Rating Rationale
May 27, 2020 | Mumbai
Gemini Property Developers India LLP
Rating Reaffirmed
 
Rating Action
Total Bank Loan Facilities Rated Rs.149.5 Crore
Long Term Rating CRISIL BBB-/Stable (Reaffirmed)
1 crore = 10 million
Refer to annexure for Details of Instruments & Bank Facilities
Detailed Rationale

CRISIL has reaffirmed its 'CRISIL BBB-/Stable' rating on the long term bank facility of Gemini Property Developers India LLP (GPDIL).
 
The rating continues to be driven by the financial flexibility of the company backed by resourceful promoters, who have provided a sizable quantum of diversified marketable securities as a lien for the rated facility. The overall credit profile of GPDIL remains exposed to market related risk, and absence of business cash flows.
 
The rating factors in that Kotak Mahindra Bank Limited has first charge on the underlying securities and can liquidate the same without any restrictions to fund the SBLC account on invocation. Also, there is no operational delays expected for redemption of the mutual funds as majority of it is open-ended schemes with no lock-in period.
 
The value of the underlying portfolio declined over the past one year period, impacting the cover available from 1.42 times previously to 1.31 times (as on May 15, 2020). CRISIL will hence, continue to analyse the security portfolio regularly and take appropriate rating action, if warranted.
 
CRISIL notes that the underlying loan's scheduled maturity has been revised to June 1, 2020, as moratorium was availed by Gemini Global Real Estate Ltd (GGREL) on debt servicing (for the period March 2020-May 2020). Hence, validity of SBLC is also extended to July 1, 2020.

Key Rating Drivers & Detailed Description
Strengths: 
* Financial flexibility of promoters: GPDIL has availed an SBLC of Rs.149.5 crores from Kotak Mahindra Bank Limited, Mumbai, issued in favor of Kotak Mahindra Bank, Gift City Branch, Ahmedabad. Against this SBLC, Kotak Mahindra Bank, Gift City Branch, Ahmedabad has sanctioned a term loan to Dubai based GGREL a subsidiary of GPDIL. The term loan availed by GGREL is to be serviced out of the project cash flows emanating from the real estate project that the company is undertaking in Dubai.
 
GPDIL's promoters have provided a portfolio of diversified marketable securities (debt, equity and real estate mutual funds) and fixed deposits as lien to Kotak Mahindra Bank for the rated facility (SBLC), and also have a stated posture of infusing further funds in case of exigencies. The market value of the aforesaid portfolio stood at around Rs.196 crores as on May 15, 2020, providing a cover for 1.31 times. The terms of the SBLC mandate the promoters to increase the security to compensate for dip in the market value of the securities below Rs. 190 crores, amid market volatilities. Adherence to the conditions as stipulated under the SBLC sanction will remain critical for the rating.
 
Weaknesses:
* Absence of business cash flows in GPDIL: GPDIL currently has no major operations and is planning to undertaken a real estate project in Mumbai, which is in early stage of planning. The size and funding of the project will remain a key monitorable.
 
* Exposure to market-related risks: GPDIL is exposed to market-related risks as its financial flexibility, in terms of cover available, will depend on prevailing market sentiments and net asset value (NAV) of mutual funds given as lien. Any increase in market-related risks, leading to a sharp fall in the NAV prices of these funds is a key rating sensitivity factor.
Liquidity Adequate

CRISIL believes that GPDIL's liquidity is driven by its promoters' financial flexibility and no immediate debt repayment obligations. GPDIL has availed SBLC of Rs. 149.5 crores which is backed by lien on the promoter's portfolio of diversified marketable securities valued presently at about Rs.196 crore. This provides ample financial flexibility to GPDIL to honor the SBLC, in case of invocation. In case of any exigencies, CRISIL expects the promoters to provide further support.

Outlook: Stable

CRISIL believes the GPDIL's financial risk profile especially liquidity will continue to benefit over the medium term from the promoter's large portfolio of diversified marketable securities.

Rating Sensitivity factors
Upward factors
* Increase in security coverage on SBLC to 2 times
* Any significant and sustainable ramp up in the business cash flows of the firm

Downward factors
* Decline in security coverage to below 1.25 time
* Any further debt availed by GPDIL, impacting its liquidity
About the Company

GPDIL is part of Gemini Group, was established in 2016 by Mr Sudhakar Rao and his brother Prabhakar Rao. GPDIL has availed SBLC of Rs149.5 crores, against which it's overseas subsidiary in Dubai - GGREL has availed term debt. GGREL is undertaking real estate development in Dubai, UAE.

Key Financial Indicators
Particulars Unit 2019 2018
Revenue Rs crore 2.51 2.36
Profit after tax (PAT) Rs Crore 0.59 (2.91)
PAT margin % NA NA
Adjusted debt/adjusted networth Times 0.11 0.02
Interest coverage Times 2461.72 (0.80)

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 Standby Line of Credit NA NA NA 149.5 CRISIL BBB-/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  149.50  CRISIL BBB-/Stable      29-05-19  CRISIL BBB-/Stable  20-12-18  CRISIL BBB-/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
Standby Line of Credit 149.5 CRISIL BBB-/Stable Standby Line of Credit 149.5 CRISIL BBB-/Stable
Total 149.5 -- Total 149.5 --
Links to related criteria
CRISILs Approach to Financial Ratios
CRISILs Bank Loan Ratings - process, scale and default recognition
CRISILs Rating criteria for Real Estate SPVs
CRISILs Bank Loan Ratings

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