Rating Rationale
November 21, 2019 | Mumbai
Beauty Etoile Private Limited
'CRISIL A-/Stable' assigned to bank debt
 
Rating Action
Total Bank Loan Facilities Rated Rs.130 Crore
Long Term Rating CRISIL A-/Stable (Assigned)
1 crore = 10 million
Refer to annexure for Details of Instruments & Bank Facilities
Detailed Rationale

CRISIL has assigned its 'CRISIL A-/Stable' rating to the long-term bank facility of Beauty Etoile Private Limited (BEPL).
 
The rating reflects the strong technical and financial support from the ultimate parent, Country Garden Holdings Co Ltd (CGHL; rated S&P BB+/ Stable; part of the Country Garden group), favourable location of the project, and experienced management. These strengths are partially offset by the company's exposure to project implementation risk and to cyclicality in the Indian real estate industry.
 
The company is setting up a residential real estate project in Chennai with an estimated cost of Rs.430 crores and has tied up term loans of Rs.130 crores while remaining funding has been provided by the parent in the form of equity as well as non-convertible debentures. The company has adopted a prudent funding mix driven by the parent's clear and stated approach that the project needs to be completed as per the stipulated timelines without any cost or time overruns. The parent has also provided significant technical and project expertise to the company in the form of industry knowhow and employee training in order to support the operations. Additionally, the parent maintains tight control over the treasury of BEPL and has indicated clear support at any time, in case of exigency.

Analytical Approach

For arriving at its rating, CRISIL has applied its parent notch-up framework to factor in support that BEPL receives from its ultimate parent, CGHL.

Key Rating Drivers & Detailed Description
Strengths
* Strong technical and financial support from parent
The Country Garden group is engaged in property development, construction, decoration, property management, property investment, hotel development and management, robotics, and agriculture. BEPL is a wholly owned subsidiary of the group, in which the group has infused around Rs.300 crore (out of the project cost of Rs.430 crores) through equity and non-convertible debentures for carrying out projects in Chennai (India) and also around Rs.700 crore in other two entities operating in India (for their respective projects). Also, CGHL has given a letter of comfort favouring BEPL's banker, PNB Housing Finance Ltd (PNBHFL) on behalf of Bright Sunshine Singapore Holdings PTE Ltd (BEPL's intermediate parent at Singapore level), which has in turn given corporate guarantee to for the loans granted to BEPL. The company will also benefit through the technical support the group will provide to carry out projects in India. The rating centrally factors in the timely support from the Country Garden group, which is likely to continue over the medium term. More-than-expected delay or shortfall in support will remain a key sensitivity factor.
 
* Experience in residential real estate construction: The company is managed by a professional team, and its directors have experience of 10-15 years in the real estate sector. The promoter group is one of the top three developers in China and has completed 2,381 projects in over 279 cities. Further, in order to mitigate risks arising out of land acquisition issues and other approvals, the management has prudently adopted a joint development agreement with a local player, a strategy they have adopted across all projects in India.

* Favourable location: The project is located on the OMR Road, which is the IT hub of Chennai also beholding other industrial sectors like Automobile, Electronics and NBFC's this gives the location an edge to cater to the need of prospective clients. It's location advantage with connectivity to major roads like OMR, PT road and ECR along with connecting infrastructure like the MRTS and the approved Metro will bring it closer to the Airport, Central Railway station and CMBT making it a 20-30 minutes commute. Also, the upcoming commercial IT space development like the WTC, Embassy Tech Zone, Raheja tech park and few more will drive job migration in the vicinity thus adding to its allure.
 
Weaknesses
* Exposure to project implementation risk: The company remains exposed to the risk of time and cost overruns in the execution of the project, given the large size and aggressive timelines for completion. Funding risk for the project is low as bank funding has been tied up and majority of the promoter funding has already been brought in and lies in the form of cash with the company. Implementation risk for the project is expected to be moderate and CRISIL expects the strong inclination of the management to complete the project on time to drive the quick completion of the project. Demand risk for the project remains high as the company has not sold flats as of now and the presence of the project in a competitive and price sensitive market. Any change in consumer preferences or in the region's demographics can lead to low sale ability since the company is exposed to high geographical concentration in revenue profile. 
 
* Exposure to risks relating to cyclicality in India's real estate industry and to economic cycles: The real estate sector in India is fragmented and dominated by regional players; also, the industry is inherently cyclical. Demand was largely impacted by insecurity regarding earnings of individuals with the economy facing high retrenchment levels. Customers' anticipation of further correction in real estate prices was a key reason for low demand in the market. Government has undertaken steps to stimulate demand with differential interest rates and priority sector status for low-value loans and reduction in excise duty on major inputs such as steel and cement.

Liquidity: Strong
Liquidity is supported the strong ability of BEPL's parents to bring in funds as and when required. Total project cost of around Rs.430 crore (includes land acquisition, construction, and interest cost during the construction) is being funded through term loan of Rs 130 crore; while the balance has been funded through equity and non-convertible debentures from parent, which has already been brought in. The excess cash from funds infusion is lying as free cash with the company and will be expended over the period of construction. Loan tenure extends over 60 months and repayment will start from April 2022; cash accrual should be sufficient to meet debt obligation. Further, company will be maintaining debt service reserve account of Rs.3.83 crore till the time project reaches 20% stage of construction and 20% sold, adding to the liquidity cushion available. However, BEPL will remain susceptible to any delay in completion of ongoing project.
Outlook: Stable

CRISIL believes BEPL will benefit from the parent experience in the industry and support.

Rating sensitivity factors
Upward Factors
* Any upward revision in parent ratings
* Higher number of booking by more than 25% and faster collection of advances
* Timely completion of the project

Downward Factors
* Any downward revision in parent ratings
* Delay in completion of project by more than 6 months
* Larger-than-expected debt-funded capital expenditure weakening financial risk profile.

About the Company

Set up in 2017, Mumbai-based BEPL is a wholly owned subsidiary of the Country Garden group and is developing a real estate project. The company is constructing a residential project in Chennai under a project titled, The Ace.

About the Country Garden Group
Country Garden is among China's largest integrated property developers, with 2,381 projects in over 279 cities. The company is engaged in property development, construction, decoration, property management, property investment, hotel development and management, robotics, and agriculture. Country Garden began with a focus on development in lower-tier cities, originally around Guangdong province, and then expanded nationwide and abroad. Country Garden was established in Guangdong in 1992 and listed on the Hong Kong stock exchange in 2007. As of December 2018, Country Garden's attributable land bank is 240.6 million square meter in China, of which 24% is in Guangdong province. The company had unrestricted cash balance of about RMB240 billion as of December 31, 2018.

Key Financial Indicators
Particulars Unit 2019 2018
Revenue Rs crore NA NA
Profit After Tax (PAT) Rs crore NA NA
PAT Margin % NA NA
Adjusted debt/adjusted networth Times NA NA
Interest coverage Times NA NA

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 Term Loan NA NA Jun-2024 130.00 CRISIL A-/Stable
Annexure - Rating History for last 3 Years
  Current 2019 (History) 2018  2017  2016  Start of 2016
Instrument Type Outstanding Amount Rating Date Rating Date Rating Date Rating Date Rating Rating
Fund-based Bank Facilities  LT/ST  130.00  CRISIL A-/Stable    --    --    --    --  -- 
All amounts are in Rs.Cr.
Annexure - Details of various bank facilities
Current facilities Previous facilities
Facility Amount (Rs.Crore) Rating Facility Amount (Rs.Crore) Rating
Term Loan 130 CRISIL A-/Stable -- 0 --
Total 130 -- Total 0 --
Links to related criteria
CRISILs Approach to Financial Ratios
CRISILs Bank Loan Ratings - process, scale and default recognition
CRISILs Rating criteria for Real Estate Developers
Rating criteria for manufaturing and service sector companies

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