Rating Rationale
March 31, 2020 | Mumbai
Kolte-Patil Developers Limited
Rating outlook revised to 'Stable', rating reaffirmed
 
Rating Action
Total Bank Loan Facilities Rated Rs.600 Crore
Long Term Rating CRISIL A+/Stable (Outlook revised from 'Positive' and rating reaffirmed)
1 crore = 10 million
Refer to annexure for Details of Instruments & Bank Facilities
Detailed Rationale

CRISIL has revised its outlook on the long-term bank facilities of Kolte-Patil Developers Limited (KPDL; flagship company of the KPDL group) to 'Stable' from 'Positive' while reaffirming the rating at 'CRISIL A+'.
 
The outlook revision follows measures taken by the central government towards containment of Novel Coronavirus (Covid-19), which includes temporary closure of non-critical establishments resulting in complete stoppage of construction activity. This may affect future collections, while new sales may also witness a sharp slowdown due to weak market sentiment. While the measures are applicable till April 15, 2020, revocation of the measures will be contingent upon directive from the central government and extent of spread of Covid-19. A sustained long period of closures can deterioration the credit risk profile of the group. On the other hand, a faster reversal to normalcy may contain the extent of deterioration likely in the credit quality. That said, the ability to revert to operational stability will be closely monitored.
 
The rating continues to factor in the KPDL group's strong brand and established market position, which will continue to support sales and collections, and a comfortable financial risk profile. 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 KPDL and its subsidiaries and associate companies. All the entities, collectively referred to as the KPDL group, 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: The KPDL group has a strong brand in the Pune real estate market and an established track record, supported by the promoters' experience of about three decades. The group has also expanded into the Bengaluru and Mumbai markets. As on December 31, 2019, it has executed around 200 lakh square feet (sq. ft) of projects and has around 129 lakh sq. ft of residential real estate projects ongoing across different customer segments. Sales were at 18.2 lakh sq. ft in the first nine months of fiscal 2020 (9m 2020), in spite of no new launches, supported by strong sustenance sales. Sales are expected to remain healthy over the medium term because of steady demand for the existing projects and the planned new project launches, mainly in the affordable and middle-income customer segments. The business is also supported by healthy collections, backed by execution and delivery track record. Any significant and sustained slowdown in sales velocity and collections will constrain cash flow and, hence, remain a key rating sensitivity factor.

* Comfortable financial risk profile: The KPDL group's net worth was large at Rs 923 crore and debt was Rs 584 crore (debentures in Tuscan, Three Jewels and Life Republic projects are treated as neither debt nor equity), resulting in gearing of 0.63 time, as on December 31, 2019. Debt should drop to around Rs 500 crore in the near term, bringing gearing below 0.50 time, over the medium term, supported by healthy collections of Rs 1,179 crore in fiscal 2019 and Rs 943 crore in 9m 2020. Financial flexibility is supplemented by healthy 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 plan.

Weaknesses
* Concentration in revenue: The KPDL group's revenue is concentrated in Pune. It 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 10% of collections in 9m 2020 were from these markets. However, dependence on the Pune market will remain as high as 80% over the medium term. As the entire revenue is being derived from real estate development business, operations will continue to be 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. Any decline in demand could adversely impact sales velocity and collections and lead to a deterioration of the financial risk profile.
Liquidity Strong

Liquidity is supported by strong saleability as well as collections in the ongoing projects and that expected for new launches. External borrowing has been used to fund only 18% (outstanding debt to total assets) of project cost. Financial flexibility is supplemented by strong refinancing ability ' the KPDL group has unsold inventory of over Rs 2,500 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 110 crore and cash and equivalents of Rs 64 crore, as on December 31, 2019, support liquidity.

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 comfortable, supported by low reliance on external debt.
 
Rating Sensitivity Factors
Upward Factors
*Significant improvement in scale of operations, with sales crossing 30.0 lakh sq. ft, thereby improving cash flow
*Substantial diversification in revenue, while maintaining operating and financial risk profile
 
Downward Factors
*Sharp decline in 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, resulting in net gearing exceeding 0.50 time.

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 and mid-income, and luxury residential segments through its brands ' Kolte-Patil and 24K, respectively, and is expanding its presence in Bengaluru and Mumbai.
 
The KPDL group has delivered around 180 lakh sq. ft of projects till December 31, 2019, and currently has 17 projects with 129 lakh sq. ft ongoing. The group is expected to launch projects encompassing a total area of around 38 lakh sq. ft in fiscal 2021. The projects are done either under KPDL or under separate special purpose vehicles, with KPDL being the majority shareholder in the projects.

Key Financial Indicators
Particulars Unit 2019* 2018
Revenue Rs crore 876 1408
Profit after tax (PAT) Rs crore 99 154
PAT margins % 11.3 10.9
Adjusted gearing Times 0.71 0.35
Interest coverage Times 3.84 3.21
*Financials for fiscal 2019 are as per IND-AS 115 which uses 'construction completion method' to recognise revenue, and are not comparable with fiscal 2018

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.Cr) Rating assigned with outlook
NA Term loan NA NA 31-Dec-21 91.0 CRISIL A+/Stable
NA Term loan NA NA 30-Sep-20 8.0 CRISIL A+/Stable
NA Term loan NA NA 5-Jan-23 145.0 CRISIL A+/Stable
NA Term loan NA NA 30-Apr-24 80.0 CRISIL A+/Stable
NA Cash Credit/ Overdraft facility NA NA 31-Dec-21 165.0 CRISIL A+/Stable
NA Corporate loan NA NA 21-Mar-23 65.0 CRISIL A+/Stable
NA Proposed long-term bank loan facility NA NA NA 46 CRISIL A+/Stable
 
Annexure - List of Entities Consolidated (With KDPL)*
Fully consolidated entities Extent of consolidation Rationale for consolidation
Kolte-Patil I-Ven Townships (Pune) Ltd Full Subsidiary/associate
Tuscan Real Estate Pvt. Ltd Full Subsidiary/associate
Bellflower Properties Pvt. Ltd Full Subsidiary/associate
Kolte-Patil Real Estate Pvt. Ltd Full Subsidiary/associate
Regenesis Facility Management Co. Pvt. Ltd Full Subsidiary/associate
Snowflower Properties Pvt. Ltd Full Subsidiary/associate
Kolte-Patil Redevelopment Pvt. Ltd (formerly
known as PNP Retail Pvt. Ltd)
Full Subsidiary/associate
PNP Agrotech Pvt. Ltd Full Subsidiary/associate
Sylvan Acres Realty Pvt. Ltd Full Subsidiary/associate
Ankit Enterprises Full Subsidiary/associate
Kolte-Patil Homes Full Subsidiary/associate
KP-Rachana Real Estate LLP Full Subsidiary/associate
Bouvardia Developers LLP Full Subsidiary/associate
Carnation Landmarks LLP Full Subsidiary/associate
KP-SK Project Management LLP Full Subsidiary/associate
Regenesis Project Management LLP Full Subsidiary/associate
Bluebell Township Facility Management LLP Full Subsidiary/associate
Anisha Lifespaces Pvt. Ltd Full Subsidiary/associate
Kolte-Patil Global Pvt. Ltd Full Subsidiary/associate
*Details as on March 31, 2019
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
Fixed Deposits  FD    --    --    --  31-12-18  Withdrawal  30-12-17  FAA-/Stable  FAA-/Stable 
Non Convertible Debentures  LT    --    --    --  31-12-18  Withdrawal  30-12-17  CRISIL A+/Stable  CRISIL A+/Stable 
Fund-based Bank Facilities  LT/ST  600.00  CRISIL A+/Stable          31-12-18  CRISIL A+/Positive  30-12-17  CRISIL A+/Stable  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 165 CRISIL A+/Stable Cash Credit/ Overdraft facility 215 CRISIL A+/Positive
Corporate Loan 65 CRISIL A+/Stable Corporate Loan 65 CRISIL A+/Positive
Proposed Long Term Bank Loan Facility 46 CRISIL A+/Stable Proposed Long Term Bank Loan Facility 35 CRISIL A+/Positive
Term Loan 324 CRISIL A+/Stable Term Loan 285 CRISIL A+/Positive
Total 600 -- Total 600 --
Links to related criteria
CRISILs Bank Loan Ratings - process, scale and default recognition
CRISILs Rating criteria for Real Estate Developers
CRISILs Criteria for Consolidation

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