Rating Rationale
December 31, 2018 | Mumbai
Kolte-Patil Developers Limited
Rating outlook revised to 'Positive'; ratings reaffirmed; debt instruments withdrawn
 
Rating Action
Total Bank Loan Facilities Rated Rs.600 Crore (Enhanced from Rs.300 Crore)
Long Term Rating CRISIL A+/Positive (Outlook revised from 'Stable' and rating reaffirmed)
 
Rs.100 Crore Non Convertible Debentures CRISIL A+/Positive (Outlook revised from 'Stable' and Withdrawn)
Rs.100 Crore Non Convertible Debentures CRISIL A+/Positive (Outlook revised from 'Stable' and Withdrawn)
Rs.50 Crore Fixed Deposits FAA-/Positive (Outlook revised from 'Stable' and Withdrawn)
1 crore = 10 million
Refer to annexure for Details of Instruments & Bank Facilities
Detailed Rationale

CRISIL has revised the outlook on its rating on the long-term bank loan facilities of Kolte-Patil Developers Limited (Kolte-Patil; part of KPDL) to 'Positive' from 'Stable', while reaffirming the rating at 'CRISIL A+'. CRISIL has also withdrawn its ratings on the non-convertible debentures and fixed deposits as these have been repaid and there is no amount outstanding against them. The withdrawal is in line with CRISIL's policy.
 
The outlook revision reflects CRISIL's belief that KPDL will maintain a robust financial risk profile over the medium term, backed by improvement in collections, steady project saleability, and maintenance of debt at current level. KPDL has witnessed consistent traction in collections which improved to Rs 1,109 crore in fiscal 2018; collections have grown at a compound annual rate of 9% over the five fiscals through 2018. Collection efficiency remained robust in fiscal 2019, with the company accumulating Rs 603 crore in the first half (H1) of the fiscal. Revenue visibility remains strong supported by launch pipeline of close to 80 lakh square feet (sq. ft) of fully approved projects.
 
Collections are supported by consistent project saleability of over to 20 lakh sq. ft with close to 80% of the company's projects being focused on the mid-income and affordable segment, thereby resulting in high end-user demand; 80% of the overall sales are to end users. Additionally, focus on timely project execution has supported collection efficiency - KPDL delivered over 63 lakh sq. ft of project over the 3 years through fiscal 2018, and another 10.2 lakh sq. ft in H1 2019. KPDL has maintained superior portfolio quality with average saleability and construction progress of 76% and 65% respectively, for the ongoing projects.
 
86% of KPDL's projects (by area) are cash flow positive with reliance on debt being minimal - total debt to project cost ratio was 0.10 time as on September 30, 2018. With debt expected to be maintained at current level over the medium term, capital structure will be comfortable with gearing below 0.5 time. The company plans to expand its product portfolio for the next phase of growth through land acquisitions and joint ventures, over the medium term. However, the funding for the same is expected to be tied up largely through internal accrual and/or deals with private equity players. CRISIL expects the company to continue to maintain its financial prudence while maintaining the project portfolio at healthy operating levels.
 
The rating continues to factor in KPDL's strong brand and established market position which will continue to support sales and collections. These strengths are partially offset by concentration in revenue and exposure to risks and cyclicality inherent in the real estate sector.

Analytical Approach

For arriving at the rating, CRISIL has fully combined the business and financial risk profiles of all ongoing and planned projects in Kolte-Patil and those in its subsidiaries and associate companies. This is including Kolte-Patil I-Ven Townships (Pune) Ltd (KPIT), where Kolte-Patil holds a minority stake of 45%, due to the fact that Kolte-Patil has provided a corporate guarantee for the debt raised in this entity and is entirely responsible for the implementation, sales and marketing, and cash flow management of the project. All these entities, collectively referred to as KPDL, are in the same line of business, have common promoters, and share significant operational, managerial and financial linkages.
 
Please refer Annexure - Details of consolidation, which captures the list of entities considered and their analytical treatment of consolidation.

Key Rating Drivers & Detailed Description
Strengths
* Strong brand and established position reflected in healthy sales and collections: KPDL has a strong brand in the Pune real estate market and an established track record, supported by over 25-year experience of the promoters. KPDL has also entered into the Bengaluru and Mumbai markets as well. As on September 30, 2018, it has executed around 150 lakh sq. ft of projects and has around 133 lakh sq. ft of residential real estate projects under construction across different customer segments. Sales, at 12.3 lakh sq. ft in H1 2019, are higher than in the corresponding period in the previous fiscal because of launch of new phases in the company's Life Republic and Ivy Estates projects, as well as due to low base in the previous fiscal as a result of the impact of implementation of the Real Estate Regulatory Act (RERA) and introduction of the Goods and Services Tax (GST). Sales are expected to remain healthy over the medium term because 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, hence, remain a key rating sensitivity factor.
 
* Comfortable financial risk profile: KPDL's net worth was large at Rs 1,365 crore (debentures against the Tuscan, Kondhwa, and Life Republic [excl. debentures from KKR & Co. Inc.] projects have been treated as equity) and debt was Rs 483 crore (including loans and advances from promoters), resulting in a gearing of 0.35 time, as on March 31, 2018. Debt is expected to remain at a similar level, keeping gearing under 0.50 time, over the medium term. This has been primarily supported by healthy collections of Rs 1,109 crore in fiscal 2018 and Rs 603 crore in H1 2019. Financial flexibility is supplemented by a strong refinancing ability. The financial risk profile is likely to remain strong over the medium term supported by steady cash accrual and absence of any large, debt-funded land acquisition plans.
 
Weaknesses
* Concentration in revenue: KPDL's revenue is concentrated in the Pune market. KPDL has expanded into Bengaluru and Mumbai (around 20 lakh sq. ft of projects in Bengaluru, and 14 society redevelopment projects in Mumbai), and close to 20% of collections in H1 2019 were from these markets. However, dependence on the Pune market will remain as high as 75% over the medium term. The revenue profile is also constrained with 100% of the revenue being derived from real estate development business, thereby making the operations highly susceptible to economic cycles.
 
* 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 constrained by weak demand and bearish consumer sentiment over the past few years, and the recent liquidity crisis faced by non-banking financial companies/housing finance companies, 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 lead to a deterioration of the financial risk profile.
Outlook: Positive

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 comfortable, supported by low reliance on external debt.
 
Upside scenario:
* Significant improvement in scale of operations, leading to improvement in operating cash flow
* Substantial diversification in revenue, while maintaining operating and financial risk profile
 
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
 
Liquidity
Liquidity is supported by the strong saleability and collections in the ongoing projects as well as expected for new launches. External borrowing has been used to fund only 10% (outstanding debt to overall construction cost ratio) of project cost. Customer advances (to be received from sold inventory) to pending project cost ratio of 77% indicate adequate cash flow cushion. Financial flexibility is supplemented by strong refinancing ability ' KPDL has unsold inventory of around Rs 2,100 crore in ongoing projects along with almost fully paid up land bank with development potential of around 210 lakh sq. ft against which additional debt can be contracted, if required. Furthermore, undrawn bank lines of Rs 238 crore and cash and equivalents of Rs 89 crore, as on September 30, 2018, support liquidity.

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. KPDL, along with its subsidiaries and associate companies, is one of the largest residential real estate developers in Pune. The company has a healthy project portfolio across affordable, mid-income and luxury residential segments through its brands ' Umang, Kolte-Patil and 24K, respectively, and is expanding its presence in Bengaluru and Mumbai.
 
KPDL has delivered around 150 lakh sq. ft of projects till September 30, 2018, and currently has 18 projects with 133 lakh sq. ft under development. The company is expected to launch projects encompassing a total area of 25 lakh sq. ft in the second half of fiscal 2019 and has approvals for a total of around 80 lakh sq. ft of development. The projects are done either under KPDL or under separate special purpose vehicles with KPDL being the majority shareholder in most of the projects (except for KPIT where the company holds 45% shares).

In the six months ended September 30, 2018 (under completed contract method), on a consolidated basis, net profit was Rs 87 crore on operating income of Rs 602 crore, vis-a-vis Rs 56 crore and Rs 634 crore, respectively, in the corresponding period of the previous fiscal (under percentage of completion method).

Key Financial Indicators
Particulars Unit 2018 2017
Revenue Rs crore 1,408 969
Profit after tax (PAT) Rs crore 154 85
PAT margins % 10.9 8.8
Adjusted gearing Times 0.35 0.40
Interest coverage Times 3.21 2.65

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 Withdrawn
INE094107023 Non-convertible debentures 16-Jan-2015 12.25% 16-Feb-2018 30.0 Withdrawn
NA Non-convertible debentures$ 01-Dec-2015 15.0% 15-Mar-2018 120.0 Withdrawn
NA Non-convertible debentures* NA NA NA 10.0 Withdrawn
NA Term loan NA NA 30-Sep-2020 15.0 CRISIL A+/Positive
NA Term loan NA NA From project collections 20.0 CRISIL A+/Positive
NA Term loan NA NA 31-Dec-2021 100.0 CRISIL A+/Positive
NA Term loan NA NA 31-Jul-2022 150.0 CRISIL A+/Positive
NA Cash credit/ overdraft facility NA NA On demand 215.0 CRISIL A+/Positive
NA Corporate loan NA NA 31-Dec-2023 65.0 CRISIL A+/Positive
NA Proposed long-term bank loan facility NA NA NA 35.0 CRISIL A+/Positive
NA Fixed deposits** NA NA NA 50.0 Withdrawn
*Not placed
**No amount outstanding
$Privately placed
 
Annexure - Details of consolidation
Fully consolidated entities
Kolte-Patil I-Ven Townships (Pune) Ltd, Tuscan Real Estate Pvt. Ltd, Bellflower Properties Pvt. Ltd, Kolte-Patil Real Estate Pvt. Ltd, Regenesis Facility Management Co. Pvt. Ltd, Snowflower Properties Pvt. Ltd, Kolte-Patil Redevelopment Pvt. Ltd (formerly known as PNP Retail Pvt. Ltd), PNP Agrotech Pvt. Ltd, Sylvan Acres Realty Pvt. Ltd, Ankit Enterprises, Kolte-Patil Homes, KP-Rachana Real Estate LLP, Bouvardia Developers LLP, Carnation Landmarks LLP, KP-SK Project Management LLP, Regenesis Project Management LLP, BlueBell Township Facility Management LLP
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
Fixed Deposits  FD  50.00  Withdrawn     30-12-17  FAA-/Stable  30-12-16  FAA-/Stable  29-12-15  FAA-/Stable  FAA-/Stable 
                19-01-16  FAA-/Stable       
Non Convertible Debentures  LT  0.00
31-12-18 
Withdrawn     30-12-17  CRISIL A+/Stable  30-12-16  CRISIL A+/Stable  29-12-15  CRISIL A+/Stable  CRISIL A+/Stable 
                19-01-16  CRISIL A+/Stable       
Fund-based Bank Facilities  LT/ST  600.00  CRISIL A+/Positive      30-12-17  CRISIL A+/Stable  30-12-16  CRISIL A+/Stable  29-12-15  CRISIL A+/Stable  CRISIL A+/Stable 
                19-01-16  CRISIL A+/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
Cash Credit/ Overdraft facility 215 CRISIL A+/Positive Drop Line Overdraft Facility 124.75 CRISIL A+/Stable
Corporate Loan 65 CRISIL A+/Positive Loan Against Property 11.25 CRISIL A+/Stable
Proposed Long Term Bank Loan Facility 35 CRISIL A+/Positive Proposed Long Term Bank Loan Facility 114 CRISIL A+/Stable
Term Loan 285 CRISIL A+/Positive Term Loan 50 CRISIL A+/Stable
Total 600 -- Total 300 --
Links to related criteria
CRISILs Bank Loan Ratings - process, scale and default recognition
CRISILs Rating criteria for Real Estate Developers
CRISILs Criteria for Consolidation

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

Sachin Gupta
Senior Director - CRISIL Ratings
CRISIL Limited
D:+91 22 3342 3023
Sachin.Gupta@crisil.com


Sushmita Majumdar
Director - CRISIL Ratings
CRISIL Limited
D:+91 22 3342 3162
Sushmita.Majumdar@crisil.com


Saina Kathawala
Rating Analyst - CRISIL Ratings
CRISIL Limited
D:+91 22 3342 3325
saina.kathawala@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