Rating Rationale
January 30, 2019 | Mumbai
DLF Limited
Ratings Reaffirmed
 
Rating Action
Total Bank Loan Facilities Rated Rs.5612 Crore
Long Term Rating CRISIL A+/Stable (Reaffirmed)
Short Term Rating CRISIL A1 (Reaffirmed)
 
Rs.5000 Crore Non Convertible Debentures  CRISIL A+/Stable (Reaffirmed) 
Rs.3000 Crore Short Term Debt  CRISIL A1 (Reaffirmed)
1 crore = 10 million
Refer to annexure for Details of Instruments & Bank Facilities
Detailed Rationale

CRISIL has reaffirmed its ratings on the bank facilities and debt instruments of DLF Limited (DLF) at 'CRISIL A+/Stable/CRISIL A1'.

The ratings continue to reflect DLF's strong business risk profile, backed by its robust market position and sizeable portfolio of rental assets, and improving financial risk profile, driven by the ongoing deleveraging of balance sheet, and healthy financial flexibility. These strengths are partially offset by slow, albeit improving, sales in the residential segment, and susceptibility to risks and cyclicality inherent in the real estate sector.

Analytical Approach

CRISIL has combined the business and financial risk profiles of DLF and its subsidiaries - including DLF Emporio Ltd ('CRISIL AA(SO)/Stable') and DLF Promenade Ltd ('CRISIL AA(SO)/Stable'), and all the joint ventures and associate - because of their strong operational and financial linkages. CRISIL has continued consolidation of DLF Cyber City Developers Ltd (DCCDL; DLF's subsidiary) despite sale of 33.34% stake to GIC (in fiscal 2018) as CRISIL believes DLF continues to hold majority stake and board representation, and has strong economic incentive in DCCDL.

Please refer Annexure - Details of consolidation, which captures the list of entities considered and their analytical treatment of consolidation.

Key Rating Drivers & Detailed Description
Strengths
* Strong market position, large low-cost land bank, and economies of scale
DLF has an established track record in real estate projects across segments and regions in India. It is a well-recognised brand with the most extensive track record among private real estate developers in the country. Market position is underpinned by large, low-cost, land bank of over 200 million square feet (msqft) in prime locations, which supports profitability of projects and provides a significant competitive advantage over other real estate developers.

* Sizeable and healthy portfolio of rental assets
Operational rental asset portfolio was 32.38 msqft as on September 30, 2018, the majority of which is under DCCDL. Besides, 2.59 msqft of rental assets are under construction at present. Rental income increased to Rs 2,855 crore in fiscal 2018 from Rs 1,550 crore in fiscal 2012. With occupancy of about 93%, the company will continue to generate stable cash flow from these rental assets. Besides, it has annuity income in the form of facilities management and utilities.

* Improving financial risk profile due to the ongoing deleveraging and healthy financial flexibility
Gross debt was Rs 25,730 crore as on September 30, 2018, as against Rs 29,047 crore as on September 30, 2017. In the development business in DLF, post the transaction with GIC and consequent fund infusion by the promoters, external debt reduced to about Rs 8,999 crore as on September 30, 2018, from Rs 15,500 crore as on December 27, 2017. DLF plans to reduce the debt further from the proceeds of an aggregate issuance of up to 17.30 crore equity shares by way of a Qualified Institutional Placement (QIP) in the near term, and from receipt of the balance 75% payment of warrants1 issued to the promoters. This, along with gradual sales of finished inventory of around Rs 13,000 crore, should improve financial risk profile by fiscal 2020. Furthermore, outstanding debt of Rs 16,731 crore in DCCDL as on September 30, 2018, is primarily lease rental discounting in nature, backed by stable rentals, leading to strong debt service coverage ratios. Sustenance of reduced debt and pickup in sales will be key rating sensitivity factors.

Financial flexibility is supported by a track record of raising funds from national and international investors, banks, and financial institutions, and from the portfolio of leased assets and large land bank.

Weaknesses:
*
Exposure to inherent risks and cyclicality in the real estate industry
The real estate segment is cyclical and volatile, resulting in fluctuations in cash inflow. Cash outflow for projects and debt obligation are relatively fixed, which can lead to substantial cash flow mismatch. Pickup in business environment will be key to increased sales booking of the finished inventory over the medium term.

* Slow, albeit improving, sales in the residential segment
The residential real estate segment is experiencing sluggish sales. DLF's new sales in the residential segment remained modest at: Rs 1,225 crore in the six months ended September 30, 2018, against Rs 1,000 crore and Rs 1,160 crore in fiscals 2018 and 2017, respectively. However, DLF is well-positioned to capture the uptick in demand with its finished inventory of about Rs 13,000 crore. Timely sale of inventory should improve operating cash flow, and will remain a key rating sensitivity factor.

Liquidity: Healthy
In the development business under DLF Ltd, liquidity is supported by cash and bank balance of Rs 1,856 crore as on September 30, 2018. Utilisation of bank lines (sanctioned limit of Rs 1,812 crore) averaged 69% in the 12 months ended December 31, 2018. For the rental business under DCCDL, cash accrual is healthy, backed by a steady rental portfolio along with amortised repayment structure of the debt. Financial flexibility is supported by a track record of raising funds from national and international investors, banks, and financial institutions, and from portfolio of leased assets and large land bank. CRISIL expects internal accrual, cash and cash equivalent, and unutilized bank lines to be sufficient to meet debt obligation as well as incremental capital expenditure and working capital requirements.
Outlook: Stable

CRISIL believes DLF's credit risk profile will improve over the medium term with further deleveraging of its balance sheet through proceeds of QIP and regular debt servicing.

Upside scenario
* Significant and sustained deleveraging from proceeds of QIP and warrant payment, or from improved cash flows due to faster inventory sales

Downside scenario
* Lower-than-expected sale of finished inventory, resulting in increased debt, weakening the financial risk profile.

About the Company

DLF is one of the oldest and largest real estate companies in India. It has a diverse asset portfolio across the real estate segment and is expanding presence across the country. It has experience in developing real estate projects across business and customer segments.

DLF's net profit was Rs 548 crore in the six months ended September 30, 2018, on revenue of Rs 3,646 crore (Rs 125 crore and Rs 3,635 crore, respectively, for the corresponding period of the previous fiscal).

125% payment received in December 2017. Remaining 75% (Rs 2250 crore) expected by fiscal 2020.

Key Financial Indicators - DLF Ltd (Consolidated)*
As on/for the period ended March 31 Unit 2018 2017
Revenue Rs crore 6,707 8,221
Profit After Tax (PAT) Rs crore 4476 708
PAT Margins % 66.7% 8.6%
Adjusted debt/Adjusted Networth Times 0.51 1.18
Interest coverage Times 1.13 1.39
*The financials are as per company reported financials for DLF Consolidated and includes gains from DCCDL as per joint venture accounting.

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 Debentures^ NA NA NA 5000 CRISIL A+/Stable
NA Short-term debt NA NA 7 to 365 Days 3000 CRISIL A1
NA Term loan NA NA Aug-2019 498 CRISIL A+/Stable
NA Term loan NA NA Jul-2021 1,752 CRISIL A+/Stable
NA Overdraft NA NA NA 415 CRISIL A+/Stable
NA Short-term loan NA NA NA 1,445 CRISIL A1
NA Bank guarantee NA NA NA 850 CRISIL A1
NA Letter of credit NA NA NA 652 CRISIL A1
^Yet to be issued

Annexure - Details of Consolidation (As on March 31, 2018)
1 Aadarshini Real Estate Developers Private Limited
2 Abhigyan Builders & Developers Private Limited
3 Abhiraj Real Estate Private Limited
4 Adeline Builders & Developers Private Limited
5 Americus Real Estate Private Limited
6 Amishi Builders & Developers Private Limited
7 Angelina Real Estates Private Limited
8 Ariadne Builders & Developers Private Limited
9 Armand Builders & Constructions Private Limited
10 Benedict Estates Developers Private Limited
11 Beyla Builders & Developers Private Limited
12 Bhamini Real Estate Developers Private Limited
13 Breeze Constructions Private Limited
14 Caraf Builders & Constructions Private Limited
15 Chakradharee Estates Developers Private Limited
16 Chandrajyoti Estate Developers Private Limited
17 Dae Real Estates Private Limited
18 Daffodil Hotels Private Limited
19 Dalmia Promoters and Developers Private Limited
20 Delanco Home and Resorts Private Limited
21 Delanco Realtors Private Limited
22 Deltaland Buildcon Private Limited
23 DLF Aspinwal Hotels Private Limited
24 DLF Assets Private Limited
25 DLF Builders and Developers Private Limited
26 DLF City Centre Limited
27 DLF Cochin Hotels Private Limited
28 DLF Commercial Developers Limited
29 DLF Cyber City Developers Limited
30 DLF Emporio Limited
31 DLF Emporio Restaurants Limited
32 DLF Energy Private Limited
33 DLF Estate Developers Limited
34 DLF Finvest Limited
35 DLF Garden City Indore Private Limited
36 DLF Global Hospitality Limited [till 22 March 2018]
37 DLF Golf Resorts Limited
38 DLF Home Developers Limited
39 DLF Homes Goa Private Limited
40 DLF Homes Kokapet Private Limited
41 DLF Homes Services Private Limited
42 DLF Hotel Holdings Limited [till 22 March 2018]
43 DLF Info City Hyderabad Limited
44 DLF Info City Chennai Limited
45 DLF Info City Developers (Chandigarh) Limited
46 DLF Info City Developers (Chennai) Limited
47 DLF Info City Developers (Kolkata) Limited
48 DLF Info Park (Pune) Limited
49 DLF Info Park Developers (Chennai) Limited
50 DLF Lands India Private Limited
51 DLF Luxury Homes Limited
52 DLF Phase-IV Commercial Developers Limited
53 DLF Power & Services Limited
54 DLF Projects Limited
55 DLF Promenade Limited
56 DLF Property Developers Limited
57 DLF Real Estate Builders Limited
58 DLF Recreational Foundation Limited
59 DLF Residential Builders Limited
60 DLF Residential Developers Limited
61 DLF Residential Partners Limited
62 DLF South Point Limited
63 DLF Southern Towns Private Limited
64 DLF Utilities Limited
65 Domus Real Estate Private Limited
66 Eastern India Powertech Limited
67 Edward Keventer (Successors) Private Limited
68 Elvira Builders & Constructions Private Limited
69 Faye Builders & Constructions Private Limited
70 Galleria Property Management Services Private Limited
71 Ghaliya Builders & Developers Private Limited
72 Hansel Builders & Developers Private Limited
73 Isabel Builders & Developers Private Limited
74 Kolkata International Convention Centre Limited [w.e.f. 12 January 2018]
75 Lada Estates Private Limited
76 Latona Builders & Constructions Private Limited
77 Lear Builders & Developers Private Limited
78 Lempo Buildwell Private Limited
79 Liber Buildwell Private Limited
80 Livana Builders & Developers Private Limited
81 Lizebeth Builders & Developers Private Limited
82 Lodhi Property Company Limited
83 Mariabella Builders & Developers Private Limited
84 Melosa Builders & Developers Private Limited
85 Mens Buildcon Private Limited
86 Nambi Buildwell Private Limited
87 Narooma Builders & Developers Private Limited
88 Nellis Builders & Developers Private Limited
89 Niobe Builders & Developers Private Limited
90 Nudhar Builders & Developers Private Limited
91 Paliwal Developers Limited
92 Paliwal Real Estate Limited
93 Phoena Builders & Developers Private Limited
94 Pyrite Builders & Constructions Private Limited
95 Qabil Builders & Constructions Private Limited
96 Rachelle Builders & Constructions Private Limited
97 Richmond Park Property Management Services Limited
98 Riveria Commercial Developers Limited
99 Rochelle Builders & Constructions Private Limited
100 Royalton Builders & Developers Private Limited
101 Saket Holidays Resorts Private Limited
102 Shivaji Marg Maintenance Services Limited
103 Silverlink (Mauritius) Limited [till 22 March 2018]
104 Urvasi Infratech Private Limited
105 Vibodh Developers Private Limited
106 Vkarma Capital Investment Management Company Private Limited
107 Vkarma Capital Trustee Company Private Limited
108 Webcity Builders & Developers Private Limited
109 Banjara Hills Hyderabad Complex
110 DLF Gayatri Home Developers Private Limited
111 DLF Midtown Private Limited
112 DLF SBPL Developers Private Limited
113 DLF Urban Private Limited
114 GSG DRDL Consortium
115 YG Realty Private Limited
116 Designplus Associates Services Private Limited
117 DLF Homes Panchkula Private Limited
118 Joyous Housing Limited
119 Arizona Globalservices Private Limited
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
Non Convertible Debentures  LT  0.00
31-12-18 
CRISIL A+/Stable      18-01-18  CRISIL A+/Stable  05-09-17  CRISIL A/Watch Developing  30-12-16  CRISIL A/Stable  CRISIL A/Negative 
                    24-06-16  CRISIL A/Stable   
                    25-05-16  CRISIL A/Stable   
Short Term Debt  ST  3000.00  CRISIL A1      18-01-18  CRISIL A1  05-09-17  CRISIL A2+/Watch Developing  30-12-16  CRISIL A2+  CRISIL A2+ 
                    24-06-16  CRISIL A2+   
                    25-05-16  CRISIL A2+   
Fund-based Bank Facilities  LT/ST  4110.00  CRISIL A+/Stable/ CRISIL A1      18-01-18  CRISIL A+/Stable/ CRISIL A1  05-09-17  CRISIL A/Watch Developing/ CRISIL A2+/Watch Developing  30-12-16  CRISIL A/Stable/ CRISIL A2+  CRISIL A/Negative/ CRISIL A2+ 
                    24-06-16  CRISIL A/Stable/ CRISIL A2+   
                    25-05-16  CRISIL A/Stable/ CRISIL A2+   
Non Fund-based Bank Facilities  LT/ST  1502.00  CRISIL A1      18-01-18  CRISIL A1  05-09-17  CRISIL A2+/Watch Developing  30-12-16  CRISIL A2+  CRISIL A2+ 
                    24-06-16  CRISIL A2+   
                    25-05-16  CRISIL A2+   
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
Bank Guarantee 850 CRISIL A1 Bank Guarantee 850 CRISIL A1
Letter of Credit 652 CRISIL A1 Letter of Credit 652 CRISIL A1
Overdraft 415 CRISIL A+/Stable Overdraft 415 CRISIL A+/Stable
Short Term Loan 1445 CRISIL A1 Short Term Loan 1445 CRISIL A1
Term Loan 2250 CRISIL A+/Stable Term Loan 2250 CRISIL A+/Stable
Total 5612 -- Total 5612 --
Links to related criteria
CRISILs Approach to Financial Ratios
CRISILs Bank Loan Ratings - process, scale and default recognition
Rating criteria for manufaturing and service sector companies
CRISILs Criteria for Consolidation
CRISILs Criteria for rating short term debt

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