Rating Rationale
December 05, 2017 | Mumbai
CRISIL renews & reaffirms Fund Management Capability Level - 1 to ASK Real Estate Special Situations Fund - I
 
Rating Action
ASK Real estate Special Situations Fund - I CRISIL Fund Management Capability Level - 1 (Renewed and Reaffirmed)
1 crore = 10 million
Refer to annexure for Details of Instruments & Bank Facilities
Detailed Rationale

CRISIL has renewed and reaffirmed its 'CRISIL Fund Management Capability Level - 1' rating to the ASK Real Estate Special Situations Fund-I (ASK RESSF-I) scheme set-up under the ASK Real Estate Fund (an alternate investment fund) of ASK Property Investment Advisors Private Ltd (ASK PIA), the investment manager. ASK PIA is a subsidiary of ASK Investment Managers Private Ltd (ASK IM), which is also the sponsor of ASK Real Estate Fund. Schemes rated CRISIL Fund Management Capability Level'1 are judged to possess 'highest' standards in fund management capability and investment processes.
 
The rating reflects the extensive experience and expertise of ASK RESSF-I's team in the real estate portfolio management, rigorous investment management processes, benefits derived from the ASK group's strong presence in the portfolio and wealth management businesses and adequate client servicing practices and disclosures.
 
ASK RESSF-I has a strong fund management team, consisting of chartered accountants in the investment management team, and civil engineers in the asset management team, with each having significant experience and expertise in real estate investment management. While the senior management has experience of more than 15 years, other team members have experience of more than a decade in the real estate investment management. ASK PIA is one of the early entrants in the real estate property investment management, having begun operations in 2009, and has successfully generated superior returns on their investments. The experience of the team ranges from leading end to end transactions in the real estate investment cycle and across investment types (equity, mezzanine, and structured debt). The team in ASK PIA has executed more than 36 investment transactions with large and reputed real estate developers. Senior members in the investment team play a critical role in investment decision making. CRISIL believes that any instability in, or exit from, the team, especially of senior members, can pose significant risks to the process and to the performance. This remains a key rating sensitivity factor.
 
ASK PIA has strong investment management processes and procedures, including primary research based deal evaluation process, rigorous investment assessment, active asset management which ensure that investments in portfolio companies are protected. The investment, asset management, legal and compliance teams are actively focusing on identification of the risks involved in each investment transaction and take necessary steps to mitigate the same. The investment is made in select cities and the team works with only select developers having proven track record (have pre-defined criteria for selection of the developer). The developer needs to have 15 years of proven track record of project execution, in house execution capabilities, reputed brand name and strong financial track record. The investments in the project will be at the construction stage with all requisite approvals in place and will have collateral in terms of mortgage of saleable units and land, escrow mechanism, promoter/corporate guarantee (in select cases), 2.25-2.5 times security cover, affirmative voting rights, etc.  All the terms and conditions are implemented and monitored through the agreement between the parties. The collateral cover and other cash flow trapping mechanisms are fairly comprehensive, thus providing additional layers of protection within each investment. All investment proposals are approved by the investment committee, which includes senior managers from the ASK group and representatives from the investors in the scheme which ensures transparency in the decision making process. The company also has a strong monitoring mechanism as it has a team of asset managers at project locations which regularly monitors the project execution and ensure that projects are progressing as per the defined milestones. There are periodic review meetings with portfolio companies to track performance. They also seeks advice from reputed third parties (law firms, property consultants and valuation experts, architects, CAs/CS, audit firms, etc.) for their investment decisions.
 
ASK IM (the parent of ASK PIA) is also the holding company of ASK group and one of the leading portfolio management services provider in the country. ASK group is also a leading player in wealth management services and also have a private equity fund (in JV with Pravi Capital LLP) for investing in unlisted fast growing small businesses. The group's asset under management is around Rs 25 billion as on  November 30, 2017 and has a strong client base both in India and abroad. ASK PIA benefits from the large client base of the group in raising funds and from the investment expertise of many of the senior management team of the ASK group.
 
ASK PIA's operations team focuses to provide good quality services to its customers. This would encompass timely solution to the customer's issues, sending regular (quarterly) transaction details such as account statement, valuation of the projects etc. to investors and sharing of reports. The operations team members' takes care of customer complaints, other requests and quickly address queries.

About the Scheme
ASK Real estate Special Situations Fund - I, is a close-ended scheme set-up under ASK Real Estate Fund (Fund) which is an alternative investment fund, constituted as a trust under the Indian Trusts Act, 1882, pursuant to the Indenture of Trust, registered under the Registration Act, 1908. ASK IM is the sponsor of the trust. ASK Trusteeship Services Private Limited is the trustee company of the said trust. ASK PIA, is the investment manager of the scheme. ASK IM, the holding company of ASK group) is one of the largest Portfolio Management Service providers and invest exclusively in listed Indian equities through segregated accounts and commingled funds. Their current clients include HNIs, Institutions, Pension Funds, Endowments, SWFs, Family Offices and Multi-Managers.
 
The scheme objective is to potentially generate pay-outs from the portfolio companies/issuers over a period of time by carrying on activities as a Category II AIF under the SEBI AIF Regulations and to accept capital commitments from eligible persons and utilise its resources to make investments in a portfolio primarily comprising relatively high-yielding securities (convertible debentures), and other instruments (including but not limited to mezzanine instruments) of companies/entities based in India participating primarily (directly or indirectly) in the real estate sector. The target capital commitment for the scheme is around Rs 1000 crore with a green shoe option of Rs 1000 crore. Till date the company is able to get a commitment of Rs.650 crore for the scheme.

Any other information: Not applicable

Note on complexity levels of the rated instrument:
CRISIL complexity levels are assigned to various types of financial instruments. The CRISIL complexity levels are available on www.crisil.com/complexity-levels. Users are advised to refer to the CRISIL complexity levels for instruments that they consider for investment. Users may also call the Customer Service Helpdesk with queries on specific instruments.
Annexure - Details of Instrument(s)
ISIN Name of instrument Date of allotment Coupon rate (%) Maturity date Issue size (Rs. Crore) Rating assigned with outlook
NA NA NA NA NA NA NA
 
Annexure - Rating History for last 3 Years
  Current 2017 (History) 2016 2015 2014 Start of 2014
Instrument Type Quantum Rating Date Rating Date Rating Date Rating Date Rating Rating
ASK Real estate Special Situations Fund - I     CRISIL Fund Management Capability Level - 1   No Rating Change 07-11-16 CRISIL Fund Management Capability Level - 1    --   -- --
Table reflects instances where rating is changed or freshly assigned. 'No Rating Change' implies that there was no rating change under the release.
Links to related criteria
Fund House Rating Methodology

For further information contact:
Media Relations
Analytical Contacts
Customer Service Helpdesk
Saman Khan
Media Relations
CRISIL Limited
D: +91 22 3342 3895
B: +91 22 3342 3000
saman.khan@crisil.com

Naireen Ahmed
Media Relations
CRISIL Limited
D: +91 22 3342 1818
B: +91 22 3342 3000
naireen.ahmed@crisil.com

Jyoti Parmar
Media Relations
CRISIL Limited
D: +91 22 3342 1835
B: +91 22 3342 3000
 jyoti.parmar@crisil.com

Krishnan Sitaraman
Senior Director - CRISIL Ratings
CRISIL Limited
D:+91 22 3342 8070
krishnan.sitaraman@crisil.com


Ajit Velonie
Director - CRISIL Ratings
CRISIL Limited
D:+91 22 4097 8209
ajit.velonie@crisil.com


Kunal Mehra
Rating Analyst - CRISIL Ratings
CRISIL Limited
D:+91 22 3342 3292
Kunal.Mehra@crisil.com
Timings: 10.00 am to 7.00 pm
Toll free Number:1800 267 1301

For a copy of Rationales / Rating Reports:
CRISILratingdesk@crisil.com
 
For Analytical queries:
ratingsinvestordesk@crisil.com


 

Note for Media:
This rating rationale is transmitted to you for the sole purpose of dissemination through your newspaper / magazine / agency. The rating rationale may be used by you in full or in part without changing the meaning or context thereof but with due credit to CRISIL. However, CRISIL alone has the sole right of distribution (whether directly or indirectly) of its rationales for consideration or otherwise through any media including websites, portals etc.


About CRISIL Limited

CRISIL is an agile and innovative, global analytics company driven by its mission of making markets function better. We are India’s foremost provider of ratings, data, research, analytics and solutions. A strong track record of growth, culture of innovation and global footprint sets us apart. We have delivered independent opinions, actionable insights, and efficient solutions to over 100,000 customers.

We are majority owned by S&P Global Inc., a leading provider of transparent and independent ratings, benchmarks, analytics and data to the capital and commodity markets worldwide.

For more information, visit www.crisil.com 


Connect with us: TWITTER | LINKEDIN | YOUTUBE | FACEBOOK


About CRISIL Ratings
CRISIL Ratings is part of CRISIL Limited (“CRISIL”). We pioneered the concept of credit rating in India in 1987. CRISIL is registered in India as a credit rating agency with the Securities and Exchange Board of India (“SEBI”). With a tradition of independence, analytical rigour and innovation, CRISIL sets the standards in the credit rating business. We rate the entire range of debt instruments, such as, bank loans, certificates of deposit, commercial paper, non-convertible / convertible / partially convertible bonds and debentures, perpetual bonds, bank hybrid capital instruments, asset-backed and mortgage-backed securities, partial guarantees and other structured debt instruments. We have rated over 24,500 large and mid-scale corporates and financial institutions. CRISIL has also instituted several innovations in India in the rating business, including rating municipal bonds, partially guaranteed instruments and microfinance institutions. We also pioneered a globally unique rating service for Micro, Small and Medium Enterprises (MSMEs) and significantly extended the accessibility to rating services to a wider market. Over 1,10,000 MSMEs have been rated by us.


CRISIL PRIVACY NOTICE

CRISIL respects your privacy. We use your contact information, such as your name, address, and email id, to fulfil your request and service your account and to provide you with additional information from CRISIL and other parts of S&P Global Inc. and its subsidiaries (collectively, the “Company) you may find of interest.

For further information, or to let us know your preferences with respect to receiving marketing materials, please visit www.crisil.com/privacy. You can view the Company’s Customer Privacy at https://www.spglobal.com/privacy

Last updated: April 2016


DISCLAIMER

This disclaimer forms part of and applies to each credit rating report and/or credit rating rationale that we provide (each a “Report”). For the avoidance of doubt, the term “Report” includes the information, ratings and other content forming part of the Report. The Report is intended for the jurisdiction of India only. This Report does not constitute an offer of services. Without limiting the generality of the foregoing, nothing in the Report is to be construed as CRISIL providing or intending to provide any services in jurisdictions where CRISIL does not have the necessary licenses and/or registration to carry out its business activities referred to above. Access or use of this Report does not create a client relationship between CRISIL and the user.

We are not aware that any user intends to rely on the Report or of the manner in which a user intends to use the Report. In preparing our Report we have not taken into consideration the objectives or particular needs of any particular user. It is made abundantly clear that the Report is not intended to and does not constitute an investment advice. The Report is not an offer to sell or an offer to purchase or subscribe for any investment in any securities, instruments, facilities or solicitation of any kind or otherwise enter into any deal or transaction with the entity to which the Report pertains. The Report should not be the sole or primary basis for any investment decision within the meaning of any law or regulation (including the laws and regulations applicable in the US).

Ratings from CRISIL Rating are statements of opinion as of the date they are expressed and not statements of fact or recommendations to purchase, hold, or sell any securities / instruments or to make any investment decisions. Any opinions expressed here are in good faith, are subject to change without notice, and are only current as of the stated date of their issue. CRISIL assumes no obligation to update its opinions following publication in any form or format although CRISIL may disseminate its opinions and analysis. CRISIL rating contained in the Report is not a substitute for the skill, judgment and experience of the user, its management, employees, advisors and/or clients when making investment or other business decisions. The recipients of the Report should rely on their own judgment and take their own professional advice before acting on the Report in any way.

Neither CRISIL nor its affiliates, third party providers, as well as their directors, officers, shareholders, employees or agents (collectively, “CRISIL Parties”) guarantee the accuracy, completeness or adequacy of the Report, and no CRISIL Party shall have any liability for any errors, omissions, or interruptions therein, regardless of the cause, or for the results obtained from the use of any part of the Report. EACH CRISIL PARTY DISCLAIMS ANY AND ALL EXPRESS OR IMPLIED WARRANTIES, INCLUDING, BUT NOT LIMITED TO, ANY WARRANTIES OF MERCHANTABILITY, SUITABILITY OR FITNESS FOR A PARTICULAR PURPOSE OR USE. In no event shall any CRISIL Party be liable to any party for any direct, indirect, incidental, exemplary, compensatory, punitive, special or consequential damages, costs, expenses, legal fees, or losses (including, without limitation, lost income or lost profits and opportunity costs) in connection with any use of any part of the Report even if advised of the possibility of such damages.

CRISIL Ratings may receive compensation for its ratings and certain credit-related analyses, normally from issuers or underwriters of the instruments, facilities, securities or from obligors. CRISIL’s public ratings and analysis as are required to be disclosed under the regulations of the Securities and Exchange Board of India (and other applicable regulations, if any) are made available on its web sites, www.crisil.com (free of charge). Reports with more detail and additional information may be available for subscription at a fee – more details about CRISIL ratings are available here: www.crisilratings.com.

CRISIL and its affiliates do not act as a fiduciary. While CRISIL has obtained information from sources it believes to be reliable, CRISIL does not perform an audit and undertakes no duty of due diligence or independent verification of any information it receives and / or relies in its Reports. CRISIL keeps certain activities of its business units separate from each other in order to preserve the independence and objectivity of the respective activity. As a result, certain business units of CRISIL may have information that is not available to other CRISIL business units. CRISIL has established policies and procedures to maintain the confidentiality of certain non-public information received in connection with each analytical process. CRISIL has in place a ratings code of conduct and policies for analytical firewalls and for managing conflict of interest. For details please refer to: http://www.crisil.com/ratings/highlightedpolicy.html

CRISIL’s rating criteria are generally available without charge to the public on the CRISIL public web site, www.crisil.com. For latest rating information on any instrument of any company rated by CRISIL you may contact CRISIL RATING DESK at CRISILratingdesk@crisil.com, or at (0091) 1800 267 1301.

This Report should not be reproduced or redistributed to any other person or in any form without a prior written consent of CRISIL.

All rights reserved @ CRISIL