Rating Rationale
May 28, 2018 | Mumbai
Aadhar Housing Finance Limited
FD rating upgraded to 'FAA/Stable' 
 
Rating Action
Fixed Deposits Programme  FAA/Stable (Upgraded from 'FAA-/Stable')
Rs.1200 Crore Commercial Paper Programme (Enhanced from Rs.800 Crore)  CRISIL A1+ (Reaffirmed)
1 crore = 10 million
Refer to annexure for Details of Instruments & Bank Facilities
Detailed Rationale

CRISIL has upgraded its rating on fixed deposits of Aadhar Housing Finance Limited (Aadhar Housing) to 'FAA/Stable' from 'FAA-/Stable'. Rating on the commercial paper has been reaffirmed at 'CRISIL A1+'.

The upgrade is primarily driven by improvement in the business risk profile, particularly, the competitive position, led by an increase in scale of operations and widening geographical diversity. Despite rapid growth in the loan book, CRISIL expects Aadhar Housing to maintain its asset quality, and gradually improve its profitability over the medium term. 

Aadhar Housing is now a larger player among mid-sized home loan companies, with a market share of 0.5%. Assets under management (AUM) recorded a healthy three-year compound annual growth rate of 52% (combined AUM of Aadhar Housing and DHFL Vysya Housing, with which Aadhar Housing was merged in November 2017) and stood at Rs 7,966 crore as on March 31, 2018. The company is likely to maintain a higher growth rate, compared to the industry average. The geographical diversity of the loan book has improved. The merger has enabled Aadhar Housing (the merged entity) to capitalise on favourable prospects for affordable housing in almost all major states in India. The network, spanning 275 branches covers 21 states in the southern, western and northern regions of the country as on March 31, 2018. The largest state, Maharashtra, contributed only about 17% to the loan book.

The company has maintained healthy asset quality within housing segment and loan against property segment (which account for 85% and 13% of the portfolio, respectively). The gross NPAs within housing segment have improved to 0.6% as on March 31, 2018 from 0.8% as on March 31, 2017. On 2-year lagged basis, the gross NPAs in the housing segment has also improved to 1.3% as on March 31, 2018 from 1.5% as on March 31, 2017. Despite operating in the affordable housing segment, the company continues to focus on the salaried class of customers. Proportion of salaried to self-employed customers was 70:30 as on March 31, 2018. Nevertheless, asset quality remains susceptible given the large proportion of book is unseasoned.

The ratings continue to reflect expectation of strong support from the Dewan group, whose flagship company is Dewan Housing Finance Corporation Ltd (DHFL; 'CRISIL A1+'), and the adequately diversified resource profile. These strengths are partially offset by average capitalisation and earnings profile, and vulnerability to asset quality challenges over the medium term.

Analytical Approach

For arriving at the rating, CRISIL has analysed the standalone credit risk profile of Aadhar Housing, which is notched up for the expected support from the Dewan group.

Key Rating Drivers & Detailed Description
Strengths
* Expectation of strong support from the Dewan group: The Dewan group is likely to provide strategic, capital, and managerial support to Aadhar Housing over the medium term. The company is strategically important for the Dewan group, being its vehicle for the affordable housing finance business on a pan-India basis, and also considering the strong underlying business potential, given the low level of penetration of housing finance in India, and the government's strong focus on 'Housing for All'. It also complements the housing finance business of DHFL, and support the group's strategy of being a significant player in retail financial services across key segments, including housing and education finance.

DHFL and Wadhawan Global Capital Ltd, (WGC), the group's holding company, will retain a significant stake in Aadhar Housing, and held 9.15% and 69.98%, respectively, as on March 31, 2018, post the merger. The International Finance Corporation (IFC) held 16.91% as on same date. During fiscal 2018, the company received capital of Rs 115 crore of capital (Rs 65 crore from IFC and Rs 50 crore from WGC). WGC and DHFL will continue to hold majority stake over the medium term and are likely to continue infusing capital to support the company's growth plans.

The company will also benefit from the managerial support provided by the Dewan group, as reflected in representation of the senior management of the group on its board. The group's management centre will also remain actively involved in the company's strategic decision-making, policy formulation, and implementation, and will continue to review its operational performance on an ongoing basis. While the branding and logo of Aadhar Housing has partly changed to represent the association with the holding company, WGC, the company's relationship with Dewan group continues to be exhibited through the website, corporate presentations, letter heads, etc. In view of the above, CRISIL believes Dewan group will continue to support Aadhar Housing, whenever required, to meet its debt obligations on time.

* Adequately diversified resource profile: The resource profile is well-diversified, with 68% of borrowings in the form of bank debt, 18% via non-convertible debentures, and 7% through NHB refinance. Commercial papers (6%) and fixed deposits (1%) constituted the balance. Association with the Dewan group also enables the company to raise resources from several avenues, at a competitive cost (8-8.5% for fiscal 2018).

Weaknesses
* Average earnings profile: The earning profile is underpinned by the moderate return on managed assets of around 1.4% during the last few years. Net interest margin, which was around 3.5%, remains lower than peers in the affordable housing space, largely due to focus on salaried customers, who have a better credit profile, in comparison to the self-employed, and hence, the interest rate is relatively lower. While the company is able to raise funds at competitive rates, operating expenditure has remained high around 2.5% over the past few years.  The company now plans to automate several processes, and also draw synergies from the merger.  Credit cost has been low and could see a slight increase as the portfolio seasons. CRISIL expects profitability to improve gradually, as the company grows and starts benefiting from economies of scale.

* Average capitalisation: Capitalisation is average as reflected in higher gearing (around 11 times including off-balance sheet borrowings), and networth of Rs 700 crore as on March 31, 2018. . However, WGC, the parent and the other key investor, IFC, have strong ability to infuse equity into Aadhar Housing necessary for business growth.  There was equity infusion of Rs.115 crore during fiscal 2018 and a similar amount is expected in the first half of fiscal 2019.  However, CRISIL expects capitalization to remain average as the company is likely to operate at the present gearing levels over the medium term.

* Susceptible to asset quality challenges over the medium term: The company could face asset quality-related challenges given the strong growth in its loan book, unseasoned nature of its portfolio and its borrower profile - low-income and economically weaker section.   The gross non-performing assets (GNPAs) were 1.17% of total advances as on March 31, 2018 (1.27% as on March 31, 2017). Weak assets (two-year lagged GNPAs) remained high at 2.5% as on March 31, 2018 (2.5% as on March 31, 2017). Given the planned strong growth and long-tenure of mortgage finance, ability to successfully manage risks associated with credit underwriting, monitoring, and collections through business cycles will be demonstrated only over the medium term. While prudent underwriting practices and adequate risk management systems are in place to manage asset quality-related risks, the company will need to demonstrate its ability to manage asset quality, and hence credit costs, as the portfolio seasons.
Outlook: Stable

CRISIL believes the Dewan group will maintain its significant majority ownership in, and extend strong support to, Aadhar Housing, over the medium term. The outlook may be revised to 'Positive' if the company substantially scales up operations, while maintaining asset quality and profitability, and if there is material improvement in the group's credit risk profile. The outlook may be revised to 'Negative' in case of diminution in the extent of support from the Dewan group, or deterioration in its credit risk profile, and if asset quality and profitability weaken significantly.

About the Company

Aadhar Housing (erstwhile DHFL Vysya Housing) was set up in 1990, by Vysya Bank (erstwhile, ING Vysya Bank as Vysya Housing Finance), with equity support from other banks and institutions, with the purpose of providing rural housing loan finance. In 2003, DHFL acquired 58.0% Vysya's equity shares. It was then renamed as DHFL Vysya Housing Finance Subsequently, DHFL's promoters, the Wadhawan family, acquired an additional 33.0% of DHFL Vysya's equity shares from ING Vysya Bank. In May 2012, DHFL divested its shareholding in DHFL Vysya to its promoter family. Subsequently, on November 20, 2017, Aadhar Housing was merged with DHFL Vysya and the merged entity was renamed as Aadhar Housing.  Currently, DHFL owns 9.15%, WGC owns 69.98% and IFC owns 16.98% stake in the company.

On the other hand, Aadhar Housing (merged entity) started operations in May 2010, promoted by the DHFL group and IFC. The company focuses on the lower- and middle-income segment, specifically comprising the salaried, self-employed, and agricultural income-based population.

The loans have an average ticket size of Rs 12 lakh. In fiscal 2018, net profit was Rs 100 crore on total income (net of interest expenses) of Rs 336 crore, against Rs 64 crore and Rs 225 crore, respectively, in the previous fiscal.

Dewan Housing Finance Corporation Ltd (DHFL)
Incorporated in 1984, DHFL offers housing finance to individuals, especially to the low- and lower-middle-income groups in tier-II and tier-III cities. The company also offers non-housing loans such as LAP, developer loans, and SME loans. In December 2010, it acquired Deutsche Post Bank Home Finance Ltd (DPBHFL) to enter the middle- and upper-middle-income segments in tier-I cities. DPHFL was renamed First Blue Housing Finance Ltd. and was merged into DHFL in March 2013.

DHFL has a pan-India presence at around 349 locations customer touch points as on March 31, 2018, and AUM of Rs 1.2 lakh crore as on that date. 

Key Financial Indicators
As on / for the period ended March 31 Unit  2018* 2017#
Reported total assets Rs crore 7827 5073
Total income Rs crore 336 570
Profit after tax Rs crore 100 64
Gross NPA % 1.17 1.27
Overall capital adequacy ratio % 18.76 18.48
Return on managed assets % 1.4 1.4
*Post-merger of Aadhar Housing Finance Limited and DHFL Vysya Housing Finance Limited
# Addition of standalone financials of Aadhar Housing and DHFL Vysya Housing.

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 cr)
Rating assigned with
outlook
NA Fixed deposit programme NA NA NA NA FAA/Stable
NA Commercial Paper NA NA 7-365 days 1200 CRISIL A1+
Annexure - Rating History for last 3 Years
  Current 2018 (History) 2017  2016  2015  Start of 2015
Instrument Type Outstanding Amount Rating Date Rating Date Rating Date Rating Date Rating Rating
Commercial Paper  ST  1200.00  CRISIL A1+  29-01-18  CRISIL A1+  11-12-17  CRISIL A1+    --    --  -- 
Fixed Deposits  FD  0.00  FAA/Stable  29-01-18  FAA-/Stable  11-12-17  FAA-/Stable  23-05-16  FAA-/Stable  07-01-15  FAA-/Stable  FA+/Stable 
            14-06-17  FAA-/Stable           
            25-05-17  FAA-/Stable           
Fund-based Bank Facilities  LT/ST    --  29-01-18  Withdrawal  11-12-17  CRISIL A+/Stable  23-05-16  CRISIL A+/Stable  07-01-15  CRISIL A+/Stable  CRISIL A/Stable 
            14-06-17  CRISIL A+/Stable           
            25-05-17  CRISIL A+/Stable           
All amounts are in Rs.Cr.
Links to related criteria
CRISILs Bank Loan Ratings - process, scale and default recognition
Rating Criteria for Finance Companies
Criteria for Notching up Stand Alone Ratings of Companies based on Group Support

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