Land Compensation Rates 2022

ROYAL GOVERNMENT OF BHUTAN MINISTRY OF FINANCE COMPENSATION RATES – 2022 DEPARTMENT OF MACRO-FISCAL & DEVELOPMENT FINANCE PROPERTY ASSESSMENT AND VALUATION AGENCY 2 Table of Contents A. Land Compensation Rates 2022 for Kamzhing, Chhuzhing and Orchard land .................................. 4 1. For Kamzhing Land ......................................................................................................................... 4 2. For Chhuzhing Land ........................................................................................................................ 5 3. For Cash Crop Land ......................................................................................................................... 6 4. For Land Close to Municipal Centers as Listed Below (Class A1) ................................................. 7 B. Land Compensation Rates for Different Throms -2022 ........................................................................ 9 1. For Thimphu Thromde ..................................................................................................................... 9 2. For Phuentsholing Thromde .......................................................................................................... 10 3. For Gelephu Thromde ................................................................................................................... 11 4. For Samdrup Jongkhar Thromde ................................................................................................... 12 5. For Bumthang Dzongkhag Throm ................................................................................................. 13 6. For Gasa Dzongkhag Throm .......................................................................................................... 14 7. For Haa Dzongkhag Throm ........................................................................................................... 14 8. For Lhuentse Dzongkhag Throm ................................................................................................... 15 9. For Mongar Dzongkhag Throm including Kideykhar ................................................................... 16 10. For Paro Throm .......................................................................................................................... 17 11. For Denchi Throm ..................................................................................................................... 18 12. For Punakha Dzongkhag Throm ................................................................................................ 19 13. For Samtse Dzongkhag Throm .................................................................................................. 20 14. For Sarpang Dzongkhag Throm (Shechamthang/Tar) ............................................................... 21 15. For Tsirang Throm (Damphu) ................................................................................................... 22 16. For Trashigang Dzongkhag Throm ............................................................................................ 23 17. For Trashi Yangtse Dzongkhag Throm ..................................................................................... 24 18. For Trongsa Dzongkhag Throm ................................................................................................ 25 19. For Wangdue Phodrang Dzongkhag Throm .............................................................................. 26 20. For Zhemgang Dzongkhag Throm and Tingtibi ........................................................................ 27 21. For rest of the Dzongkhag Throm .............................................................................................. 27 22. For Specific Throms .................................................................................................................. 28 23. For Specific Throm – Dagapela, Dagana ................................................................................... 29 24. For Specific Throm – Lhamoizingkha, Dagana ......................................................................... 30 25. For Specific Throm – Nganglam, Pema Gatshel ....................................................................... 31 26. For Specific Throm – Samdrupcholling (Bangtar), Samdrup Jongkhar .................................... 31 27. For Specific Throm – Jomotshangkha (Daifam), Samdrup Jongkhar ....................................... 32 28. For Specific Throm – Tashicholling (Gola Bazar, Samtse) ....................................................... 32 29. For Specific Throm – Khaling, Trashigang ............................................................................... 33 30. For Specific Throm – Duksum, Trashi Yangtse ........................................................................ 33 31. For Specific Throm – Panbang & Sonamthang, Zhemgang ...................................................... 34 32. For Specific Throm – Gyelposhing, Mongar ............................................................................. 34 33. For Specific Throm – Debsi-Phaka, Thimphu ........................................................................... 35 34. For rest of the Small Towns ....................................................................................................... 35 3 Factors consideration ............................................................................................................................... 36 Guideline on Compensation Rate for Buildings/Structures on the Land ........................................... 36 Implementation Procedure ...................................................................................................................... 36 C. Compensation rate of fruit trees - 2022 ............................................................................................... 37 D. Formula for working out compensation of Forest Trees .................................................................... 38 E. Valuation Format for Chiwogs ............................................................................................................ 39 F. Valuation Format for Throms .............................................................................................................. 40 Refer Annexure for Chiwog-wise Rural rates Page 1-29 4 A. Land Compensation Rates 2022 for Kamzhing, Chhuzhing and Orchard land 1. For Kamzhing Land Amount Nu. per Decimal Sl. No. Dzongkhag Class A Class B Class C Class D 1 Bumthang 17,167.59 12,875.70 8,583.80 3,852.13 2 Chhukha 10,587.87 7,940.90 5,293.93 3,112.89 3 Dagana 8,981.53 6,736.15 4,490.76 2,934.90 4 Gasa 6,349.38 4,762.04 3,174.69 2,294.26 5 Ha 9,538.20 7,153.65 4,769.10 3,610.08 6 Lhuentse 8,840.13 6,630.09 4,420.06 3,617.09 7 Mongar 13,180.00 9,885.00 6,590.00 3,599.19 8 Paro 29,888.83 22,416.62 14,944.42 5,198.76 9 Pema Gatshel 9,823.55 7,367.67 4,911.78 3,097.41 10 Punakha 20,303.86 15,227.90 10,151.93 4,294.56 11 Samdrup Jongkhar 11,241.92 8,431.44 5,620.96 2,955.48 12 Samtse 15,623.04 11,717.28 7,811.52 2,860.52 13 Sarpang 13,030.69 9,773.02 6,515.35 2,767.33 14 Thimphu 42,455.43 31,841.58 21,227.72 5,355.78 15 Tsirang 13,698.73 10,274.05 6,849.36 2,901.33 16 Tashi Yangtse 11,146.21 8,359.66 5,573.10 3,570.94 17 Tashigang 12,736.92 9,552.69 6,368.46 3,627.60 18 Tongsa 11,427.79 8,570.84 5,713.90 3,063.25 19 Wangdue Phodang 15,372.34 11,529.25 7,686.17 4,566.79 20 Zhemgang 9,523.35 7,142.51 4,761.68 2,783.78 Class A Land: Less than or equal to 3 KM from the municipal boundary. Class B Land: More than 3 KM and less than or equal to 6 KMs from the municipal boundary. Class C Land: More than 6 KM and less than or equal to 9 KM from the municipal boundary. Class D Land: More than 9 KM from the municipal boundary. Distance is horizontal distance in kilometers and the municipal boundary is as demarcated by the MoWHS 5 2. For Chhuzhing Land Amount Nu. per Decimal Sl. No. Dzongkhag Class A Class B Class C Class D 1 Bumthang 10,300.56 9,012.99 6,867.04 3,466.92 2 Chhukha 6,352.72 5,558.63 4,235.15 2,801.60 3 Dagana 5,388.92 4,715.30 3,592.61 2,641.41 4 Gasa 3,809.63 3,333.43 2,539.75 2,064.83 5 Ha 5,722.92 5,007.55 3,815.28 3,249.07 6 Lhuentse 5,304.08 4,641.07 3,536.05 3,255.38 7 Mongar 7,908.00 6,919.50 5,272.00 3,239.27 8 Paro 17,933.30 15,691.64 11,955.53 4,678.88 9 Pema Gatshel 5,894.13 5,157.37 3,929.42 2,787.67 10 Punakha 12,182.32 10,659.53 8,121.54 3,865.10 11 Samdrup Jongkhar 6,745.15 5,902.01 4,496.77 2,659.93 12 Samtse 9,373.83 8,202.10 6,249.22 2,574.47 13 Sarpang 7,818.42 6,841.11 5,212.28 2,490.60 14 Thimphu 25,473.26 22,289.10 16,982.17 4,820.20 15 Tsirang 8,219.24 7,191.83 5,479.49 2,611.20 16 Tashi Yangtse 6,687.73 5,851.76 4,458.48 3,213.85 17 Tashigang 7,642.15 6,686.88 5,094.77 3,264.84 18 Tongsa 6,856.67 5,999.59 4,571.12 2,756.93 19 Wangdue Phodang 9,223.40 8,070.48 6,148.93 4,110.11 20 Zhemgang 5,714.01 4,999.76 3,809.34 2,505.40 Class A Land: Less than or equal to 3 KM from the municipal boundary. Class B Land: More than 3 KM and less than or equal to 6 KMs from the municipal boundary. Class C Land: More than 6 KM and less than or equal to 9 KM from the municipal boundary. Class D Land: More than 9 KM from the municipal boundary. Distance is horizontal distance in kilometers and the municipal boundary is as demarcated by the MoWHS 6 3. For Cash Crop Land Amount Nu. per Decimal Sl. No. Dzongkhag Class A Class B Class C Class D 1 Bumthang 17,171.66 12,878.74 8,585.83 3,862.65 2 Chhukha 10,700.89 8,025.66 5,350.44 3,405.64 3 Dagana 9,217.51 6,913.13 4,608.76 3,546.16 4 Gasa 6,573.86 4,930.39 3,286.93 2,875.71 5 Ha 9,531.18 7,148.39 4,765.59 3,591.91 6 Lhuentse 8,891.76 6,668.82 4,445.88 3,750.84 7 Mongar 13,229.39 9,922.05 6,614.70 3,727.14 8 Paro 29,996.52 22,497.39 14,998.26 5,477.69 9 Pema Gatshel 10,014.59 7,510.94 5,007.29 3,592.24 10 Punakha 20,376.07 15,282.05 10,188.03 4,481.59 11 Samdrup Jongkhar 11,397.42 8,548.06 5,698.71 3,358.25 12 Samtse 15,915.18 11,936.39 7,957.59 3,617.24 13 Sarpang 13,431.13 10,073.35 6,715.57 3,804.58 14 Thimphu 42,568.44 31,926.33 21,284.22 5,648.50 15 Tsirang 13,961.61 10,471.21 6,980.81 3,582.27 16 Tashi Yangtse 11,288.25 8,466.19 5,644.12 3,938.86 17 Tashigang 12,887.30 9,665.47 6,443.65 4,017.13 18 Tongsa 11,620.77 8,715.57 5,810.38 3,563.11 19 Wangdue Phodang 15,378.14 11,533.61 7,689.07 4,581.83 20 Zhemgang 9,779.01 7,334.26 4,889.51 3,446.01 Class A Land: Less than or equal to 3 KM from the municipal boundary. Class B Land: More than 3 KM and less than or equal to 6 KMs from the municipal boundary. Class C Land: More than 6 KM and less than or equal to 9 KM from the municipal boundary. Class D Land: More than 9 KM from the municipal boundary. Distance is horizontal distance in kilometers and the municipal boundary is as demarcated by the MoWHS 7 4. For Land Close to Municipal Centers as Listed Below (Class A1) Sl. No. Class A1 Rural Land Kamzhing Rate (Nu./decimal) Chhuzhing Rate (Nu./decimal) 1 Rural Land ≤ 2 KM from Thimphu Thromde boundary 287,496.00 100,623.60 2 Rural Land ≤ 1 KM from Gelephu Thromde boundary 41,164.20 14,407.47 3 Rural Land ≤ 1 KM from Paro Thromde boundary 58,000.00 20,300.00 4 Rural Land ≤ 1 KM from Punakha Throm boundary 55,756.80 19,514.88 5 Rural Land ≤ 1 KM from Wangdue Phodrang Throm boundary 49,426.66 17,299.33 Distance from the respective Thromde is to be taken as the horizontal distance from the nearest Thromde boundary as demarcated by the MoWHS. 8 Factors to be Taken into Account when Determining Compensation Rates for Kamzhing, Chhuzhing and Orchard Land The following factors shall be taken into account when calculating the rural land compensation rate for all Classes of Land: 1. Distance from the High way / Feeder Road; 2. Water availability on land; 3. Topography of land; 4. Soil In-stability 5. Scenic, cultural and historical value 1. Distance from the Highway / Feeder road: • The compensation rate shall increase by 15% if the location of the land under assessment is directly connected to highway / feeder road. • The compensation rate shall increase by 10% if the location of the land under assessment is within half an hour (normal route) by normal walking distance from the nearest highway / feeder road. • The compensation rate shall increase by 5% if the location of the land under assessment is more than half an hour (normal route) but less than or equal to one hour normal walking distance from the nearest high way / feeder road. • If the land under assessment is more than 1 hour normal walking distance, there shall be no percentage increase in Compensation rate. 2. Water availability on the land: (water source within 1 km distance at the time of assessment) • The compensation rate shall reduce by 5% if there is no water at the land under assessment at the time of assessment. 3. Topography of the land: • The compensation rate shall remain same if the topography is less than 45˚. • The compensation rate shall decrease by 10% if the topography of the land under assessment is more than or equal to 45˚. 4. Soil In-stability: • 10% decrease if land under valuation is unstable, marshy and prone to landslides while rate will remain same should the soil be stable. 5. Scenic, cultural and historical value: • 5% increase should the land under valuation have scenic cultural and historical significance. 9 B. Land Compensation Rates for Different Throms -2022 1. For Thimphu Thromde Sl. No. Land Use As Per Thimphu Structural Plan (TSP) 2002 2027 Land Value (Nu/sq. ft.) Land Value (Nu/decimal 1 Urban Core (UC) Sub Precinct 1 A 6092.76 2,654,005.17 2 Sub Precinct 1 6198.72 2,700,161.78 3 Sub Precinct 2 5668.91 2,469,378.72 4 Sub Precinct 2A 5668.91 2,469,378.72 5 Sub Precinct 2B 5404.01 2,353,987.19 6 Sub Precinct 3 5404.01 2,353,987.19 7 Sub Precinct 4 5404.01 2,353,987.19 8 Sub Precinct 4A 5404.01 2,353,987.19 9 Urban Hub UH 2631.98 1,146,490.48 10 Neighbourhood Node NN 2631.98 1,146,490.48 11 Urban Village UV - 1 1825.82 795,326.58 12 UV2-MD 1683.92 733,513.64 13 UV2-I 1683.92 733,513.64 14 UV2-II 1683.92 733,513.64 15 UV2-LD 1513.63 659,338.10 16 UV - 3 1409.57 614,008.60 17 Endowment EN 1683.92 733,513.64 18 Institutional I 1665.00 725,271.91 19 Environmental E - 1 709.52 309,064.73 20 E- 2 785.20 342,031.64 21 E - 3 1031.16 449,174.08 22 E - 4 1116.30 486,261.85 23 Heritage H 1494.71 651,096.37 24 Dzong D 1258.21 548,074.79 25 Royal R 1258.21 548,074.79 26 Defence M 1551.47 675,821.55 27 Traditional Village TV 1579.85 688,184.14 28 Green Spaces G1 AND G2 1173.06 510,987.03 Notes: For details on uses allowed under each land-use category, please refer to TSP 2002-2027. 2. For details on development control, please refer to TDCR 2004. 10 2. For Phuentsholing Thromde Sl. No. Land Use As Per Phuntsholing Structure Plan (PSP - 2013-2028 Land Value (Nu/sq. ft) Land Value (Nu/decimal) Land Value (Nu/sq. ft) Land Value (Nu/decimal) Phuntsholing Core Phuntsholing Extended 1 Urban Village UV-1 1678.50 731,154.73 835.00 363,726.00 2 UV-2 (HD) 1316.67 573,540.54 655.00 285,318.00 3 UV-2 (LD) 1005.09 437,817.20 500.00 217,800.00 4 Urban Core & Neighborhood Node UC 5104.17 2,223,377.02 5 NH 1457.81 635,022.25 772.50 336,501.00 6 Institutional I 1407.13 612,944.09 700.00 304,920.00 7 Heritage H 673.41 293,337.53 335.00 145,926.00 8 Environmental E-1 331.68 144,479.68 165.00 71,874.00 9 E-4 824.17 359,010.11 410.00 178,596.00 10 Green Open Spaces G-1 924.68 402,791.83 460.00 200,376.00 11 G-2 (a) 472.39 205,774.09 235.00 102,366.00 12 G-2 (b) 834.22 363,388.28 415.00 180,774.00 13 Special Economic Zone SE-2 1372.89 598,030.67 727.50 316,899.00 14 SE-3 1132.28 493,221.17 600.00 261,360.00 15 SE-4 (P) 1599.35 696,674.90 847.50 369,171.00 16 SE-4 (NP) 891.67 388,411.67 472.50 205,821.00 17 Royal Uses R 1135.75 494,733.44 Notes: 1. For details on uses allowed under each land-use category, please refer to PSP 2013-2028. 11 3. For Gelephu Thromde Sl. No. Land Use As Per Gelephu Structure Plan (GSP) 2005 Land Value (Nu/sq. ft) Land Value (Nu/decimal 1 Urban Village UV - 1 669.28 291,538.37 2 UV - 2 641.39 279,390.94 3 UV - 3 576.70 251,208.89 4 UV - 4 510.88 222,540.95 5 Urban Core UC - 1 1402.88 611,094.53 6 UC - 2 613.51 267,243.50 7 Institutional I - 1 587.85 256,067.87 8 I - 2 632.47 275,503.76 9 Environmental E - 1 334.64 145,769.18 10 E - 2 362.53 157,916.62 11 E - 3 449.53 195,816.60 12 E - 4 390.41 170,064.05 13 E - 5 505.31 220,111.47 14 E - 6 477.42 207,964.04 15 E - 7 468.50 204,076.86 16 E - 8 483.00 210,393.52 17 Heritage H 483.00 210,393.52 18 Special Economic Zone SE - 1 675.92 294,430.75 19 SE - 2 601.12 261,847.87 20 SE - 3 636.48 277,250.69 21 SE - 4 771.12 335,899.87 22 Royal Use R 549.93 239,547.36 23 Defence D 522.04 227,399.93 Notes: 1. For details on land use category, please refer to GSP 2005. 12 4. For Samdrup Jongkhar Thromde Sl. No. Land Use As Per Samdrup Jongkhar Structure Plan (SSP) 2013 Land Value (Nu/sq. ft) Land Value (Nu/decimal) 1 Urban Core UC -1 1044.90 455,157.48 2 UC -2 351.45 153,091.49 3 Inner Town Residential R -1 434.96 189,469.67 4 Periphery Residential R -2 175.72 76,545.74 5 Urban Periphery Enclave UPE 375.81 163,701.79 6 Institutional INST 379.29 165,217.55 7 Recreational RC 173.99 75,787.87 8 Service and Industrial SI 399.14 173,863.47 9 Highway Corridor HC 96.04 41,834.90 10 Environmental Conservation EV - 1 173.99 75,787.87 11 Vegetated slopes with low density development permissible EV- 2 219.22 95,492.71 12 Neighbourhood Node NN 337.53 147,028.46 13 Heritage H 233.14 101,555.74 14 Dzong D 233.14 101,555.74 15 Military M 233.14 101,555.74 16 Royal Use R 233.14 101,555.74 Notes: 1. For details on land-use category, please refer to SSP 2013. 13 5. For Bumthang Dzongkhag Throm Sl. No. Land Use Precincts Code Land Value (Nu/sq. ft) Land Value (Nu/decimal) Land Value (Nu/sq. ft) Land Value (Nu/decimal) Chamkhar LAP Dekiling/Jalikhar LAP 1 URBAN CORE UC 325.00 141,570.00 250.00 108,900.00 2 URBAN VILLAGE 1.1 UV-1 233.33 101,640.00 200.00 87,120.00 3 URBAN VILLAGE 1.2 4 URBAN VILLAGE 2.1 UV-2 186.67 81,312.00 160.00 69,696.00 5 URBAN VILLAGE 2.2 6 ENVIRONMENTAL PRECINCT E-1, 2, 3 51.33 22,360.80 44.00 19,166.40 7 SERVICES PRECINCT S1, S2 167.50 72,963.00 135.00 58,806.00 8 DZONG D 70.00 30,492.00 60.00 26,136.00 9 OPEN SPACE 1 OS-1 93.33 40,656.00 80.00 34,848.00 10 OPEN SPACE 2 OS-2 70.00 30,492.00 60.00 26,136.00 11 INSTITUTIONAL I 140.00 60,984.00 120.00 52,272.00 12 TRADITIONAL VILLAGE TV 116.67 50,820.00 100.00 43,560.00 13 AREA WITHIN THROM BOUNDARIES & OUTSIDE LAP Comm 191.47 83,404.33 Resd 111.24 48,456.14 Notes: 1. For details on land-use category, please refer to Bumthang Valley Development Plan, Chamkhar, Dekiling and Jalikhar LAP 2015-2030. 14 6. For Gasa Dzongkhag Throm Sl. No. Land use As Per Gasa Development Plan (2015-2017) Land Value (Nu/sq. ft) Land Value (Nu/decimal) 1 CENTRE ZONE CZ 60.59 26,393.00 2 MAIN DEVELOPMENT ZONE MDZ 30.75 13,394.48 3 SCATTERED SETTLEMENT ZONE SSZ 21.87 9,527.09 4 HISTORIC VILLAGE HV 21.87 9,527.09 5 SERCIVE ZONE SV 26.95 11,738.98 6 INSTITUTIONAL ZONE I 21.87 9,527.09 Notes: 1. For details on land-use category, please refer GDP 2017. 7. For Haa Dzongkhag Throm Sl. No. Land Use Precincts Categories of Plot Area Land Value (Nu/sq. ft) Land Value (Nu/decimal) 1 URBAN CORE UC 268.04 116,758.22 2 Urban Village (UV) - Medium Density UV - MD 211.99 92,342.84 3 INSTITUTIONAL PRECINCT I 116.96 50,945.60 4 SERVICE PRECINCT (S-1 and S-2) S 131.29 57,189.92 5 GREEN PRECINCT OS-1 103.96 45,284.98 6 AREA WITHIN THROM BOUNDARIES & OUTSIDE LAP Comm 158.99 69,257.13 7 Resd. 116.96 50,945.60 Notes: 1. For details on land-use category, please refer to Haa LAP 2018. 15 8. For Lhuentse Dzongkhag Throm Sl. No. Land Use Precincts as per Lhuentse Structure Plan CODE Land Value (Nu/sq. ft) Land Value (Nu/decimal) 1 URBAN CORE UC 271.38 118,214.58 2 URBAN VILLAGE 1 UV-1 131.78 57,401.63 3 URBAN VILLAGE 2 UV-2 96.36 41,974.94 4 SERVICES PRECINCT S1, S2 175.31 76,365.41 5 INSTITUTIONAL PRECINCT I 82.36 35,876.02 6 HERITAGE PRECINCT H 96.09 41,855.35 7 RECREATIONAL R 79.89 34,799.74 8 ENVIRONMENTAL E 27.45 11,958.67 Notes: 1. For details on land-use category, please refer to Lhuntse Structure Plan. 16 9. For Mongar Dzongkhag Throm including Kideykhar Sl. No. Precinct Land Value (Nu/Sq. ft) Land Value (Nu / Decimal) Land Value (Nu/Sq. ft) Land Value (Nu / Decimal) Mongar Kidekhar 1 URBAN CORE (UC-1) UC-1 980.00 435,600.00 2 URBAN CORE (UC-2) UC-2 549.79 239,488.52 150.00 65,340.00 3 URBAN VILLAGE UV - 1 484.41 211,006.82 104.50 45,520.20 4 UV-2 254.95 111,056.22 55.00 23,958.00 5 INSTITUTIONAL I 368.26 160,414.54 79.44 34,606.00 6 ENVIRONMENTAL E-1 147.87 64,412.61 31.90 13,895.64 7 E-4 170.82 74,407.67 36.85 16,051.86 8 CHILD CARE PRECINCT 237.95 103,652.47 9 SERVICE PRECINCT S 381.56 166,206.57 10 DZONG D 170.82 74,407.67 11 GREEN SPACE SYSTEM OS 193.76 84,402.73 41.80 18,208.08 Notes: 1. For details on land-use category, please refer to MSP 2016. 17 10. For Paro Throm Sl. No. Land Use As Per Paro Valley Development Plan (PVDP) 2017 2027 Land Value (Nu/sq. ft) Land Value (Nu/decimal) 1 TOWN CENTER TC 1,400.00 609,840.00 2 NEIGHBORHOOD NODE (NN) Bondey 825.00 359,370.00 Shaba 394.17 171,700.45 Lamgong 495.00 215,622.00 3 AIRPORT AP 533.33 232,320.00 4 DZONG D 466.67 203,280.00 5 INSTITUTIONAL I 533.33 232,320.00 6 ENVIRONMENTAL SENSITIVE in town center E 106.67 46,464.00 7 SERVICES PRECINCT SP 766.67 333,960.00 8 ROYAL R 400.00 174,240.00 Notes: 1. For details on land-use category, please refer to PVDV 2017 - 2027. For precincts other than those mentioned above, chiwogs rates shall apply. 18 11. For Denchi Throm Sl. No. Land Use As Per Denchi Structure Plan Land Value (Nu/sq. ft) Land Value (Nu/decimal) 1 COMMERCIAL (URBAN CORE & VEGETABLE MARKET) UC 201.26 87,668.86 2 RESIDENTIAL PRECINCT UV-1 102.49 44,646.69 3 UV-2 a 94.82 41,304.16 4 UV-2 b 87.70 38,200.38 5 INSTITUTIONAL PRECINCT I 80.57 35,096.60 6 SERVICES INFRASTRUCTURE PRECINCT S1 72.29 31,489.79 7 S2 72.29 31,489.52 8 HERITAGE PRECINCT H 36.72 15,996.41 Notes: For details on land-use category, please refer to Denchi Structure Plan. 19 12. For Punakha Dzongkhag Throm Sl. No. Land Use As Per Punakha Strcutre Plan (PSP) 2015-2050 Land Value (Nu/sq. ft) Land Value (Nu/decimal) 1 URBAN CORE (UC-1) UC-1 720.00 313,632.00 2 URBAN VILLAGE UV-1 LAP III 330.00 143,748.00 3 URBAN VILLAGE UV-1 LAP II 146.40 63,771.84 4 URBAN VILLAGE UV-2 LAP III 292.00 127,195.20 5 URBAN VILLAGE UV-2 LAPII 129.60 56,453.76 6 URBAN VILLAGE Social Housing 278.00 121,096.80 7 INSTITUTIONAL I 282.00 122,839.20 8 ENVIRONMENTAL E-1 44.80 19,514.88 9 E-2 44.80 19,514.88 10 E-3 44.80 19,514.88 11 SERVICE PRECINCT S -1 362.40 157,861.44 12 S-2 266.40 116,043.84 13 HERITAGE H 180.00 78,408.00 14 GREEN SPACE SYSTEM OS-1 156.00 67,953.60 Notes: 1. For details on land-use category, please refer to PSP 2015-2050. 20 13. For Samtse Dzongkhag Throm Sl. No. Land Use As Per Samtse Strcutre Plan (SSP) 2004 Land Value (Nu/sq. ft) Land Value (Nu/decimal) 1 Urban Village UV - 1 304.12 132,474.67 2 UV - 2 291.45 126,954.89 3 UV - 3 262.05 114,149.01 4 UV - 4 232.14 101,122.33 5 Urban Core UC - 1 650.00 283,140.00 6 Institutional I - 1 267.12 116,356.92 7 I - 2 287.39 125,188.57 8 Environmental E - 1 152.06 66,237.34 9 E - 2 164.73 71,757.11 10 E - 3 204.27 88,978.82 11 E - 4 177.40 77,276.89 12 E - 5 229.61 100,018.38 13 E - 6 216.94 94,498.60 14 E - 7 212.88 92,732.27 15 E - 8 219.47 95,602.55 16 Heritage H 219.47 95,602.55 17 Special Economic SE - 1 309.22 134,694.85 18 SE - 2 275.00 119,788.98 19 SE - 3 291.17 126,835.39 20 SE - 4 352.77 153,665.96 21 Defence D 237.21 103,330.24 Notes: 1. For details on land-use category, please refer to SSP 2004. 21 14. For Sarpang Dzongkhag Throm (Shechamthang/Tar) Sl. No. Land Use As Per Sarpang Structure Plan (SSP) 2010 - 2035 Land Value (Nu/sq. ft) Land Value (Nu/decimal 1 Urban Village UV-1 114.27 49,777.25 2 UV-2 85.28 37,146.31 3 UV-3 56.35 24,545.23 4 Urban Hub UC-1 216.71 94,398.88 5 UC-2 195.00 84,942.00 6 Institutional I 82.26 35,832.46 7 Environmental E-1 13.02 5,673.47 8 E-2 19.67 8,569.93 9 E-3 53.67 23,380.68 10 E-4 77.67 33,831.81 11 E-5 55.32 24,097.33 12 E-6 48.81 21,260.59 13 E-7 29.41 12,810.10 14 Heritage H 68.55 29,860.38 15 Special Economic Zone SE-2 102.42 44,616.02 16 SE-4 95.63 41,658.05 17 Royal Uses R 82.26 35,832.46 Notes: 1. For details on land-use category, please refer to SSP 2010 - 2035. 22 15. For Tsirang Throm (Damphu) Sl. No. Land Use As Per Damphu Structure Plan (DSP) 2004 Land Value (Nu/sq. ft) Land Value (Nu/decimal) 1 Urban Village UV - 1 321.96 140,245.78 2 UV - 2 308.55 134,402.20 3 UV - 3 277.42 120,845.11 4 UV - 4 245.76 107,054.28 5 Urban Hub UC - 1 644.96 280,944.58 6 Institutional I - 1 247.01 107,599.68 7 I - 2 286.37 124,740.83 8 I - 3 231.81 100,976.96 9 Environmental E - 1 160.98 70,122.89 10 E - 2 174.40 75,966.46 11 E - 3 216.25 94,198.41 12 E - 4 198.54 86,484.90 13 E - 5 243.08 105,885.56 14 E - 6 229.66 100,041.99 15 E - 7 225.37 98,172.04 16 Heritage H 232.35 101,210.70 17 Services SP-1 274.03 119,367.47 18 SP-2 274.03 119,367.47 19 Royal R 264.54 115,235.28 Notes: 1. For details on land-use category, please refer to DSP 2004. 23 16. For Trashigang Dzongkhag Throm Sl. No. Land Use As Per Trashigang Structure Plan (TSP) : 2018 - 2038 Proposed value (Nu/sq. ft) Proposed Value (Nu/decimal) 1 URBAN CORE (UC-1) UC - 1 693.45 302,066.82 2 URBAN CORE (UC-2) UC - 2 421.19 183,470.02 3 URBAN VILLAGE UV - 1 353.12 153,820.81 4 UV - 2 339.39 147,838.89 5 UV - 3 327.62 142,711.53 6 INSTITUTIONAL I - 1 351.16 152,966.25 7 I - 2 317.81 138,438.73 8 ENVIRONMENTAL E - 1 82.40 35,891.52 9 E - 2 84.36 36,746.08 10 SERVICE PRECINCT S - 1 365.03 159,007.35 11 S - 2 393.11 171,238.68 12 SPIRITUAL PRECINCT 64.74 28,200.48 13 DZONG D 64.74 28,200.48 14 GREEN OPEN SYSTEM OS 64.74 28,200.48 Notes: 1. For details on land-use category, please refer to TSP 2018-2038. 24 17. For Trashi Yangtse Dzongkhag Throm Sl. No. Land Use As Per Trashi Yangtse Structure Plan (TYSP) : 2014 - 2040 Proposed value (Nu/sq. ft) Proposed Value (Nu/decimal) 1 URBAN CORE UC 329.22 143,406.78 2 INTENSIVE DEVELOPMENT ID 162.82 70,922.94 3 URBAN VILLAGE 2 UV-2 130.25 56,738.35 4 URBAN VILLAGE 1 UV-1 110.72 48,227.60 5 ENVIRONMENTAL, AGRICULTURE, RIVER FRONT E 48.85 21,276.88 6 SERVICES PRECINCT S1, S2 147.61 64,298.92 7 DZONG PRECINCT D 65.13 28,369.18 8 SENSITIVE DEVELOPMENT SD 81.41 35,461.47 9 MILITARY OS-1 65.13 28,369.18 10 HERITAGE OS-2 65.13 28,369.18 11 INSTITUTIONAL I 97.69 42,553.76 Notes: 1. For details on land-use category, please refer to TYSP 2014-2040. 25 18. For Trongsa Dzongkhag Throm Sl. No. Land Use As Per Trongsa Urban Development Plan 2003-2023 and Sherubling LAP 20152030 Land Value (Nu/sq. ft) Land Value (Nu/decimal) 1 COMMERCIAL Comm. 452.55 197,130.78 2 RESIDENTIAL Resd. 243.20 105,937.92 3 CONSERVATION Consv. 121.60 52,968.96 4 INDUSTRIAL Indus. 208.73 90,920.61 5 UTILITY/SERVICES U/S 208.73 90,920.61 6 URBAN CORE UC-1 250.00 108,900.00 7 URBAN VILLAGE 2 UV-2 128.33 55,902.00 8 URBAN VILLAGE 1 UV-1 140.00 60,984.00 9 INSTITUTIONAL G-2 140.00 60,984.00 10 COMMUNITY GREEN CG 105.00 45,738.00 11 ENVIRONMENTAL CONSERVATION EC 35.00 15,246.00 Notes: 1. For details on land-use category, please refer to TUDP 2003-2023 and SLAP 2015-2030. 26 19. For Wangdue Phodrang Dzongkhag Throm Sl. No. Land Use As Per Wangdue Phodrang Structure Plan: 2015-2035 Land Value (Nu/sq. ft) Land Value (Nu/decimal) 1 COMMERCIAL (URBAN CORE & VEGETABLE MARKET) UC 691.54 301,234.82 2 RESIDENTIAL PRECINCT UV-1 271.88 118,430.58 3 UV-2 250.33 109,042.79 4 UV-3 228.78 99,655.00 5 UV-4 213.86 93,155.76 6 SERVICES PRECINCT SP 260.29 113,383.90 7 MILITARY PRECINCT MP 180.70 78,713.01 8 SPECIAL DEVELOPMENT PRECINCT SDP 205.81 89,652.39 9 INSTITUTIONAL PRECINCT I 286.80 124,929.82 10 ENVIRONMENTAL PRECINCT E-3 39.71 17,299.33 11 DZONG PRECINCT D 228.78 99,655.00 Notes: 1. For details on land-use category, please refer to WSP 2015-2035. 27 20. For Zhemgang Dzongkhag Throm and Tingtibi Notes: For details on land-use category, please refer to ZSP 2020-2040 and TSP 2020-2040. 21. For rest of the Dzongkhag Throm Sl. No. Dzongkhags Commercial Residential Land Value (Nu/Sq. ft) Land Value (Nu./decimal) Land Value (Nu/Sq. ft) Land Value (Nu./decimal) 1 Tshimasham 117.49 51,178.64 60.19 26,218.76 2 Dagana 110.38 48,081.53 60.64 26,414.78 28 22. For Specific Throms Sl. No. Name of Dzongkhag Throm Commercial Residential Land Value (Nu. Per sft.) Land Value (Nu. Per decimal) Land Value (Nu. Per sft.) Land Value (Nu. Per decimal) 1 Bumthang Chumey 48.80 21,257.28 25.31 11,025.04 2 Chhukha Gedu 292.96 127,613.38 142.65 62,138.34 3 Mongar Yadi 88.12 38,385.07 52.12 22,703.47 4 Mongar Lingmithang 139.00 60,548.40 57.33 24,972.95 5 Paro Jitsiphu 112.81 49,140.04 59.96 26,118.58 6 Pema Gatshel Old Dzong Area 103.32 45,006.19 56.00 24,393.60 7 Punakha Lobeysa 179.10 78,015.96 102.39 44,601.08 8 Samtse Gomtu 162.77 70,902.61 85.21 37,117.48 9 Thimphu Khasadrapchu 297.72 129,686.83 172.42 75,106.15 10 Thimphu Kabisa 661.97 288,354.13 443.33 193,114.55 11 Trashigang Rangjung 155.32 67,657.39 92.45 40,271.22 12 Trashigang Kanglung 215.95 94,067.82 126.62 55,155.67 13 Trashigang Wamrong 96.43 42,004.91 71.73 31,245.59 19 Wangduephodrang Nobding 52.34 22,799.30 26.60 11,586.96 29 23. For Specific Throm – Dagapela, Dagana Sl. No. Land Use As Per Dagapala Structure Plan: 2018 Land Value (Nu/sq. ft) Land Value (Nu/decimal) 1 COMMERCIAL (URBAN CORE & VEGETABLE MARKET) UC 101.80 44,344.08 2 URBAN HUB UH 62.49 27,219.77 3 RESIDENTIAL PRECINCT UV-1-I 52.66 22,938.70 4 UV-1-II 29.23 12,730.98 5 UV-2 49.76 21,677.07 6 AGRO BASE E4 29.23 12,730.98 7 INSTITUTIONAL PRECINCT I 43.97 19,153.81 8 SERVICES S 38.12 16,604.06 9 OPEN SPACE 17.64 7,684.46 10 ENVIRONMENTAL COSERVATION E1 17.64 7,684.46 11 AGRICUTURE E3 17.64 7,684.46 12 ENDOWMENT 17.64 7,684.46 Notes: For details on land-use category, please refer to Dagapela Structure Plan - 2018. 30 24. For Specific Throm – Lhamoizingkha, Dagana Sl. No. Land Use As Per Lhamoizingkha Structure Plan: 2020-2040 Land Value (Nu/sq. ft) Land Value (Nu/decimal) 1 URBAN CORE UC 90.10 39,247.56 2 URBAN VILLAGE 1 UV-1 50.00 21,780.00 3 URBAN VILLAGE 2 UV-2 40.00 17,424.00 4 ENVIRONMENTAL PRECINCT E 11.00 4,791.60 5 SERVICES PRECINCT S1, S2 42.03 18,308.27 6 INDUSTRIAL Ind. 56.04 24,411.02 7 RECREATIONAL 1 R-1 20.00 8,712.00 8 RECREATIONAL 2 R-2 15.00 6,534.00 9 INSTITUTIONAL/CULTURAL I/C 30.00 13,068.00 10 SPECIAL ZONE ENDOWMENT SZE 30.00 13,068.00 11 AGRICULTURE A 10.00 4,356.00 Notes: 1. For details on land-use category, please refer to Lhamoizingkha Structure Plan 2020-2040. 31 25. For Specific Throm – Nganglam, Pema Gatshel Sl. No. Land use as per Nganglam LAP 2018 - 2028 Land Value (Nu/sq. ft) Land Value (Nu/decimal) 1 COMMERCIAL (URBAN CORE & VEGETABLE MARKET) UC 273.06 118,944.94 2 RESIDENTIAL PRECINCT UV-1(MD) 149.75 65,231.10 UV-1(LD) 120.59 52,529.00 UV-2 110.48 48,125.09 3 ENVIRONMENTAL PRECINCT E-4 72.48 31,572.29 4 INSTITUTIONAL PRECINCT I 101.09 44,034.80 5 SERVICES PRECINCT S1 122.75 53,469.90 S2 118.10 51,444.36 Notes: 1. For details on land-use category, please refer to Nganglam LAP 2018-2028. 26. For Specific Throm – Samdrupcholling (Bangtar), Samdrup Jongkhar Notes: For details on land-use category, please refer to Samdrupcholling Development Plan 20142029. Sl. No. Land use as per Samdrupcholling Development Plan 2014-2029 Code Land Value (Nu./Sq. ft) Land Value (Nu./Decimal) 1 COMMERCIAL C 283.33 123,420.00 2 MIXED USE MU 170.00 74,052.00 3 INSTITUTIONAL I 133.33 58,080.00 4 SERVICES ( Fire station, Bus station) S 135.00 58,806.00 5 PARKS P 33.33 14,520.00 6 OPEN SPACES OS 33.33 14,520.00 32 27. For Specific Throm – Jomotshangkha (Daifam), Samdrup Jongkhar Sl. No. Land use as per Jomotshangkha Urban Development Plan 2015-2040 Code Land Value (Nu./Sq. ft) Land Value (Nu./Decimal) 1 COMMERCIAL C 133.33 58,080.00 2 RESIDENTIAL R 80.00 34,848.00 3 INSTITUTIONAL I 53.33 23,232.00 4 SERVICE AMENITIES S 60.00 26,136.00 5 OPEN SPACES E 13.33 5,808.00 6 CHHUZHING A 26.67 11,616.00 Notes: For details on land-use category, please refer to JUDP 2015-2040. 28. For Specific Throm – Tashicholling (Gola Bazar, Samtse) Sl. No. Land Use As Per Gola Local Area Plan: 2012-2030 CODE Land Value (Nu/sq. ft) Land Value (Nu/decimal) 1 URBAN VILLAGE 1 UV-1 300.00 130,680.00 2 URBAN VILLAGE 2 UV-2 225.00 98,010.00 3 SERVICES S 175.00 76,230.00 4 ENV. CONSERVATION E-1 50.00 21,780.00 5 FOREST ENV. E-2 50.00 21,780.00 6 FLOOD PRONE ZONE E-4 50.00 21,780.00 5 LOCAL GREEN SPACE E-6 50.00 21,780.00 6 INSTITUTIONAL E-1 175.00 76,230.00 7 DEFENCE D 125.83 54,813.00 Notes: For details on land-use category, please refer to GLAP 2012-2030. 33 29. For Specific Throm – Khaling, Trashigang Notes: For details on land-use category, please refer to Khaling Structure Plan and LAP 20162036. 30. For Specific Throm – Duksum, Trashi Yangtse Sl. No. Land Use As Per Duksum Structure Plan (DSP) 2012 Code Land Value (Nu./Sq. ft) Land Value (Nu./Decimal) 1 COMMERCIAL (URBAN CORE & VEGETABLE MARKET) UC 86.34 37,609.70 2 RESIDENTIAL PRECINCT UV-1 45.16 19,671.70 3 UV-2 30.11 13,114.46 4 INSTITUTIONAL PRECINCT I 37.63 16,393.08 5 SERVICES & AMENITIES PRECINCT S 44.50 19,382.75 6 HERITAGE PRECINCT H 15.05 6,557.23 7 ENVIRONMENTAL PRECINCT E 15.05 6,557.23 Notes: For details on land-use category, please refer to DSP-2012. Sl. No. Land use as per Khaling Structure Plan and LAP 2016-2036 Code Land Value (Nu./Sq. ft) Land Value (Nu./Decimal) 1 COMMERCIAL (URBAN CORE & VEGETABLE MARKET) UC 149.28 65,026.37 2 UV-1 103.74 45,189.96 3 UV-2 88.07 38,363.58 4 INSTITUTIONAL PRECINCT I 88.07 38,363.58 5 SERVICES & AMENITIES PRECINCT S 86.25 37,570.79 6 OPEN SPACE OS 58.71 25,575.72 7 E-1 51.94 22,624.68 8 E-3 33.87 14,755.22 9 E-4 63.23 27,543.08 10 TRADITIONAL VILLAGE PRECINCT TV 76.78 33,445.17 11 FUTURE EXPANSION AREA 88.07 38,363.58 RESIDENTIAL PRECINCT ENVIRONMENTAL PRECINCT 34 31. For Specific Throm – Panbang & Sonamthang, Zhemgang Sl. No. Land Use As Per Panbang Structure Plan (PSP) 2017-2037 and Sonamthang Action Area Plan 2020-2040 Code Land Value (Nu./Sq. ft) Land Value (Nu./Decimal) 1 COMMERCIAL (URBAN CORE & VEGETABLE MARKET) UC-1 80.00 34,848.00 2 UC-2 53.40 23,261.04 3 RESIDENTIAL PRECINCT UV-1 MD 32.80 14,287.68 4 UV-1 LD 31.60 13,764.96 5 UV-2 30.40 13,242.24 6 UV-3 27.60 12,022.56 7 INSTITUTIONAL PRECINCT I 27.60 12,022.56 8 SERVICES PRECINCT SP 41.40 18,033.84 9 OPEN SPACE OS 24.80 10,802.88 10 ENVIRONMENTAL PRECINCT E-4 20.40 8,886.24 Notes: For details on land-use category, please refer to PSP 2017-2037 and SAAP 2020-2040. 32. For Specific Throm – Gyelposhing, Mongar Sl. No. Land Use As Per Gyelpozhing Plan: 2015 Land Value (Nu/sq. ft) Land Value (Nu/decimal) 1 DEVELOPMENT PRECINCT Mixed 613.78 267,363.29 2 Residential 452.69 197,190.50 3 Resd. Hostel 613.78 267,363.29 4 Resd. Resort 613.78 267,363.29 5 INSTITUTIONAL PRECINCT 293.24 127,736.07 6 HERITAGE PRECINCT 266.58 116,123.70 7 SERVICES & AMENITIES PRECINCT 412.28 179,590.62 8 RECREATIONAL PRECINCT 106.63 46,449.48 9 ENVIRONMENTAL PRECINCT 106.63 46,449.48 Notes: For details on land-use category, please refer to GSP-2015. 35 33. For Specific Throm – Debsi-Phaka, Thimphu Sl. No. Land Use As Per Debsiphaka Structure Plan: 2012 Land Value (Nu/sq. ft) Land Value (Nu/decimal) 1 COMMERCIAL SHOPS, BASIC AMENITIES & RESIDENTIAL MEDIUM PRECINCT D-1 1323.94 576,708.26 2 RESIDENTIAL LOW PRECINCT D-2 573.36 249,756.10 3 INSTITUTIONAL PRECINCT I 686.66 299,109.10 4 NATURAL RESOURCE G-2 230.03 100,201.55 5 ENVIRONMENTAL PRECINCT E-2 230.03 100,201.55 Notes: For details on land-use category, please refer to Debsi Phaka Structure Plan 2012. 34. For rest of the Small Towns Sl. No. Small Towns Commercial Residential Land Value (Nu/Sq. ft) Land Value (Nu./decimal) Land Value (Nu/Sq. ft) Land Value (Nu./decimal) 1 Tala, Chukha 77.15 33,606.54 38.84 16,918.70 2 Sunkosh, Dagana 47.57 20,721.49 24.67 10,746.25 3 Drametse, Mongar 77.33 33,684.95 50.67 22,071.85 4 Thinleygang, Punakha 119.67 52,128.25 61.33 26,715.35 5 Narphung, S/Jongkhar 51.19 22,298.36 29.83 12,993.95 6 Hontsho, Thimphu 281.05 122,425.38 149.08 64,939.25 7 Reserboo, Trashigang 81.83 35,645.15 54.50 23,740.20 8 Rurichu, Wangduephodrang 73.92 32,199.55 38.41 16731.4 36 Factors consideration The following factors shall be taken into account when calculating the throm land compensation rates: 1. No Road Connection – The compensation rates shall decrease by 5% if road connection is not available. 2. Soil In-stability – The compensation rates shall decrease by 10% if the soil is un-stable and prone to landslides etc. 3. No Access to Water – The compensation rates shall decrease by 5% if there is no access to water. 4. No Access to sewerage facilities – The compensation rates shall decrease by 5% if there is no access to sewer line. Guideline on Compensation Rate for Buildings/Structures on the Land The compensation for building/structures shall be based on its current construction cost, which is the cost of constructing a similar structure at the current prices. This should amount to the replacement cost with no depreciations being applied, as done earlier. Implementation Procedure The implementation procedural steps will be as follows: 1. Initiation: On the decision of the agency/project to acquire land, the proposal is to be submitted to the National Land Commission Secretariat (NLCS) for formal approval. The NLCS will convey its decision within 2 weeks. (Ref: Section 155 of the Land Rules & Regulations of the Kingdom of Bhutan 2007). 2. Notification: Subject to the approval of the NLCS, the Dzongkhag or Thomdey Committee is to notify the landowner of the Government’s intention to acquire land at least 120 days prior to the acquisition of the land. (Ref: Section 156 and 157 of the Land Rules & Regulations of the Kingdom of Bhutan 2007). 3. Replacement: Should the landowner opt for a substitute land, the case shall be dealt with as per the Land Act of Bhutan 2007. Should the landowner opt for monetary compensation, the Dzongkhag / Thomdey Committee will determine the compensation amount as per the compensation rates fixed by the Government. 4. Referencing of Municipal Boundary: For distances from the municipal boundary, the boundary demarcated by the MWHS shall be taken. 5. Valuation: The compensation for land shall also be worked out by the Committee based on the rates while the compensation for the structures shall be based on the estimates prepared by qualified engineers (Dzongkhag Engineers) vetted by the Committee. 6. Taking Possession: Taking possession of the land shall be as stipulated in Section 158 of the Land Act of Bhutan 2007. 7. Effective Rate: The compensation rate applicable shall be as per the category of land as on the date of notification of the Government’s intention to acquire land. 37 C. Compensation rate of fruit trees - 2022 SN YRT* 0 1 2 3 4 5 1 Apple 5 746.73 1,209.58 2,135.28 2,598.13 3,060.98 6,333.33 2 Apricot 5 765.25 1,314.50 1,863.74 2,412.99 2,962.24 4,389.36 3 Areca nut 5 265.37 499.88 672.68 993.58 1,487.29 2,167.68 4 Avocado 5 654.16 1,147.87 1,641.57 2,073.57 2,628.98 3,517.66 5 Banana 2 175.88 268.45 268.45 - - 6 Cardamom 5 49.83 73.42 107.93 139.13 170.58 477.31 7 Guava 5 573.94 888.67 1,203.41 1,518.15 1,832.88 2,298.82 8 Jackfruit 5 999.75 1,690.95 2,382.13 3,073.33 3,764.51 5,569.63 9 Lemon 5 549.25 1,166.38 1,783.52 2,092.08 2,246.37 2,807.96 10 Lime 5 450.51 697.36 944.22 1,191.07 1,252.78 1,643.12 11 Litchi 5 956.56 1,647.74 2,338.94 3,030.12 3,721.32 5,129.92 12 Mango 5 746.73 1,579.86 2,412.99 3,246.12 4,079.25 6,140.47 13 Olive 5 703.53 1,444.09 2,184.65 2,925.21 3,665.77 5,507.91 14 Orange 5 802.27 1,437.92 2,073.57 2,709.22 3,344.86 4,543.64 15 Papaya 4 277.71 347.14 416.56 439.71 586.28 586.28 16 Peach 5 573.94 1,004.39 1,434.83 1,726.43 2,567.27 2,610.48 17 Pear 5 604.79 1,098.50 1,592.21 2,085.91 2,579.62 3,841.65 18 Plum 5 647.99 1,197.24 1,746.49 2,295.73 2,844.98 4,242.79 19 Pomegranate 5 444.33 826.96 1,209.58 1,592.21 1,789.69 2,406.82 20 Pomelo 5 581.65 708.78 1,417.55 2,126.33 2,835.10 3,543.89 21 Tree Tomato 4 167.39 334.80 502.19 669.59 669.59 669.59 22 Bamboo 4" 5 15.38 15.38 15.38 15.38 61.51 124.42 23 Bamboo 2" 5 7.69 7.69 7.69 7.69 24.00 50.00 24 Walnut 5 1,092.32 1,715.63 2,338.94 2,962.24 3,585.54 5,261.06 25 Coconut 5 1,432.90 1,845.30 2,157.57 2,369.75 2,481.81 3,583.00 26 Persimmon 5 1,464.28 1,816.90 2,079.88 2,253.20 2,336.87 3,351.41 27 Passion fruit 2 679.84 889.03 1,048.91 - - 28 Tamerind 5 826.28 984.65 1,101.19 1,172.92 1,202.80 1,709.32 29 Sapota 5 930.86 1,080.28 1,187.86 1,250.61 1,271.53 1,795.99 30 Grapes 3 307.79 439.29 533.41 1,016.03 - 31 Sugarcane 1 17.85 17.85 - - - 32 Pineapple 1 23.57 23.57 - - - 33 Watermelon 1 64.04 64.04 - - - 34 Coffee 4 655.54 768.11 999.86 1,152.16 1,783.42 35 Hazelnut 4 329.29 376.97 427.09 430.40 721.98 36 Kiwi 4 3,423.37 3,718.03 4,148.43 4,800.66 7,270.52 37 Strawberry 2 17.65 17.65 17.65 - - 38 Fodder Trees 5 110.36 441.56 772.52 1,103.60 1,434.68 1,699.54 36 38 a) Compensation rate of Developed pasture = Nu. 30,680.00 per acre b) Land Development Cost of Chhuzhing = Nu. 2,392.60 per decimal. c) Land Development Cost for Chhuzhing for people losing their Chhuzhing and opting to develop substitute land into a Chhuzhing again = Nu. 2,168.00 per decimal D. Formula for working out compensation of Forest Trees 1. Trees Bigger than 1 foot girth FC = (Vtree * Rpr) Where, FC = Forest Compensation; Vtree = Total volume of tree in cft. Rpr = Prevailing price of timber logs as regulated by Natural Resource Pricing Committee in that or nearby locality in cft. The rate of timber should be according to class of timber as approved by the DoF from time to time. Method of Volume Calculation The volume of tree should be calculated using the following formula: Vtree = ð�’ˆð�Ÿ�/ð�Ÿ’Ï€ * height of tree (only merchantable height should be measured in feet) Where, Vtree = Volume of tree in cft. and g = girth of tree in feet or inches (girth should be measured by measuring tape) 2. Trees smaller than 1 foot girth FC = (Cseedling + Pplanting & est +Mmain) Where, FC = Forest Compensation; and Cseedling = Cost of seedling (this should be according to class of timber and calculated at present rates) Pplanting & est = Cost of planting (including establishment cost) based on present rates. Mmain = Cost of maintenance (year 2,3,4,5,6,….and above). 39 E. Valuation Format for Chiwogs Agency Valuation Reference No. 1 Name of owner : 2 ID Number : 3 Location of land : 4 Plot No. / Thram No. : 5 Geog 6 Dzongkhag 7 Type of Land Kamzhing Chhuzhing Orchard 8 Total Area (A + B) Area (A) Topg < 45˚ Area (B) Topg ≥ 45˚ Class of land Class A1 Class A Class B Class C Class D Amount (Nu) Distance from MB ≤ 1 Km ≤ 3 Kms 3 < L ≤ 6 C> 6-9 Kms C> 9 Kms A Base Rate (Nu. per decimal) Tick the appropriate class % Addition Distance from highway / feeder road Land within half an hour walking distance 15% B1 Land within half an hour walking distance 10% Half hour < Land ≤ 1 hour walking distance 5% More than an hour walking distance 0% B2 Water availability Water availibity within 1 km distance from source 0 No Water availibity on land -5% B3 Soil In-stability Stable land 0 Unstable land -10% B4 Scenic, cultural and historical value Exist 5% Regular 0 Adjusted Rate (AR) = A + (B1 + B2 + B3 + B4) Topography (Topg)* Area (A) 1.00 Area (B) -10.00% Therefore final value of land * Land topogrpahy below 45 ˚ will be at par with the adjusted rate (AR). However, if a parcel or a portion of the land is equal to or more than 45˚, the land compensation rate will reduce by 10% on pro rata basis. 40 Legend for chiwog valuation format Land Area (A) Pertains to land that is less than 45 ˚ Land Area (B) Pertains to land that is equal to or more than 45 ˚ MB Municipal Boundary AR Adjusted Rate Topg Topography F. Valuation Format for Throms Agency : Valuation Reference No. A1 Name of owner A2 ID Number A3 Location of land A4 Plot No. / Thram No. A5 Geog A6 Dzongkhag A7 Land use as per structure plan A8 Area (sq.ft or decimal) A9 Land rate (Nu.) A10 Land value (A8 x A9) Nu. Secondary factors for consideration* B1 Road Connection Road connection available 0% Road connection not available -5% B2 Soil stability Stable land 0 Unstable land 10% B3 Water avilabiity Access to water service 0% No access to water -5% B4 Sewer line Access to sewer line 0% No access to sewer -5% B5 Value adjustment of land under assessment (A10+B1+B2+B3+B4) = Final value of land (B4 x A8) =