Rating Rationale
October 24, 2017 | Mumbai
Godrej Properties Limited
'CRISIL A1+' assigned to CP Programme
 
Rating Action
Rs.1250 Crore Commercial Paper Programme CRISIL A1+ (Assigned)
1 crore = 10 million
Refer to annexure for Details of Instruments & Bank Facilities
Detailed Rationale

CRISIL has assigned its 'CRISIL A1+' rating to the commercial paper programme of Godrej Properties Limited (GPL).
 
The rating reflects the company's healthy business risk profile backed by established brand, strong execution track record and healthy collections, moderate financial risk profile because of healthy cashflows from ongoing projects, and financial flexibility on account of strong parentage of the Godrej group. These strengths are partially offset by the company's leveraged capital structure and exposure to cyclicality inherent in the real estate sector.

Analytical Approach

For arriving at the rating, CRISIL has combined the business and financial risk profiles of GPL and its subsidiaries, joint ventures and associates (based on the consolidated financials of GPL). This is because these entities, collectively referred to as GPL, have common promoters and are in the same business.

Key Rating Drivers & Detailed Description
Strengths
* Healthy business risk profile
GPL has presence in 12 cities and track record of delivering over 20 million square feet (msf) of residential projects as on June 30, 2017. Strong execution capabilities are reflected in quality construction and delivery track record of over 15 msf in the last four years. The company currently has 29 msf (corresponding to GPL's share) of ongoing residential projects and 2.3 msf of commercial projects.
 
GPL follows the asset-light model where most of the projects are under joint development or joint ventures, wherein GPL enters into a revenue sharing/ profit sharing arrangement with land owners to develop the land. The company also plans to increase its share of development management arrangement (DMA) model wherein GPL manages projects for which it gets fees. Average saleability is around 79% in ongoing residential projects. Strong branding and execution track record helps achieve healthy pre-sales. GPL is expected to sustain its healthy business risk profile over the medium term, backed by sustained saleability in its ongoing projects and its continued focus on JDA and DMA models.
 
* Moderate financial risk profile
Construction and sales progress in ongoing projects are healthy and collections are sizeable at around Rs 2500 crore in fiscal 2017. Collections were around Rs 1200 crore for the first quarter of fiscal 2018, of which around Rs 400 crore was from GPL's commercial property. While the company plans to focus on residential projects in the future, it currently has commercial projects inventory which is largely completed. Given that the company has minimal cost to be incurred on these commercial projects, any additional sales from the commercial property would directly add to operational cash flow, thereby improving capital structure over the medium term. However, around 90% of debt is short-term in nature and has to be refinanced within a year, which exposes the company to refinancing risk. This is mitigated by healthy saleability in ongoing projects.
 
* Strong parentage enhancing financial flexibility
The Godrej group and its promoter family hold around 75% in GPL. GPL is a key entity in the group which would help the group monetise its land bank. GPL has signed a MoU with various entities of the group to develop land parcel under the DMA model, which provides long-term business visibility. Furthermore, GPL has financial flexibility to refinance debt at low cost on account of being part of the Godrej group, as demonstrated in the past.
 
Weaknesses
* Leveraged capital structure
Gross debt was around Rs 4000 crore and gearing high at 2 times, as on March 31, 2017. Sizeable debt is largely on account of capital intensive commercial projects and deposits given to land owners in the past. Overall cash and cash equivalent as on March 31, 2017 was around Rs 475 crore. Further, cash inflow with part monetisation of commercial BKC project (Mumbai) has helped increase cash and cash equivalent to around Rs 925 crore as on June 30, 2017. Surplus cash flow from commercial projects inventory to be monetised over the medium term is expected to be used towards part-payment of debt, thereby improving capital structure.
 
GPL has created a real estate funds management unit that is expected to raise USD275 million (approx.INR 1,786 crores) with Dutch pension fund asset manager, APG Asset Management NV (APG), which will invest in GPL's residential project. Higher focus residential projects under JDA and DMA and tie-up with APG would limit overall capital requirement over the medium term.
 
* Exposure to inherent cyclicality
Cyclicality in the real estate sector could result in fluctuations in cash inflow and volatility in sales. In contrast, cash outflow, such as for debt servicing, is relatively fixed. Any decline in demand in ongoing projects could result in lower collections and expose the group to refinancing risk.
About the Company

GPL is the real estate arm of the Godrej group and was incorporated as Sea Breeze Constructions and Investments Pvt Ltd on February 8, 1985, by Mr Mohan Khubchand Thakur and Ms Desiree Mohan Thakur. In 1987, it became a part of the Godrej group and in 1989, it became a subsidiary of Godrej Industries Ltd (rated 'CRISIL A1+'), which holds 56.70% of the company's equity shares as on March 31, 2017. The promoter and promoter group collectively holds 74.91% stake in GPL. The company currently has presence in 12 cities and focuses on residential, commercial, and township development.

Key Financial Indicators
Financials As On/For The Period Ended March 31 Unit 2017 2016
Revenue from operations Rs crore 1583 2123
Profit After Tax (PAT) Rs crore 207 160
PAT Margins % 13.1 7.5
Adjusted debt/Adjusted networth Times 2.00 1.80
Interest coverage Times 1.94 1.59

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 Commercial Paper Programme NA NA 7-365 days 1250.0 CRISIL A1+
Annexure - Rating History for last 3 Years
  Current 2017 (History) 2016  2015  2014  Start of 2014
Instrument Type Quantum Rating Date Rating Date Rating Date Rating Date Rating Rating
Commercial Paper Programme  ST  1250  CRISIL A1+    --    --    --    --  -- 
Table reflects instances where rating is changed or freshly assigned. 'No Rating Change' implies that there was no rating change under the release.
Links to related criteria
CRISILs Approach to Financial Ratios
CRISILs Rating criteria for Real Estate Developers
CRISILs Criteria for rating short term debt

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