Rating Rationale
May 29, 2018 | Mumbai
Indiabulls Housing Finance Limited
'CRISIL AAA/Stable' assigned to Retail Bond
 
Rating Action
Total Bank Loan Facilities Rated Rs.24549.98 Crore
Long Term Rating CRISIL AAA/Stable (Reaffirmed)
Short Term Rating CRISIL A1+ (Reaffirmed)
 
Rs.12000 Crore Retail Bonds* CRISIL AAA/Stable (Assigned)
Retail Bonds Aggregating Rs.3000 Crore* CRISIL AAA/Stable (Reaffirmed)
Non-Convertible Debentures Aggregating Rs.34300 Crore  CRISIL AAA/Stable (Reaffirmed)
Subordinated Debt Aggregating Rs.2500 Crore CRISIL AAA/Stable(Reaffirmed)
Rs.1000 Crore Short-Term Non-Convertible Debenture Programme  CRISIL A1+ (Reaffirmed) 
Rs.25000 Crore Commercial Paper Programme (Enhanced from Rs.18000 Crore) CRISIL A1+ (Reaffirmed) 
*Includes Secured NCD and Unsecured Subordinated Debt
1 crore = 10 million
Refer to annexure for Details of Instruments & Bank Facilities
Detailed Rationale

CRISIL has assigned its 'CRISIL AAA/Stable' rating to Rs.12000 crore of retail bond issue of Indiabulls Housing Finance Limited (IBFL) and reaffirmed its existing rating on the other debt instruments and bank facilities at 'CRISIL AAA/Stable/CRISIL A1+'.

The ratings reflects CRISIL's expectation that IBHFL will maintain its improving trajectory in business volume in the retail mortgage finance. It will focus on increasing the proportion of retail housing loans over the medium term, thus reinforcing its strong market position in this space. The rating also factors IBHFL's continued heathy asset quality, robust capitalisation, strong profitability, healthy cover for asset-side risks, and sufficient liquidity. IBHFL is one of the largest and most profitable non-bank lenders in India. These rating strengths are partially offset by asset-quality risks on the large-ticket commercial credit portfolio.

Analytical Approach

For arriving at the ratings, CRISIL has combined the business and financial risk profiles of IBHFL and its subsidiaries. That is because of the substantial operational and management integration, common promoters, and shared brand.

Key Rating Drivers & Detailed Description
Strengths:
* Established market position in the retail mortgage finance segment
IBHFL is the one of the three largest housing finance company (HFC) in India and has a strong market position catering to niche markets and customer segments. The company is one of the largest players in the retail mortgage finance segments, with total assets under management (AUM) of Rs 1,22,578 crore, including LAP portfolio of around Rs 23,890 crore, as on March 31, 2018. IBHFL continues to increase housing loan proportion in its overall AUM, which has risen to 59% as at March 31, 2018 from 49.5% as of March 31, 2015 and is expected to continue to rise going forward.  Focus on salaried customers in suburbs of Tier-I cities and in Tier-II cities with ticket size of Rs 15-30 lakh in the housing segment, is expected to be retained.

Growth in the housing loan segment is expected to remain strong, with healthy asset quality, over the medium term. Growth will be driven by increased penetration of mortgage financing, especially in the non-metro segments. LAP segment may grow by 15-20% annually over the medium term, driven by demand for large ticket-size loans for a longer tenor, from small and medium enterprises. Ability to address needs of customers through quick turnaround time help in effectively catering to the retail mortgage finance market and strong focus on their cash flows in the appraisal processes supports healthy asset quality metrics. The company also has commercial credit portfolio of Rs 25,901 crore as of March 21, 2018 which largely includes lease rental discounting. Despite increasing competition from banks in the key operating segments, IBHFL is well placed to capitalise on growth opportunities over the medium term, backed by its market standing and wide reach.

* Strong profitability and healthy asset quality
IBHFL is expected to maintain strong profitability despite increase in relatively lower yielding housing loans proportion in overall lending portfolio. The company continues to generate high return on assets (RoA) at above 3.0% supported by competitive cost of borrowing and improving operating efficiencies. The company's earnings profile continues to benefit from higher yielding non-housing portfolio. Asset quality in the non-housing segment also remains robust and hence, credit costs are low. Risk-mitigating measures are prudent, in the form of conservative loan-to-value ratios (averaging around 50%) in the LAP segment, and emphasis on collateral with sufficient cover in the commercial credit segment. Gross non-performing assets (NPAs) have, therefore, remained healthy at 0.77% as on March 31, 2018 (around 0.85% as of March 31, 2017). Over the medium term, profitability is likely to remain strong, driven by improving operating efficiency and low credit costs.

* Robust capitalisation, with healthy cover for asset-side risks
IBHFL has robust capitalisation with a sizeable networth at Rs 13424 crore as on March 31 2018, supported by strong internal accruals. The networth coverage for net NPAs remained strong at around ~32 times as on this date. The consolidated Tier 1 capital adequacy ratio (CAR) was healthy at 14.08% and total CAR at 18.04%, as on December 31, 2017. The consolidated gearing was comfortable at ~8.2 times as on March 31, 2018. Given the strong liquidity IBHFL maintains on a steady state basis, net gearing was 7.0 times as on March 31, 2018 (5.7 times as on March 31, 2017). The company has demonstrated a strong ability to raise capital as and when required; it raised Rs 4,000 crore in fiscal 2016 through a qualified institutional placement. CRISIL believes IBHFL will maintain healthy capitalisation over the medium term which will continue to support its overall financial risk profile.

Weakness:
* Susceptibility to asset quality risks, arising from the commercial credit portfolio
Asset-quality risks arising from the sizeable large-ticket commercial credit portfolio persist, and could impact the company's portfolio performance in a continuing economic downturn scenario. The commercial segment mainly comprises lease rental discounting and construction finance. Given the chunkiness of loans in this segment (average ticket size of Rs 150 crore), stress in even a few large accounts could impact asset quality. While there is no immediate impact on IBHFL's portfolio because of demonetisation, any near-term impact on the housing sector and its effect on IBHFL remains to be seen. Nevertheless, the company follows prudent lending practises and also ensures sufficient collateral cover against these loans. While the delinquencies in the commercial lending portfolio remains low, it will continue to be a key monitorable over the medium term.
Outlook: Stable

CRISIL believes IBHFL will maintain a strong financial risk profile over the medium term, supported by robust capitalisation and strong earnings. The ratings also factor in IBHFL's established market position and healthy asset quality. The outlook may be revised to 'Negative' in the case of significant decline in asset quality or financial risk profile. 

About the Company

Indiabulls Financial Services Ltd was reverse merged with IBHFL, effective from April 1, 2012; the process was completed on March 8, 2013, following the Delhi High Court's approval on December 12, 2012. Post the merger, IBHFL continues to operate as a housing finance company, registered with NHB. The company, along with its subsidiary, ICCL, will continue to focus on asset classes such as mortgages and commercial credit. As on March 31, 2017, the promoter group holds 23.6% stake in the company.

For the fiscal 2018, IBHFL had a profit after tax (PAT) of Rs 3,847 crore on a total income of Rs 14,640 crore as against a PAT of Rs 2,906 crore on a total income of Rs 11,702 crore for the previous fiscal.

Key Financial Indicators
Particulars Unit 2018 2017
Total Assets Rs. Cr. 131903 103705
Total income Rs. Cr. 14640 11702
Profit After Tax Rs. Cr. 3847 2906
Gross NPA % 0.77 0.85
Return on average assets % 3.3 3.2

Any other information
Liquidity remains strong as IBHFL maintains a sufficient amount in the form of liquid investments and unutilised bank limits, at any point in time, to cover the targeted business requirements and debt-related payments for the next six months.

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) Outstanding rating with Outlook
NA Non-Convertible Debentures* NA NA NA 34300 CRISIL AAA/Stable
NA Subordinated debt* NA NA NA 2500 CRISIL AAA/Stable
NA Retail bond issue* NA NA NA 15000 CRISIL AAA/Stable
NA Term Loan 1^ NA NA 31-Aug-15 458 CRISIL AAA/Stable
NA Term Loan 2^ NA NA 10-Aug-17 100 CRISIL AAA/Stable
NA Term Loan 3^ NA NA 22-Feb-16 350 CRISIL AAA/Stable
NA Term Loan 4^ NA NA 30-Mar-18 300 CRISIL AAA/Stable
NA Term Loan 5 NA NA 25-Mar-19 200 CRISIL AAA/Stable
NA Term Loan 6^ NA NA 31-Mar-15 79 CRISIL AAA/Stable
NA Term Loan 7^ NA NA 17-Jan-18 200 CRISIL AAA/Stable
NA Term Loan 8^ NA NA 31-Mar-15 100 CRISIL AAA/Stable
NA Term Loan 9^ NA NA 21-Jun-17 300 CRISIL AAA/Stable
NA Term Loan 10^ NA NA 26-Dec-14 500 CRISIL AAA/Stable
NA Term Loan 11 NA NA 14-Feb-19 300 CRISIL AAA/Stable
NA Term Loan 12^ NA NA 17-Sep-15 250 CRISIL AAA/Stable
NA Term Loan 13^ NA NA 02-Mar-17 200 CRISIL AAA/Stable
NA Term Loan 14^ NA NA 02-Mar-17 100 CRISIL AAA/Stable
NA Term Loan 15^ NA NA 23-Sep-16 300 CRISIL AAA/Stable
NA Term Loan 16^ NA NA 15-Mar-17 200 CRISIL AAA/Stable
NA Term Loan 17^ NA NA 15-Feb-16 133.33 CRISIL AAA/Stable
NA Term Loan 18^ NA NA 11-Jan-17 250 CRISIL AAA/Stable
NA Term Loan 19^ NA NA 29-Mar-16 117 CRISIL AAA/Stable
NA Term Loan 20^ NA NA 11-Jan-17 500 CRISIL AAA/Stable
NA Term Loan 21 NA NA 30-Dec-18 150 CRISIL AAA/Stable
NA Term Loan 22^ NA NA 31-Mar-15 94 CRISIL AAA/Stable
NA Term Loan 23^ NA NA 31-Mar-15 94 CRISIL AAA/Stable
NA Term Loan 24^ NA NA 31-Mar-15 41 CRISIL AAA/Stable
NA Term Loan 25^ NA NA 22-Nov-16 183 CRISIL AAA/Stable
NA Term Loan 26^ NA NA 13-May-17 440 CRISIL AAA/Stable
NA Term Loan 27^ NA NA 29-Sep-15 225 CRISIL AAA/Stable
NA Term Loan 28^ NA NA 04-Feb-15 330 CRISIL AAA/Stable
NA Term Loan 29^ NA NA 29-Jun-17 300 CRISIL AAA/Stable
NA Term Loan 30^ NA NA 29-Jun-17 448 CRISIL AAA/Stable
NA Term Loan 31^ NA NA 29-Dec-15 200 CRISIL AAA/Stable
NA Term Loan 32^ NA NA 16-Sep-16 300 CRISIL AAA/Stable
NA Term Loan 33^ NA NA 22-Dec-15 150 CRISIL AAA/Stable
NA Term Loan 34^ NA NA 06-Apr-15 52.5 CRISIL AAA/Stable
NA Term Loan 35^ NA NA 28-Sep-15 100 CRISIL AAA/Stable
NA Term Loan 36^ NA NA 28-Sep-15 150 CRISIL AAA/Stable
NA Term Loan 37^ NA NA 21-Mar-16 117 CRISIL AAA/Stable
NA Term Loan 38^ NA NA 14-Dec-15 133 CRISIL AAA/Stable
NA Term Loan 39^ NA NA 21-Mar-18 250 CRISIL AAA/Stable
NA Term Loan 40^ NA NA 31-Dec-16 250 CRISIL AAA/Stable
NA Term Loan 41^ NA NA 24-Sep-16 200 CRISIL AAA/Stable
NA Term Loan 42 NA NA 27-Sep-18 300 CRISIL AAA/Stable
NA Term Loan 43 NA NA 03-Mar-19 350 CRISIL AAA/Stable
NA Term Loan 44^ NA NA 23-Aug-15 100 CRISIL AAA/Stable
NA Term Loan 45^ NA NA 13-Dec-16 200 CRISIL AAA/Stable
NA Term Loan 46^ NA NA 27-Jun-17 200 CRISIL AAA/Stable
NA Term Loan 47^ NA NA 08-Apr-15 11 CRISIL AAA/Stable
NA Term Loan 48^ NA NA 30-Jun-16 111 CRISIL AAA/Stable
NA Term Loan 49^ NA NA 31-Jul-16 263 CRISIL AAA/Stable
NA Term Loan 50^ NA NA 28-Mar-18 281 CRISIL AAA/Stable
NA Term Loan 51^ NA NA 10-Oct-15 85 CRISIL AAA/Stable
NA Term Loan 52^ NA NA 25-Oct-14 13 CRISIL AAA/Stable
NA Term Loan 53^ NA NA 27-Oct-15 33 CRISIL AAA/Stable
NA Term Loan 54^ NA NA 03-Nov-16 200 CRISIL AAA/Stable
NA Term Loan 55^ NA NA 13-Nov-14 950 CRISIL AAA/Stable
NA Term Loan 56^ NA NA 31-Mar-15 216.66 CRISIL AAA/Stable
NA Term Loan 57^ NA NA 28-Feb-17 500 CRISIL AAA/Stable
NA Term Loan 58^ NA NA 30-Sep-16 100 CRISIL AAA/Stable
NA Term Loan 59^ NA NA 30-Sep-16 100 CRISIL AAA/Stable
NA Term Loan 60^ NA NA 28-Sep-16 139.29 CRISIL AAA/Stable
NA Term Loan 61^ NA NA 30-Sep-17 200 CRISIL AAA/Stable
NA Term Loan 62^ NA NA 08-Nov-16 200 CRISIL AAA/Stable
NA Term Loan 63 NA NA 16-Dec-18 500 CRISIL AAA/Stable
NA Term Loan 64^ NA NA 30-Mar-18 300 CRISIL AAA/Stable
NA Term Loan 65^ NA NA 21-Mar-17 100 CRISIL AAA/Stable
NA Term Loan 66^ NA NA 24-Aug-16 250 CRISIL AAA/Stable
NA Term Loan 67 NA NA 29-Jun-18 250 CRISIL AAA/Stable
NA Term Loan 68^ NA NA 30-Jun-15 125 CRISIL AAA/Stable
NA Term Loan 69^ NA NA 22-Dec-16 50 CRISIL AAA/Stable
NA Term Loan 70^ NA NA 19-Jul-15 200 CRISIL AAA/Stable
NA Term Loan 71^ NA NA 10-Jan-16 100 CRISIL AAA/Stable
NA Term Loan 72 NA NA 17-Sep-18 236 CRISIL AAA/Stable
NA Term Loan 73 NA NA 22-Oct-20 144 CRISIL AAA/Stable
NA Term Loan 74^ NA NA 11-Aug-16 250 CRISIL AAA/Stable
NA Term Loan 75^ NA NA 27-Jun-16 67 CRISIL AAA/Stable
NA Term Loan 76^ NA NA 18-Mar-17 100 CRISIL AAA/Stable
NA Term Loan 77 NA NA 17-Dec-18 100 CRISIL AAA/Stable
NA Term Loan 78 NA NA 02-Aug-18 200 CRISIL AAA/Stable
NA Cash Credit Facility NA NA NA 5200 CRISIL AAA/Stable
NA Proposed Long Term Bank Loan Facility NA NA NA 1630.76 CRISIL AAA/Stable
NA Short term bank loan facility NA NA NA 1049 CRISIL A1+
NA Commercial Paper programme NA NA 7-365 days 25000# CRISIL A1+
NA Short term Non-convertible debenture NA NA NA 1000 CRISIL A1+
*Not yet issued
#Total rated amount
^CRISIL is awaiting independent confirmation of redemption before withdrawing ratings on these facility
Annexure - Rating History for last 3 Years
  Current 2018 (History) 2017  2016  2015  Start of 2015
Instrument Type Outstanding Amount Rating Date Rating Date Rating Date Rating Date Rating Rating
Commercial Paper  ST  25000.00  CRISIL A1+  21-03-18  CRISIL A1+  15-12-17  CRISIL A1+  26-12-16  CRISIL A1+  21-09-15  CRISIL A1+  CRISIL A1+ 
            29-11-17  CRISIL A1+           
            11-09-17  CRISIL A1+           
            29-04-17  CRISIL A1+           
Non Convertible Debentures  LT  9020.00
31-03-18 
CRISIL AAA/Stable  21-03-18  CRISIL AAA/Stable  15-12-17  CRISIL AAA/Stable  26-12-16  CRISIL AA+/Stable  21-09-15  CRISIL AA+/Stable  CRISIL AA+/Stable 
            29-11-17  CRISIL AAA/Stable           
            11-09-17  CRISIL AA+/Positive           
            29-04-17  CRISIL AA+/Positive           
Retail Bond  LT  0.00
31-03-18 
CRISIL AAA/Stable  21-03-18  CRISIL AAA/Stable  15-12-17  CRISIL AAA/Stable  26-12-16  CRISIL AA+/Stable  21-09-15  CRISIL AA+/Stable  CRISIL AA+/Stable 
            29-11-17  CRISIL AAA/Stable           
            11-09-17  CRISIL AA+/Positive           
            29-04-17  CRISIL AA+/Positive           
Short Term Non Convertible Debenture  ST  0.00
31-03-18 
CRISIL A1+  21-03-18  CRISIL A1+  15-12-17  CRISIL A1+  26-12-16  CRISIL A1+  21-09-15  CRISIL A1+  CRISIL A1+ 
            29-11-17  CRISIL A1+           
            11-09-17  CRISIL A1+           
            29-04-17  CRISIL A1+           
Subordinated Debt  LT  1500.00
31-03-18 
CRISIL AAA/Stable  21-03-18  CRISIL AAA/Stable  15-12-17  CRISIL AAA/Stable  26-12-16  CRISIL AA+/Stable  21-09-15  CRISIL AA+/Stable  CRISIL AA+/Stable 
            29-11-17  CRISIL AAA/Stable           
            11-09-17  CRISIL AA+/Positive           
            29-04-17  CRISIL AA+/Positive           
Fund-based Bank Facilities  LT/ST  24549.98  CRISIL AAA/Stable/ CRISIL A1+  21-03-18  CRISIL AAA/Stable/ CRISIL A1+  15-12-17  CRISIL AAA/Stable/ CRISIL A1+  26-12-16  CRISIL AA+/Stable/ CRISIL A1+  21-09-15  CRISIL AA+/Stable/ CRISIL A1+  CRISIL AA+/Stable/ CRISIL A1+ 
            29-11-17  CRISIL AAA/Stable/ CRISIL A1+           
            11-09-17  CRISIL AA+/Positive/ CRISIL A1+           
            29-04-17  CRISIL AA+/Positive/ CRISIL A1+           
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
Cash Credit 5200 CRISIL AAA/Stable Cash Credit 5200 CRISIL AAA/Stable
Long Term Bank Facility 16670.22 CRISIL AAA/Stable Long Term Bank Facility 16670.22 CRISIL AAA/Stable
Proposed Long Term Bank Loan Facility 1630.76 CRISIL AAA/Stable Proposed Long Term Bank Loan Facility 1630.76 CRISIL AAA/Stable
Short Term Bank Facility 1049 CRISIL A1+ Short Term Bank Facility 1049 CRISIL A1+
Total 24549.98 -- Total 24549.98 --
Links to related criteria
CRISILs Bank Loan Ratings - process, scale and default recognition
Rating Criteria for Finance Companies
CRISILs Criteria for rating short term debt

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