Rating Rationale
December 30, 2017 | Mumbai
Kolte-Patil Developers Limited
Ratings Reaffirmed
 
Rating Action
Total Bank Loan Facilities Rated Rs.300 Crore
Long Term Rating CRISIL A+/Stable (Reaffirmed)
 
Rs.100 Crore Non Convertible Debentures CRISIL A+/Stable (Reaffirmed)
Rs.100 Crore Non Convertible Debentures CRISIL A+/Stable (Reaffirmed)
Rs.50 Crore Fixed Deposits Programme FAA-/Stable (Reaffirmed)
1 crore = 10 million
Refer to annexure for Details of Instruments & Bank Facilities
Detailed Rationale

CRISIL has reaffirmed its ratings on the non-convertible debentures, long-term bank loan facilities, and fixed deposit programme of Kolte-Patil Developers Limited (KPDL) at 'CRISIL A+/FAA-/Stable'.

The ratings continue to reflect KPDL's strong brand and established market position resulting in healthy sales and collections. The ratings also factor in a healthy financial risk profile because of a comfortable capital structure and steady collections. These rating strengths are partially offset by geographical concentration in revenue and exposure to risks and cyclicality inherent in the real estate sector.

Analytical Approach

For arriving at its ratings, CRISIL has combined the business and financial risk profiles of KPDL and all its subsidiaries and associate companies including Kolte-Patil I-Ven Townships (Pune) Ltd (KPIT; rated 'CRISIL A/Stable'), where KPDL holds 45% stake. All the entities, collectively referred to herein as KPDL, are in the same line of business, share significant business synergies, and have a common management team. 

Key Rating Drivers & Detailed Description
Strengths
* Strong brand and established position reflected in healthy sales and collections: The company has a strong brand in the Pune, Maharashtra, real estate market and an established track record, supported by over 25-year experience of the promoters in this segment. KPDL is now entering into the Bengaluru, Karnataka, and Mumbai, Maharashtra, markets as well. As of September 30, 2017, it has executed around 150 lakh square feet (sq. ft) of projects and has around 200 lakh sq. ft of residential real estate projects under construction across different customer segments. Sales, at 9.2 lakh sq. ft (excluding sales done under development management agreements) in the first half of fiscal 2018, were lower than in the corresponding period in the previous fiscal because of the impact of implementation of the Real Estate Regulatory Act (RERA) and introduction of the goods and services tax (GST). Nevertheless, sales are expected to bounce back from the second half on account of the steady demand for the existing projects and the planned new project launches, mainly in the affordable and middle-income customer segments. The business risk profile is also supported by healthy collections backed by execution and delivery track record. Any significant and sustained slowdown in sales velocity and collections will have an adverse impact on cash flow and will remain a key rating sensitivity factor.

* Healthy financial risk profile: KPDL's net worth was large at Rs 1,325 crore (debentures against the Tuscan, Kondhwa, and Life Republic projects have been treated as equity) and debt was Rs 529 crore (including loans and advances from promoters), resulting in a gearing of 0.40 time, as on March 31, 2017. Debt is expected to remain at a similar level, keeping the gearing at around 0.50 time, over the medium term. This has been primarily supported by healthy collections of Rs 965 crore in fiscal 2017 and Rs 452 crore in first half of fiscal 2018. Financial flexibility is supplemented by a strong refinancing ability. The financial risk profile is likely to remain healthy over the medium term supported by steady cash accrual and absence of any large, debt-funded land acquisition plans.

Weaknesses
* Geographical concentration in revenue: KPDL's revenue is concentrated in the Pune market. Despite expansion into the Bengaluru and Mumbai (around 20 lakh sq. ft of projects in Bengaluru, and 10 society redevelopment projects in Mumbai) dependence on the Pune market will remain high over the medium term. This may impact revenue in case of any significant demand slowdown or oversupply in the region. Furthermore, sales track record and project execution in the Mumbai redevelopment market will remain a key rating sensitivity factor.

* Exposure to risks and cyclicality inherent in the real estate sector: 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. The residential real estate sector has remained under pressure due to weak demand and bearish consumer sentiment over the past few years, resulting in increase in leverage and refinancing needs. Demonetisation, RERA, and GST have further impacted demand as buyers adopt a 'wait and watch' attitude and increase funding challenges for developers. Any decline in demand could adversely impact sales velocity and collections and expose the company to significant refinancing risk.
Outlook: Stable

CRISIL believes KPDL will maintain its business risk profile over the medium term, driven by a strong brand and established market position. The financial risk profile too is likely to remain healthy, supported by low reliance on external debt.

Upside scenario
* Higher-than-expected sales in the ongoing and upcoming residential projects, leading to improvement in operating cash flow

Downside scenario
* Sharp decline in operating cash flow, triggered by slackened saleability of existing and proposed projects or delays in project execution
* Weakening of the financial risk profile due to higher-than-expected borrowing

About the Company

KPDL, incorporated in 1989, is promoted by Mr. Rajesh Patil, along with his brother, Mr. Naresh Patil, and brother-in-law, Mr. Milind Kolte. The company, along with its subsidiaries and associate companies, is one of the largest residential real estate developers in Pune. It has a healthy project portfolio across residential segments and is expanding into the Bengaluru and Mumbai markets. 

In the six months ended September 30, 2017, on a consolidated basis, net profit was Rs 53 crore on operating income of Rs 640 crore, vis-a-vis net profit of Rs 38 crore on operating income of Rs 409 crore in the corresponding period of the previous fiscal.

Key Financial Indicators
Particulars Unit 2017 2016
Revenue Rs crore 969 756
Profit after tax (PAT) Rs crore 85 62
PAT margins % 8.8 8.2
Adjusted gearing Times 0.40 0.44
Interest coverage Times 2.65 2.31

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
INE094107015 Non-convertible debentures# 11-Dec-2014 12.25% 11-Dec-2017 40.0 CRISIL A+/Stable
INE094107023 Non-convertible debentures 16-Jan-2015 12.25% 16-Jan-2018 30.0 CRISIL A+/Stable
NA Non-convertible debentures$ 01-Dec-2015 15.0% NA 120.0 CRISIL A+/Stable
NA Non-convertible debentures* NA NA NA 10.0 CRISIL A+/Stable
NA Dropline overdraft facility NA NA NA 124.75 CRISIL A+/Stable
NA Loan against property 30-Nov-2015 11.5% 30-Jun-2018 11.25 CRISIL A+/Stable
NA Term loan 19-Sep-2016 11.5% 09-Oct-2020 10.0 CRISIL A+/Stable
NA Term loan 30-Apr-2015 12.8% 29-Feb-2019 20.0 CRISIL A+/Stable
NA Term loan 31-Dec-2015 13.8% 31-Dec-2018 20.0 CRISIL A+/Stable
NA Proposed long-term bank loan facility NA NA NA 114.0 CRISIL A+/Stable
NA Fixed deposit programme** NA NA NA 50.0 FAA-/Stable
#CRISIL is awaiting independent confirmation of redemption before withdrawing ratings on these instruments
$Privately placed and no amount outstanding as of date; CRISIL is awaiting independent confirmation of redemption before withdrawing ratings on these instruments
*Not placed
**No amount outstanding
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
Fixed Deposits  FD  50  FAA-/Stable    No Rating Change    No Rating Change    No Rating Change  15-04-14  FAA-/Stable  -- 
Non Convertible Debentures  LT  200  CRISIL A+/Stable    No Rating Change    No Rating Change    No Rating Change  24-01-14  CRISIL A+/Stable  -- 
Fund-based Bank Facilities  LT/ST  300  CRISIL A+/Stable    No Rating Change    No Rating Change    No Rating Change  24-01-14  CRISIL A+/Stable  -- 
Table reflects instances where rating is changed or freshly assigned. 'No Rating Change' implies that there was no rating change under the release.
Annexure - Details of various bank facilities
Current facilities Previous facilities
Facility Amount (Rs.Crore) Rating Facility Amount (Rs.Crore) Rating
Drop Line Overdraft Facility 124.75 CRISIL A+/Stable Drop Line Overdraft Facility 124.75 CRISIL A+/Stable
Loan Against Property 11.25 CRISIL A+/Stable Loan Against Property 11.25 CRISIL A+/Stable
Proposed Long Term Bank Loan Facility 114 CRISIL A+/Stable Proposed Long Term Bank Loan Facility 114 CRISIL A+/Stable
Term Loan 50 CRISIL A+/Stable Term Loan 50 CRISIL A+/Stable
Total 300 -- Total 300 --
Links to related criteria
CRISILs Approach to Financial Ratios
CRISILs Bank Loan Ratings - process, scale and default recognition
CRISILs Criteria for Consolidation

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