAR RATES Reply with quote

 Scale of Amenities – Architectural- Main Unit: Annexure 2:

House

Category

Living

Room

Drawing

Room

Office

Family

Lounge

Dining

Bed Room

Kitchen

Store

Room

Utility

Balcony

Toilet

Bath

WC

Type I

One

-

-

-

-

One

One

-

One

One

-

One

II

One

-

-

-

-

Two

One

-

One

One

-

One

III

One

-

-

-

-

Two

One

-

One

Two

-

One

IV

One

-

-

-

One

Three

One

-

One

Three

-

-

IV Special

One

-

-

-

One

Three

One

-

One

Three

-

-

V

-

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amibrahim



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PostPosted: Thu Aug 29, 2013 12:28 pm    Post subject: CPWD 2012 PAR RATES Reply with quote

 

House

Category

Living

Room

Drawing

Room

Office

Family

Lounge

Dining

Bed Room

Kitchen

Store

Room

Utility

Balcony

Toilet

Bath

WC

V

-

One

-

-

One

Three

One

One

One

Three

-

-

VI

-

One

-

-

One

Four

One

One

One

Four

-

-

VII

-

One

One

One

One

Four

One

One

One

Four

-

-

VIII

-

One

One

One

One

Four

One

One

One

Four

-

-

Servant

Qrtr

-

-

-

-

-

One

Kitchenette

-

One

 

One

-

 

For further details like general conditions for calculation of plinth areas, etc. can be consulted in ^ http://www.cpwd.gov.in/Publication/GPRAPlintAreaRevisedNorms.pdf

Fresh Plinth Area Rates (PAR)  with reference to  base 100 as on 1/10/2012 has been issued vide No. 62/SE/(TAS)/Plinth Area Rates/399 Dated 24/12/2012, taking into account for price rises as well as the latest development in construction practice such as fire safety measures for high rise buildings and green building concepts etc. which can be viewed in  ^  http://www.cpwd.gov.in/newsitem/latestnewspdf/PAR2012.pdf

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amibrahim



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PostPosted: Thu Aug 29, 2013 3:04 pm    Post subject: Delhi Civil Works Cost Indices (1955 to 2013) Reply with quote

 Available history of CPWD Plinth Area Cost Indices for Delhi (CIVIL WORKS)

                              Date

CPWD Cost Indices

Revised  Year / Index

1 – 1 – 1970 with reference to Base Year 17/5/1955

181

 1/ 1/ 1970 = 100

1 / 10 / 1976

180

Base Year 1/10/1976 as base 100

31/12/1991

664

1/1/1992 as base 100

1/10/2007

260

1/10/2007 as base 100

1/4/2008

114

 

1/10/2008

119

 

1/4/2009

113

                 

1/10/2009

126

 

1/4/2010

136

 

1/10/2010

139

 

1/4/2011

149

 

1/10/2011

151

 

1/4/2012

161

 

1/10/2012

170

1/10/2012 as base 100

1/4/2013

100

CSQ /68/SE(TAS) CI/2013-14/240E dt 27/6/2013

 Source: Indian Valuer Journal Volume XLIV, May 2012 PP 627 upto1/10/2011 and ^ http://cpwd.gov.in/sys_update/cost_index_cir.aspx




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amibrahim



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PostPosted: Fri Aug 30, 2013 10:41 am    Post subject: Assessing Weighted Cost Index (WCI) Reply with quote

Valuation for cost of construction for Income-tax: If invested in construction by an assessee, the assesse is expected to maintain a proper books of accounts with supporting vouchers and proper accounts for labor and materials, etc. in order to assess the investment invested by him, by the income-tax officer (hereinafter called the assessing officer / AO). The asessee can obtain a Valuation Report suo-moto from a Registered Valuer to substantiate his claim. If the A.O is not satisfied with books of accounts and valuation report and concluded that the investment is higher than declared by the assessee / Valuation Report, the A. O can refer to Valuation Officer (V. O) of Income-tax department for V.O’s opinion u/s 142 A of the Income-tax Act 1961 (The Act). Under this section reference is made for estimating value of investment in purchase of immovable properties as well as in construction of buildings including remodeling, extension, improvement etc .If upheld, the assesse is charged u/s 69 A, 69 B of the Act for unexplained investment. The onus probandi is rest with the department. The difference between declared and estimated (V. O’s) is taxed at the higher rate of tax in addition to penal rate of interest and other penalties. Therefore, stakes are high... In a situation where the A. O. did not reject the books of accounts and did not accept the valuer’s report, the case is referred u/s 142 A, still, there is relief, the assesse can go for appeals and the registered valuer can represent the assesse in the department as well in appeals. Under some circumstances with such conditions, the V. O is empowered to assume the power of a civil judge in a civil suit petition.

The approved methods are a) Accounts Method b) Plinth Area and Cost Index Method c) Detailed Estimate Basis d) Materials and Labor Contract Method and e) Comparable Sales Method applies to Flats, Shops, Offices in Apartments and hi-rise buildings.

Registered Valuer can estimate the probable cost of construction by Plinth Area Method (PAR) or Detailed Estimate Basis. Standard rates (PAR or DSR) of CPWD or State PWD can be applied. Valuer is expected to submit her/his report as prescribed in Form O-I of Valuation Report (See rule 8D) with proper working of net plinth area rate and where necessary detailed analysis of rates can be supported. The valuer is bound to explain ratio decidendi (The rational for a decision) failing which the report can be ignored by bringing in departmental valuation report.

A hypothetical summary of expenditure:

A G+1 Private residential building in Chennai was constructed during April 2008 to March 2010. The Assessee’s expenditure year wise as shown by him with the support of valuation report is as under:                           

 

The summary of accounts by the assesse/Valuer:

Period of construction

                   

Expenditure

By assesse/Valuer’s Report

            INR

Average CI for the period on base of 01/10/2007

Amount reduced to base 100 of 01/10/2007

% of progress of the work

1

2

3

4 = 2 / 3

5

01/04/2008 to 31/3/2009

14,50,000

125

11,60,000

42.65

01/04/2009 to 03/2010

19,50,000

120

16,25,000

57.35

Expenditure

34,00,000 Say “P”

 

27,85,000

 

Weighted Cost Index (WCI) = 34,00,000 x 100 / 27,85,000 = 122

                                                     

Total Cost invested in construction as per A. O’s estimate:                INR      40,00,000

Less for self-supervision and procuring materials directly @ 71/2% (-)             3,00,000

Net Investment:        Say “A”                                                                                   37,00,000

Add for Architect’s fees @ 5% of “A”        (+) Say “B”                                           1,85,000

Total Investment: “A”+”B”    Say “C”                                                                       38,85,000

Add for Dump-waiter lift (As per Actual) Say “D”                                                  5,50,000

Total Fair Cost of construction C + D                                                               44,35,000

Year-wise break-up of estimated cost of construction; Total Cost of Construction / WCI = 38,85,000 / 122 = 31,84,426

 

Period of construction

 

Expenditure

INR

Average CI for the period on base of 01/10/2007

Physical progress

Assessed Fair Cost of Construction

1

2

3

 

5

C/P x 2

04/2008 to 03/2009

14,50,000

125

42.65

16,56,838

04/2009 to 03/2010

19,50,000

120

57.35

22,28,162

Expenditure

34,00,000 (P)

 

 

Lift      5,50,000

Total 44,35,000

38,85,000 (C)

This does not include the cost of land

 The assesse is entitled for a discount @ 71/2% if materials are procured directly and work is done under the self-supervision of the owner/spouse. No discount is allowed for work done through a contractor. If work is done by a contractor and bulk materials are supplied by the owner, a discount of 71/2% to those bulk materials is available. For direct purchase of materials but labor contractors are engaged for carrying out works, a discount of 5% is allowed. If State PWD rate is relied upon, the discount depends on th


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amibrahim



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PostPosted: Sat Aug 31, 2013 7:59 am    Post subject: CPWD PAR 2012 Reply with quote

 Please find attached 1) CBDT Valuation Format Form O-1, Central Public Works Department P. A. R  1992, 1/10/2007 and  PAR 1/10/ 2012

2) Supplement PAR to PAR-1/10/2012 for Specialised E, M,& HVAC works with base 100 as 1/4/2013

A. M. Ibrahim




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amibrahim



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PostPosted: Sat Aug 31, 2013 8:10 am    Post subject: CPWD D. A. R. 2012 Reply with quote

DSR 2013, CPWD Cost Index Calculation Table 2013, D.A.R 2012 Volume II and I

A. M. Ibrahim




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amibrahim



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PostPosted: Wed Mar 05, 2014 5:10 pm    Post subject: CPWD COST INDEX (Delhi) Reply with quote

  

Method of conversion of CPWD Cost Indices (Delhi) for Civil Works from one Base to another Base from 1955 to 2012.

Fresh Plinth Area Rates with base 100 as on 1/10/2012 (For Residential and Non-Residential Buildings. Services and Development) has been issued by CPWD. (Fresh PARs and Preformat for calculating cost index  for future cost index with base 100 as on 1/10/2012 in "Excel" are attached above). The Delhi cost index from 1/10/2007 to October 2012 is freeszed at 170. Delhi cost index as on 1/4/2013 is again fixed at 100. CPWD Plinth Area Rates are applied for valuation for Land and Building Method, by applying Plinth Area Method and also for assessing probable cost incurred in the construction for income-tax purposes, etc.

To assess the Fair Market Value of a property as on March 2014, cost index of a place (Non-Delhi) is arrived by applying current materials and labour cost in the below "Excel" Proforma such as prices for Bricks, Cement (OPC), Steel, Sand, Flooring items, Paints, Plywood & commercial wood, Pipes, Lamps & Fans, Electrical Machinery, Wires and Cables and Labour and thus cost index and revised weightage as on March, 2014 is arrived by comparing with known Delhi Rates as on 1/10/2012. Assuming the cost index as on 1/3/2014 is 1.45, the Basic Plinth area rate is multiplied with the cost cost index 1.45 and that result is Plinth Area Rate as on March 2014 in that Place say Mumbai.

 Delhi Basic Plinth Area Rates as on 1/10/2012: Source: ^  http://www.cpwd.gov.in/newsitem/latestnewspdf/PAR2012.pdf

 

Sl. No

Description

Office/College/Hospital (OCH)

School (S)

Hostel (H)

Residential ( R )

Remark

1.0 A

RCC Framed Structure (Specification-Annexure-II

               Rates INR  per  sqm

 

Specification as per Annexue-II

1.1.1(A)

Up to six (06) Storeys, Floor ht 3.35 m

23,500

17,000

 

 

 

1.1.2 (A)

Floor ht (height) 2.90 m

 

 

16,500

16,000

 

1.1.(B)

Floor ht (height) 3.35 m

19,000

15,200

 

 

Specification as per Annexure- V

1.1.2( B)

Floor ht (height) 2.90 m

 

 

15,000

14,500

 

 



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PostPosted: Fri Mar 07, 2014 12:13 pm    Post subject: Reply with quote

 

Sl. No 2

Load Bearing Construction

Office/College/Hospital

School

Hostel

Residential -Type I, II & Servant Qtr

R-Type IV Qtrs

R-type-V, VI and above

2.1.1

Floor height 3.35 mSingle Storey

15,000

14,000

 

 

 

 

2.1.2

Double Storeyed

14,300

12,200

 

 

 

 

2.13

Three Storeyed

15,000

14,000

 

 

 

 

2.1.4

Four Storeyed

16,000

14,000

 

 

 

 

2.2.1

Floor height 2.90 mSingle Storey

 

 

13,300

11,600

12,800

14,000

2.2.2

Double Storeyed

 

 

11,700

11,300

12,400

13,100

2.2.3

Three Storeyed

 

 

13,300

11,600

12,800

13,400

2.2.4

Four Storeyed

 

 

14,000

12,200

13,500

14,300

2.3

Scooter & Cycle Sheds

 

 

 

10,500

10,500

10,500

2.4



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amibrahim



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PostPosted: Fri Mar 07, 2014 12:40 pm    Post subject: CPWD COST INDEX Reply with quote

 Method of conversion of CPWD Cost Indices (Delhi) for Civil Works from one Base to another Base from 1955 to 2012.(***).

 

Year

Index

Base Year

Index on Date

         

1955

100

 

100

CI on 1/10/2012 Based on Base 1955

       

1/1/1970

100

 

181

 

CI on 1/10/2012 Based on Base 1/1/70

     

1/10/1976

100

 

180

 

 

CI on 1/10/2012 Based on Base 1/10/76

   

1/1/1992

100

 

664

 

 

 

CI on 1/10/2012 Based on Base 1/1/92

 

1/10/2007

100

 

260

 

 

 

 

CI on 1/10/2012 Based on Base 1/10/2007

1/10/2012

100

 

170

9561.84

5282.78

2934.88

442.00

170.00

 Example:

a). Cost Index on 1/10/2012 based on  base year of 1955: 181/100 x 180/100 x 664/100 x260/100 x 170/100 x 100 = 9561.84.

b) Delhi Cost Index on 2002 is 166 and on 1/4/2007 is 254.22; Percentage above Delhi Schedule of Rates: 254 – 166 /166 x 100 = (+) 53.01% above 2002 Index.

CPWD Plinth Area Cost Indices for Delhi Civil Works: (+++)

Date

Base Station

Base Index

Index as on  date

1/10/2012

Delhi

100

100.00

1/4/2013

Delhi

 

100.00

1/10/2013

Delhi

 

N/A

1/4/2014

Delhi

 

N/A

1/10/2014

Delhi

 

N/A

1/4/2015

Delhi

 

N/A

 

Source: (***) Indian Valuer Journal, May 2012 PP 627 and ^ http://cpwd.gov.in/sys_update/cost_index_cir.aspx

 (+++): Added on 7/3/2014

 



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amibrahim



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PostPosted: Tue Mar 11, 2014 10:26 am    Post subject: Re: Current CPWD Cost Index and Valuation. Reply with quote

[quote="amibrahim"]

FRESH CPWD Civil works Cost Index Calculation Sheet;

Fresh Delhi based Plinth Area Rates (PAR) with reference to base 100 as on 1/10/2012 vide ^  http://www.cpwd.gov.in/newsitem/latestnewspdf/PAR2012.pdf, and Special supplement Rate to PAR 2012 for electromechanical (E&M) and HVAC works as base 100 as on 1/4/2013 have been issued taking into account for price rises as well as the latest development in construction practice such as fire safety measures for high rise buildings and green building concepts etc. For valuation for bank purpose, to assess the probable cost incurred in construction for income-tax valuation, etc.  These .Fresh Delhi CWD PAR is widely used by valuers.

To change from Delhi 2012 base to future date in any place in India, the enclosed calculation sheet can be used to arrive at future cost index. That calculation sheet has thirteen elements with Delhi local prices on 2012 and their weightage in that index. They are Bricks/1000= 3867/8.00, Cement/Q= 587/14.50, Steel/Q= 4669/19.50, aggregate/M3= 1350/6.50, sand/M3= 1293/3.00, flooring items/M2 467/3.00, paints/litre= 151/3.00, wood/M2 1476/5.00, pipes/m 300/2.50, lamps/each= 1024/3.50, electrical machinery/each= 30380/2.50, wires and cables/100m= 1790/4.00 and labour/each 309/25.00 and sum of all constituents weightage is 100. The weightage is prefixed as well as the prices. For a future date material and labor prices for any place is obtained and cost index is arrived thus: Example: Future date Steel rate is 4,700, that rate multiplied by weightage 19.50 is 91,650 divided by earlier rate 4,669 is 19.63, which is weighted cost index on future date 1/4/2013. Sum of all thirteen items Bricks to Labor is 99.54 (From Table, Sum of D2 to D 114); That W.C.I of steel of 19.63 x 100 divided by new cost index (99.54) is new weightage factor for steel which is 19.63 x 100 / 99.54 = 19.72 is future date weightage factor for steel, thus sum of all future weightage factors (Thirteen elements) will be equal to 100.

Fresh Electro Mechanical (E & M) services rates with base 100 as on 1/4/2013 is issued inter alia for Substation Equipment’s @ INR 7,000 / KVA, Diesel Generator Set @ INR 10,000 / KVA, Energy Efficient Central A.C.Plant and stand by Chilling units system(High side) @ INR 75,000 / TR & 45,000 / TR respectively, Solar Photo Voltaic Power Generation System @ INR 125000/- per KWp, CCTV SYSTEM @ INR 300/- per sq. meter, Building Management System (BMS): Supplying, installation, testing and commissioning of Building management system etc. cabling, recording, display system and hardware and software support. Built up area up to 10000 sqm INR.30 lacs and  Add extra for built up area beyond 10000 sqm @ INR 100/- per sqm. (For Details: ^ http://cpwd.gov.in/Publication/DSR2012Supplement.pdf).

 

Future Cost Index is 99.54, Say 100, no change, therefore basic 2012 Delhi PAR x NCI of 100/100 i.e. Basic Rate for a given specification is INR 16,000, New CI on new date is 16,000 x 100/100 = INR 16,000 per sqm.

CPWD is publishing future date cost index for Delhi and other states which can be viewed inhttp://cpwd.gov.in/sys_update/cost_index_cir.aspx

A. M. IBRAHIM

 

 

Enclosed is Cost Index Calculation Table in word and Excel formats.

[/quote]




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PostPosted: Wed Jun 11, 2014 11:49 am    Post subject: CPWD Bldg Cost Index 1/4/2014 Reply with quote

Source: http://www.cpwd.gov.in/cpwdnew/SearchResult.aspx?Find=cost%20index     Ref: misII, Order Date: 4/9/2015, Authority: Shri. Krishna Murari Soni. CE_WZ-I

CPWD COST INDEX :

BIHAR & Nepal; CE- WZ II. Base Year: 1976,1992, 2007 and 2012.

Maharashstra: WZ- II. Base Year 1976 and 1992.

Gujarat: Chief Engineer, WZ - I; Base Year 1976 and 1992

West Bengal; CE, East Zone - I; Base Year: 1976 and 1992

HARYANA; CE, NZ - I; Haryana, Himachal Pradesh, J & K; Base Year: 1976 and 1992

UP & Uttaranchal: CE - NZ - II; Base Year: 1976 and 1992




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Copy of Cost_Indices_Bihar_Nepal Base YR. 1976, 1992, 2007 and 2012.xls
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Last edited by amibrahim on Wed Oct 12, 2016 5:26 pm; edited 15 times in total
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amibrahim



Joined: 03 Sep 2008
Posts: 329

PostPosted: Wed Jun 11, 2014 12:11 pm    Post subject: KARNATAKA REGION Bldg CI Reply with quote

 Karnataka Region: Belgaum CPWD Building Cost Index w.r.t  Delhi PAR 1/10/2012 (As Base 100):

 

Belgaum as on 1/10/2013 : 119



Last edited by amibrahim on Wed Jun 25, 2014 11:50 pm; edited 1 time in total
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amibrahim



Joined: 03 Sep 2008
Posts: 329

PostPosted: Wed Jun 11, 2014 9:04 pm    Post subject: Telunkana CI Reply with quote

 CPWD BUILDING COST INDEX-Telunkana REGION




10671 (1) AP 1 10 07 and 1 10 12 CI on Apr 2014.pdf
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Last edited by amibrahim on Wed Dec 16, 2015 5:07 pm; edited 4 times in total
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amibrahim



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PostPosted: Wed Jun 18, 2014 7:48 pm    Post subject: CPWD Bldg CI- South Zone - I Tamil Regions Reply with quote

 




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Last edited by amibrahim on Mon Jul 24, 2017 8:12 am; edited 18 times in total
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