Rating Rationale
July 05, 2019 | Mumbai
Goodwill Developers
Rated amount enhanced
 
Rating Action
Total Bank Loan Facilities Rated Rs.42.1 Crore (Enhanced from Rs.26 Crore)
Long Term Rating CRISIL BBB-(SO)/Stable (Reaffirmed)
Long Term Rating CRISIL BBB-/Stable (Assigned)
1 crore = 10 million
Refer to annexure for Details of Instruments & Bank Facilities
Detailed Rationale

CRISIL has reaffirmed its 'CRISIL BBB-(SO)/Stable' to the long-term bank facility of the Goodwill Developers (GD). An (SO) rating is specific to the rated issue and reflects that the rated instrument has a structured payment mechanism to ensure timely repayment.

CRISIL has assigned its 'CRISIL BBB-/Stable' rating to the Loan against property facility of GD.

The rating reflects the firm's steady cash flow on account of lease rentals from reputed tenant supported by established and extensive experience of promoters. Financial risk profile remains moderate supported by fund support extended by promoters and enhanced financial flexibility. These strengths are partially offset by customer concentration risk, exposure to risk related to saleability for new real estate project and to cyclicality associated with real estate industry.

Analytical Approach

The 'SO' (structured obligation) suffix for the rating on Goodwill  Developer's Lease Rental Discounting (LRD) facility reflects the escrow mechanism through which debt payments are routed from a counterparty and subsequent payments are made as per the defined agreement.

Key Rating Drivers & Detailed Description
Strengths
* Strong clientele with a prime location of the project and healthy revenue visibility:

The firm has a well-established escrow mechanism for the LRD facility linked to lease rentals from strong counterparty, Titan Company Limited (Titan; rated CRISIL AA+/Positive/CRISIL A1+). The leased space is part of the firm's Goodwill Excellency occupying prime location in Sector 17, Vashi with steady cash flows agreed over a period of ten years with built in escalation clause.

* 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 promoters have provided timely fund support in the form of unsecured loans for the projects (Rs 36.64 crore as on March 31, 2019) with minimal dependence on external debt and will continue to provide need based financial support in case of need.

Weaknesses
* Concentration in revenue receipts and Risks related to timely renewal of lease contracts

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 3 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 saleability 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 saleability 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. 

* Exposure to volatility in interest rates and occupancy in Real Estate industry
The real estate sector in India is cyclical and volatile, resulting in fluctuations in cash inflow because of volatility in realizations (a function of rental per sq ft). In contrast, cash outflow is relatively fixed, resulting in substantial cash flow mismatch. Cash flow may be impacted by a market downturn or increased competition. The residential real estate sector remains under pressure, primarily due to weak demand and bearish consumer sentiment, leading to declining sales, pressure on prices in some cities, large unsold inventory, and fewer project launches. Although the cash flow will be able to absorb the impact of fluctuations in occupancy and interest rate to some extent, these remain rating sensitivity factors.
Liquidity

Liquidity is currently adequate, as indicated by average DSCR of over 1.3 times over the medium term for the LRD facility. Cash and cash equivalent was moderate at over Rs 1 crore as on March 31, 2019. Fund based bank line were utilised at an average of 75% over the 12 months through May 2019. Liquidity is further supported by maintenance of a debt service reserve account (DSRA) of Rs 0.43 crore.

Financial closure and upfront fund support from promoters has cushioned the liquidity in early 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. The outlook may be revised to 'Positive' in case of higher-than-expected cash flow from improved occupancy or higher than expected sales velocity for new project. The outlook may be revised to 'Negative' in case of deterioration in debt protection metrics on account of cancellation of lease agreements, or if the firm contracts additional debt or lower-than-anticipated sales in the new project.

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 2018 2017
Revenue Rs crore 20.63 20.70
Profit after tax (PAT) Rs crore 1.53 1.76
PAT margins % 7.4 8.5
Adjusted Debt/Adjusted Net worth Times 3.24 3.83
Interest coverage Times 1.46 1.61

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 crore)
Rating Assigned with Outlook
NA Loan Against Property NA NA NA 16.1 CRISIL BBB-/Stable
NA Overdraft NA NA NA 4.65 CRISIL BBB-(SO)/Stable
NA Proposed Long Term Bank Loan Facility NA NA NA 1 CRISIL BBB-(SO)/Stable
NA Term Loan NA NA NA 20.35 CRISIL BBB-(SO)/Stable
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
Fund-based Bank Facilities  LT/ST  42.10  CRISIL BBB-(SO)/Stable/ CRISIL BBB-/Stable      31-05-18  CRISIL BBB-(SO)/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 BBB-/Stable Overdraft 4.65 CRISIL BBB-(SO)/Stable
Overdraft 4.65 CRISIL BBB-(SO)/Stable Proposed Long Term Bank Loan Facility 1 CRISIL BBB-(SO)/Stable
Proposed Long Term Bank Loan Facility 1 CRISIL BBB-(SO)/Stable Term Loan 20.35 CRISIL BBB-(SO)/Stable
Term Loan 20.35 CRISIL BBB-(SO)/Stable -- 0 --
Total 42.1 -- Total 26 --
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

For further information contact:
Media Relations
Analytical Contacts
Customer Service Helpdesk
Saman Khan
Media Relations
CRISIL Limited
D: +91 22 3342 3895
B: +91 22 3342 3000
saman.khan@crisil.com

Naireen Ahmed
Media Relations
CRISIL Limited
D: +91 22 3342 1818
B: +91 22 3342 3000
naireen.ahmed@crisil.com

Vinay Rajani
Media Relations
CRISIL Limited
D: +91 22 3342 1835
M: +91 91 676 42913
B: +91 22 3342 3000
vinay.rajani@ext-crisil.com

Rahul Guha
Director - CRISIL Ratings
CRISIL Limited
D:+91 22 4097 8320
rahul.guha@crisil.com


Shirish Mujumdar
Associate Director - CRISIL Ratings
CRISIL Limited
D:+91 20 4018 1924
shirish.mujumdar@crisil.com


ARBEZ KARBHARI
Rating Analyst - CRISIL Ratings
CRISIL Limited
D:+91 22 4040 5947
Arbez.Karbhari@crisil.com
Timings: 10.00 am to 7.00 pm
Toll free Number:1800 267 1301

For a copy of Rationales / Rating Reports:
CRISILratingdesk@crisil.com
 
For Analytical queries:
ratingsinvestordesk@crisil.com


 

Note for Media:
This rating rationale is transmitted to you for the sole purpose of dissemination through your newspaper / magazine / agency. The rating rationale may be used by you in full or in part without changing the meaning or context thereof but with due credit to CRISIL. However, CRISIL alone has the sole right of distribution (whether directly or indirectly) of its rationales for consideration or otherwise through any media including websites, portals etc.


About CRISIL Limited

CRISIL is a leading agile and innovative, global analytics company driven by its mission of making markets function better. We are India’s foremost provider of ratings, data, research, analytics and solutions. A strong track record of growth, culture of innovation and global footprint sets us apart. We have delivered independent opinions, actionable insights, and efficient solutions to over 1,00,000 customers.
 
We are majority owned by S&P Global Inc., a leading provider of transparent and independent ratings, benchmarks, analytics and data to the capital and commodity markets worldwide.
 
For more information, visit www.crisil.com 


Connect with us: TWITTER | LINKEDIN | YOUTUBE | FACEBOOK

About CRISIL Ratings
CRISIL Ratings is part of CRISIL Limited (“CRISIL”). We pioneered the concept of credit rating in India in 1987. CRISIL is registered in India as a credit rating agency with the Securities and Exchange Board of India (“SEBI”). With a tradition of independence, analytical rigour and innovation, CRISIL sets the standards in the credit rating business. We rate the entire range of debt instruments, such as, bank loans, certificates of deposit, commercial paper, non-convertible / convertible / partially convertible bonds and debentures, perpetual bonds, bank hybrid capital instruments, asset-backed and mortgage-backed securities, partial guarantees and other structured debt instruments. We have rated over 24,500 large and mid-scale corporates and financial institutions. CRISIL has also instituted several innovations in India in the rating business, including rating municipal bonds, partially guaranteed instruments and microfinance institutions. We also pioneered a globally unique rating service for Micro, Small and Medium Enterprises (MSMEs) and significantly extended the accessibility to rating services to a wider market. Over 1,10,000 MSMEs have been rated by us.


CRISIL PRIVACY
 
CRISIL respects your privacy. We may use your contact information, such as your name, address, and email id to fulfil your request and service your account and to provide you with additional information from CRISIL.For further information on CRISIL’s privacy policy please visit www.crisil.com.


DISCLAIMER

This disclaimer forms part of and applies to each credit rating report and/or credit rating rationale that we provide (each a “Report”). For the avoidance of doubt, the term “Report” includes the information, ratings and other content forming part of the Report. The Report is intended for the jurisdiction of India only. This Report does not constitute an offer of services. Without limiting the generality of the foregoing, nothing in the Report is to be construed as CRISIL providing or intending to provide any services in jurisdictions where CRISIL does not have the necessary licenses and/or registration to carry out its business activities referred to above. Access or use of this Report does not create a client relationship between CRISIL and the user.

We are not aware that any user intends to rely on the Report or of the manner in which a user intends to use the Report. In preparing our Report we have not taken into consideration the objectives or particular needs of any particular user. It is made abundantly clear that the Report is not intended to and does not constitute an investment advice. The Report is not an offer to sell or an offer to purchase or subscribe for any investment in any securities, instruments, facilities or solicitation of any kind or otherwise enter into any deal or transaction with the entity to which the Report pertains. The Report should not be the sole or primary basis for any investment decision within the meaning of any law or regulation (including the laws and regulations applicable in the US).

Ratings from CRISIL Rating are statements of opinion as of the date they are expressed and not statements of fact or recommendations to purchase, hold, or sell any securities / instruments or to make any investment decisions. Any opinions expressed here are in good faith, are subject to change without notice, and are only current as of the stated date of their issue. CRISIL assumes no obligation to update its opinions following publication in any form or format although CRISIL may disseminate its opinions and analysis. CRISIL rating contained in the Report is not a substitute for the skill, judgment and experience of the user, its management, employees, advisors and/or clients when making investment or other business decisions. The recipients of the Report should rely on their own judgment and take their own professional advice before acting on the Report in any way.CRISIL or its associates may have other commercial transactions with the company/entity.

Neither CRISIL nor its affiliates, third party providers, as well as their directors, officers, shareholders, employees or agents (collectively, “CRISIL Parties”) guarantee the accuracy, completeness or adequacy of the Report, and no CRISIL Party shall have any liability for any errors, omissions, or interruptions therein, regardless of the cause, or for the results obtained from the use of any part of the Report. EACH CRISIL PARTY DISCLAIMS ANY AND ALL EXPRESS OR IMPLIED WARRANTIES, INCLUDING, BUT NOT LIMITED TO, ANY WARRANTIES OF MERCHANTABILITY, SUITABILITY OR FITNESS FOR A PARTICULAR PURPOSE OR USE. In no event shall any CRISIL Party be liable to any party for any direct, indirect, incidental, exemplary, compensatory, punitive, special or consequential damages, costs, expenses, legal fees, or losses (including, without limitation, lost income or lost profits and opportunity costs) in connection with any use of any part of the Report even if advised of the possibility of such damages.

CRISIL Ratings may receive compensation for its ratings and certain credit-related analyses, normally from issuers or underwriters of the instruments, facilities, securities or from obligors. CRISIL’s public ratings and analysis as are required to be disclosed under the regulations of the Securities and Exchange Board of India (and other applicable regulations, if any) are made available on its web sites, www.crisil.com (free of charge). Reports with more detail and additional information may be available for subscription at a fee – more details about CRISIL ratings are available here: www.crisilratings.com.

CRISIL and its affiliates do not act as a fiduciary. While CRISIL has obtained information from sources it believes to be reliable, CRISIL does not perform an audit and undertakes no duty of due diligence or independent verification of any information it receives and / or relies in its Reports. CRISIL keeps certain activities of its business units separate from each other in order to preserve the independence and objectivity of the respective activity. As a result, certain business units of CRISIL may have information that is not available to other CRISIL business units. CRISIL has established policies and procedures to maintain the confidentiality of certain non-public information received in connection with each analytical process. CRISIL has in place a ratings code of conduct and policies for analytical firewalls and for managing conflict of interest. For details please refer to: https://www.crisil.com/en/home/our-businesses/ratings/regulatory-disclosures/highlighted-policies.html

CRISIL’s rating criteria are generally available without charge to the public on the CRISIL public web site, www.crisil.com. For latest rating information on any instrument of any company rated by CRISIL you may contact CRISIL RATING DESK at CRISILratingdesk@crisil.com, or at (0091) 1800 267 1301.

This Report should not be reproduced or redistributed to any other person or in any form without a prior written consent of CRISIL.

All rights reserved @ CRISIL