Claimant in land acquisition reference must prove higher compensation through cogent evidence including valuer's testimony; unexamined valuation reports inadmissible under evidence rules.

JUDGMENT :

FARHAN P. DUBASH, J.

1. The present Reference under Section 18 of the Land Acquisition Act, 1894 (hereinafter, referred to as the “said Act”) has been preferred by the Claimant seeking enhancement of compensation in respect of land bearing CTS No. 54, admeasuring 15.5 sq. metres, situated at Village Hariyali, Taluka Kurla, Mumbai Suburban District, Mumbai (hereinafter, referred to as the “said land”).

2. Before adverting to the merits of the Reference, a brief recital of facts, insofar as they are relevant for adjudication of the present proceedings, is set out hereunder:

A) The said land came to be acquired for a public purpose, namely construction of a railway overbridge at a level crossing connecting Vikhroli Railway Station to Lal Bahadur Shastri Marg.

B) A notification under Section 4 of the said Act was issued on 24 August 2006 and was duly published in the Government Gazette as well as in the Free Press Journal newspaper.

C) The declaration under Section 6 read with Section 17 of the said Act was issued on 25 January 2007 and published in the Government Gazette on 8 February 2007.

D) Notice under Sections 9(1) and 9(2) of the said Act was issued on 20 February 2007.

E) Possession of the said land was taken under the urgency provisions contained in Section 17 of the said Act on 12 February 2008 and was handed over to the Acquiring Body without awaiting the passing of the Award.

F) On 16 October 2008, the Special Land Acquisition Officer (7) (hereinafter referred to as the “SLAO”) passed the Award granting compensation of Rs. 1,62,102/- to the Claimant.

G) Being dissatisfied with the quantum of compensation, the Claimant sought a reference under Section 18 of the said Act and relied upon certain documents in support of the claim for enhancement.

3. It is pertinent to note that despite repeated opportunities granted by this Court, including orders dated 11 June 2025 and 7 January 2026, the Claimant has remained absent. By the said orders, the Claimant was specifically put to notice that the matter would proceed in his absence in the event of non-appearance. Despite this, when the matter was listed for final hearing on 6 March 2026, the Claimant remained absent. The Reference was, therefore, heard in his absence.

4. Mr. P. G. Lad, learned Counsel appearing for the Acquiring Body, at the outset submits that the Claimant is merely a tenant and not the owner of the said land. In support thereof, he invites attention to Exhibit “B” annexed to the compilation of documents relied upon by the Claimant in the Affidavit in lieu of Examination-in-Chief dated 13 December 2016, namely an Index-II relating to assignment of “Hotel Sanjay” for a consideration of Rs. 90,000/- in respect of CTS No.54.

5. He submits that the Claimant has examined only himself and has been cross-examined on behalf of the Acquiring Body. According to him, the Claimant has relied upon a valuation report dated 15 June 2015 prepared by M/s. Atts Associates valuing the acquired land at Rs. 12,41,658/-. However, the author of the valuation report has not been examined. In the absence of examination of the valuer, he submits that the report cannot be relied upon as substantive evidence. In support, reliance is placed upon Section 60 of the Indian Evidence Act, 1872, which mandates that opinion evidence must be proved through the testimony of the person holding such opinion.

6. Mr. Lad further relies upon the judgment of the Supreme Court in Chimanlal Hargovindas V/s. Special Land Acquisition Officer, Poona , AIR 1988 SC 1652 wherein it has been held that an award passed by the SLAO is merely an offer and the burden li