Rating Rationale
August 24, 2020 | Mumbai
Goodwill Developers
Rating downgraded to 'CRISIL BB/Stable'
 
Rating Action
Total Bank Loan Facilities Rated Rs.42.1 Crore
Long Term Rating CRISIL BB/Stable (Downgraded from 'CRISIL BBB-/Stable')
1 crore = 10 million
Refer to annexure for Details of Instruments & Bank Facilities
Detailed Rationale

CRISIL has downgraded the rating on the long term bank facilities of Goodwill Developers (GD) to 'CRISIL BB/Stable' from 'CRISIL BBB-/Stable'.
 
The downgrade is driven by the expected deterioration in the firm's liquidity in the near term. The rental receipts from one of the tenant has been delayed; due to Covid -19, imparting the rental income of the firm. This has led to a weakening in the cash flows. Hence there is risk arising from prolonged delays in the non-collectable rentals and risk of termination of the rental agreement. Going ahead, timeliness in collection of rentals and continuation of the rental agreements will remain critical and be closely monitored. Further, it has completed 50% of construction work on its project ' Goodwill Abode which is yet to launch for sale. However the cash flows are supported by the existing rental receipts from the other tenants which can support the existing loan repayments. The liquidity is also supported by the fund support available from the proprietor.  
 
The rating reflects the firm's extensive experience of proprietor and their continuous fund support. These strengths are partially offset by customer concentration risk, and exposure to risk related to salability for new real estate project.

Key Rating Drivers & Detailed Description
Strengths:
* Extensive experience in the real estate industry and their continuous fund support:
The promoters have been in Navi Mumbai's real estate and construction industry for more than two decades. They have developed and delivered over 7.33 lakh square feet (sq. ft.) of residential and commercial space since 1997. The firm has a track-record for timely completion of 16 projects with adequate approvals and a healthy salability catering to a mix of residential and commercial spaces.
 
Furthermore, the proprietor, have provided timely fund support in the form of unsecured loans for the projects (over Rs 36 crore estimated as on March 31, 2020) with moderate dependence on external debt and will continue to provide need based financial support in case of need.
 
Weakness:
* Concentration in revenue receipts and Risks related to timely renewal of lease contracts
A majority of the cash flows for the LRD loan are from single customer exposing the firm to customer concentration risk. Further, the residual LRD repayment period at the end of the current 10 year lease agreement is 9 years. Although the firm is partially protected from the risk of vacancy by its long-term lease agreement of 10 years with a lock-in period of 3 years, the renewal of contracts will be a key sensitivity.
 
* Exposure to risk related to salability for new project:
Firm is currently implementing new real estate project ' Goodwill Abode ' at an estimated total cost of Rs. 29.6 crore. Though the funding for the project is fully tied up, the project, the salability remains to be seen. Further the project is in early phase of execution partly imparting risks related to implementation.  Real estate sales have been subdued in recent times because of exposure to investor-driven markets and the impact of RERA, sales velocity remains critical for the new project. 
Liquidity Stretched

Liquidity is stretched, as indicated by average DSCR of over 1.2 times over the medium term. Fund based bank line were utilised highly at an average of 95% over the 12 months through May 2020. Liquidity is however supported by maintenance of a debt service reserve account (DSRA) of Rs 0.43 crore, and fund support from the proprietor.
 
Financial closure and upfront fund support from promoters has cushioned the liquidity in the phase of new project implementation. Nonetheless, sales velocity and timely implementation of project remains critical and will be monitored.

Outlook: Stable

CRISIL believes Goodwill Developers' business risk profile will remain stable, backed by long term lease agreement with strong clientele and experience in real estate business.
 
Rating Sensitivity Factors
Upward factors
* Improvement in the DSCR to above 1.5 times
* Timely collection of existing rental receipts
 
Downward factors
* Decline in the DSCR to below 1.1 times
* Impact on the cash flow due to lower than expected rental collections

About the Firm

Incepted in 1997, Goodwill Developers is present in the real estate development in Navi Mumbai and is present in commercial and residential spaces. The company has a track-record of presence in luxurious spaces. Goodwill Developers is managed by entrepreneurs in real estate market in Navi Mumbai. The firm has completed 16 projects in goodwill developers. The promoters have over a decade of experience in real estate development in Navi Mumbai and has expanded to Lonavala. Mr. Hakim Lakdawala, promoter is also one of the committee members of BANM (Builders Association of Navi Mumbai)

Key Financial Indicators
As on / for the period ended March 31 2019 2018
Revenue Rs crore 19.82 20.63
Profit after tax Rs crore 1.32 1.53
PAT margins % 6.6 7.4
Adjusted Debt/Adjusted Net worth Times 3.86 3.24
Interest coverage Times 1.34 1.46

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 instrument Date of allotment Coupon
Rate (%)
Maturity date Issue Size
(Rs crore)
Complexity Levels Rating Assigned with Outlook
NA Loan Against Property NA NA Oct-24 16.1 NA CRISIL BB/Stable
NA Overdraft NA NA NA 4.65 NA CRISIL BB/Stable
NA Proposed Long Term Bank Loan Facility NA NA NA 1 NA CRISIL BB/Stable
NA Term Loan NA NA Jul-30 20.35 NA CRISIL BB/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  42.10  CRISIL BB/Stable      07-09-19  CRISIL BBB-/Stable  31-05-18  CRISIL BBB-(SO)/Stable    --  -- 
            05-07-19  CRISIL BBB-(SO)/Stable/ 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
Loan Against Property 16.1 CRISIL BB/Stable Loan Against Property 16.1 CRISIL BBB-/Stable
Overdraft 4.65 CRISIL BB/Stable Overdraft 4.65 CRISIL BBB-/Stable
Proposed Long Term Bank Loan Facility 1 CRISIL BB/Stable Proposed Long Term Bank Loan Facility 1 CRISIL BBB-/Stable
Term Loan 20.35 CRISIL BB/Stable Term Loan 20.35 CRISIL BBB-/Stable
Total 42.1 -- Total 42.1 --
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
Rating criteria for manufaturing and service sector companies
CRISILs Approach to Recognising Default
CRISILs Bank Loan Ratings
CRISILs Criteria for rating short term debt
The Rating Process
Understanding CRISILs Ratings and Rating Scales

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