Rating Rationale
October 01, 2020 | Mumbai
Candor Gurgaon One Realty Projects Private Limited
'CRISIL A-/Stable' assigned to bank debt
 
Rating Action
Total Bank Loan Facilities Rated Rs.500 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 proposed term loan of Candor Gurgaon One Realty Projects Private Limited (G1; a part of the Brookfield group). G1 owns 36.9 lakh square feet (sq. ft) of commercial project, Candor TechSpace, situated in Sector 48, Gurugram.
 
The rating reflects G1's steady cash flow, supported by healthy occupancy and good clientele, and strong operational and managerial support from the sponsor group. These strengths are partially offset by moderate debt protection metrics and susceptibility to volatility in interest rates and occupancy level.
 
CRISIL has also considered measures taken by the central government to contain the spread of Covid-19. Muted economic activity or extended periods of work-from-home adopted by certain corporates may lead to build up of vacancy in the near term. Further, planned construction activity was also impacted during the lockdown phase, which may lead to delay in project completion. CRISIL will continue to monitor events around the pandemic.

Analytical Approach

For arriving at the rating, CRISIL has taken standalone view on G1, as there is only one asset on its books and no financial linkages with any other Brookfield group entities.
 
CRISIL has treated compulsorily convertible debentures (CCDs) of Rs 66.3 crore (outstanding as on March 31, 2020) as equity. These instruments have been subscribed by the sponsor group and do not have any scheduled interest payment or redemption date.

Key Rating Drivers & Detailed Description
Strengths:
* Steady cash flow, supported by healthy occupancy with good clientele
G1 currently owns total leasable area of 36.9 lakh sq. ft, of which 9.0 lakh sq. ft. is under development. Of the operational area, 93.6% was occupied as of August 2020. Occupancy has remained over 90% for the four fiscals through 2020. The property is located at Sohna Road, in Gurugram, and is leased to marquee tenants in the information technology (IT) and IT enabled services and banking, financial services and insurance industries, like Aricent, Fidelity, Cognizant, Wipro and Evalueserve. These top tenants occupy close to 61% area, resulting in moderate concentration.  The company has a track record of over 8 years in lease rental collection, and the collection efficiency has remained strong at around 99% for the 5 months ended August 2020. The rating also factors in long-term agreements with high ultimate weighted average lease expiry at 8.8 years, and in-built revenue escalation clause of 5-15% for most tenants.
 
For the under construction area, occupancy certificate (OC) for 6 lakh sq. ft is likely to be received in next 1-2 months, while OC is expected to come in for the balance area over next 6 months. Nevertheless, timely completion and leasing at terms similar to the existing agreements will be key rating sensitivity factors.
 
* Strong operational and management support from the sponsor
G1 is owned and operated by the Brookfield group. The group is one of the largest owners of commercial space in India and currently owns around 300 lakh sq. ft. The sponsor group's experience in asset management has resulted in healthy occupancy and steady improvement in rentals across assets. Additionally, the company benefits from the management's proactive approach towards asset maintenance to ensure tenant longevity and quality, in line with its global portfolio.
 
Weaknesses:
* Moderate debt protection metrics
Average debt service coverage ratio (DSCR) is expected to remain moderate at around 1.3 times over the tenure of the loan. This is primarily due to high leverage of the asset with debt-to-EBITDA (earnings before interest, tax depreciation and amortisation) ratio expected at over 10.0 times by March 31, 2021. However, the impact of high leverage is mitigated by long tenure of 15 years for the proposed loan and maintenance of debt service reserve account (DSRA), equivalent to three months of debt servicing obligations. Any increase in borrowings beyond the proposed debt level, in the absence of additional revenue stream, will impact the financial risk profile and hence will remain a key rating sensitivity factor.
 
* Susceptibility to volatility in interest rates and occupancy
Cash inflow is susceptible to volatility in occupancy or realisations (a function of rentals per sq ft), while cash outflow is relatively fixed except for fluctuations in interest rates (as they are floating). The economic impact of the pandemic poses a downside risk to occupancy as it can materially impact market rentals and demand. While only about 13% of area is coming up for renewal over the three fiscals through 2024, time taken for renewal/leasing of the area at similar or better terms in comparison with existing agreements will be critical. Although cash flow will be able to absorb the impact of fluctuations in interest rates and occupancy partially, these remain rating sensitivity factors.
Liquidity Adequate

DSCR is expected to remain above 1.0 time in fiscal 2021 and around 1.3 times throughout the tenure of the debt. Cash accrual should sufficiently cover estimated yearly debt servicing obligations of Rs 200-250 crore between fiscals 2021 to 2023. Liquidity will also be supported by DSRA equivalent to 3 months of debt servicing obligations and cushion available in the form cash/undrawn bank lines of around Rs 50 crore.

Outlook: Stable

CRISIL believes G1's business risk profile will continue to be supported by stable cash flow, backed by existing lease contracts with reputed companies.
 
Rating sensitivity factors:
Upward factors:
* Substantial increase in rental income by over 10% per annum, year-on-year while maintaining costs
* Reduction in debt level through prepayments
 
Downward factors:
* Increase in average vacancy of already operational assets to over 10%
* Significant delay in completion and leasing of under construction assets
* Draw down of any incremental additional debt

About the Company

G1 owns and operates a commercial office park at Sohna Road. Around 93.6% of the operational property was leased out as of August 2020. The lease agreements are for 9-15 years for most of the tenants and in-built lease rental escalation every 3-5 years. The asset has been operational since 2012, and was acquired by the Brookfield group in November 2014.
 
The asset is also part of a call option with Brookfield India Real Estate Trust (rated CRISIL Provisional CCR AAA/ Stable), wherein Brookfield REIT may acquire the same over the next 12-18 months.

Key Financial Indicators
Particulars Unit 2020^ 2019
Revenue Rs crore 300 278
Profit after tax (PAT) Rs crore -10 4
PAT margin % -3.4 1.6
Adjusted gearing Times -3.57 -22.10
Interest coverage Times 1.05 1.39
CRISIL adjusted financials
^Provisional financials

Any other information: Not applicable

Note on complexity levels of the rated instrument:
CRISIL complexity levels are assigned to various types of financial instruments and are included (where applicable) in the Annexure -- Details of Instrument in this Rating Rationale. For more details on the CRISIL complexity levels, please visit www.crisil.com/complexity-levels.
Annexure - Details of Instrument(s)
ISIN Name of facilities Date of allotment Coupon rate (%) Maturity date Issue size (Rs crore) Complexity levels Rating assigned
with outlook
NA Proposed term loan NA NA NA 500.0 NA CRISIL A-/Stable
Annexure - Rating History for last 3 Years
  Current 2020 (History) 2019  2018  2017  Start of 2017
Instrument Type Outstanding Amount Rating Date Rating Date Rating Date Rating Date Rating Rating
Fund-based Bank Facilities  LT/ST  500.00  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
Proposed Term Loan 500 CRISIL A-/Stable -- 0 --
Total 500 -- Total 0 --
Links to related criteria
CRISILs Approach to Financial Ratios
CRISILs Bank Loan Ratings - process, scale and default recognition
CRISILs criteria for rating debt backed by lease rentals of commercial real estate properties
The Rating Process

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