Rating Rationale
July 02, 2018 | Mumbai
Lemon Tree Hotels Limited
 
Rating Action
Total Bank Loan Facilities Rated Rs.250 Crore
Long Term Rating CRISIL A-/Stable
1 crore = 10 million
Refer to annexure for Details of Instruments & Bank Facilities
Detailed Rationale

CRISIL rating on the bank facilities of Lemon Tree Hotels Ltd (LTHL; part of the Lemon Tree group) continues to reflect the Lemon Tree group's established market position in the hotel industry, geographically diverse revenue profile, and healthy financial flexibility in raising funds to execute expansion plans. These strengths are partially offset by moderately aggressive debt-funded growth plans over the medium term, which would increase financial leverage. Furthermore, with a substantial portion of capital being tied-up in under-construction hotels, returns on additional investment will be slower, leading to below average debt protection metrics and modest return on capital employed (RoCE).
 
During fiscal 2018, the company reported an operating profit of Rs 136 crore (Rs 118 crore in the previous fiscal). Though improvement in profitability has been lower than expected, it would be better over the medium term on the back of ramp up of newly commissioned properties, increasing average room rent (ARR), healthy occupancy rates (OR) across locations, and established brand.
 
Better profitability and absence of any major debt-funded capacity expansion will also improve financial risk profile. Debt to EBITDA (earnings before interest, tax, depreciation and amortisation) and interest coverage ratios were 7.5 times and 2 times, respectively, for fiscal 2018 and are expected to improve further over the medium term. Improvement in debt protection metrics due to increase in ARR and maintenance of ORs will remain key rating sensitivity factors.
 
In April 2018, the company issued an initial public offering, proceeds from which were utilised to give a partial exit to the strategic investors and were not infused into the company.

Analytical Approach

For arriving at the rating, CRISIL has combined the business and financial risk profiles of LTHL and its 21 subsidiaries, including Nightingale Hotels Pvt Ltd (rated 'CRISIL BBB+/Stable'), due to strong business and financial linkages among them. The subsidiaries are constructing or operating hotels under the Lemon Tree Premier, Lemon Tree, and Red Fox brands or providing services to group companies. All these companies are together referred to as the Lemon Tree group.

Key Rating Drivers & Detailed Description
Strengths
* Established market position with healthy revenue diversity:
The group is among the top three hotel chains in India by number of rooms. It is present across three consumer segments - premium, mid-scale, and economy. Geographical diversity - 28 hotels in 13 cities - also supports revenue. Diversified service offering lends strength and stability to business risk profile by reducing risk associated with being present at a single price point and in limited locations. As it expands, the group will continue to benefit from its positive brand recall.
 
* Healthy growth in ORs and ARRs:    
The group's OR and ARR increased to 76% and Rs 3,511, respectively, in fiscal 2018, from 66% and Rs 2,901, respectively, in fiscal 2014. It has successfully ramped up the OR of hotels commissioned since fiscal 2014 to around 70% in fiscal 2018. The ARRs and ORs are expected to remain strong over the medium term, supported by established brand, high repeat clientele, and expected steady growth in the business traveller segment.
 
* Healthy financial flexibility with regular equity infusion:
Equity of Rs 1500 crore has been raised between fiscals 2006 and 2017, irrespective of the funding climate, which reflects high financial flexibility. Hence, capital structure has remained comfortable, with gearing below 0.8 time in the three fiscals ended March 31, 2018. Also, liquidity is supported by improving net cash accrual due to ramp up of properties and long debt tenures leading to manageable yearly debt repayment. Prudent funding policy for capital expenditure (capex) will ensure a stable financial risk profile over the medium term, while the proven ability to raise equity and contract debt on attractive terms will support financial flexibility.
 
Weaknesses
* Aggressive expansion strategy, resulting in below-average debt protection metrics and exposure to stabilisation risks:
The group opened its first hotel in 2004 with 49 rooms. Since then, it has grown rapidly and now has 28 operational hotels with 3,236 rooms. Even though expansion plans have been funded with a prudent mix of debt and equity, high interest costs coupled with subdued profitability have affected debt protection metrics and net cash accrual (interest coverage and the net cash accrual to total debt ratios were 2.1 times and 7%, respectively, for fiscal 2018). However, with favourable interest rates, increasing ARRs for established properties, and successful ramp up of new hotels, interest coverage ratio is expected to remain well above 2.0 times over the medium term. Funding of future capex and timeliness in stabilisation of room capacities being added will remain key rating sensitivity factors.
 
* Large under-construction portfolio, leading to low RoCE:
The RoCE has been in the 0.8-0.3% range during fiscals 2013-15, and improved only marginally to 4.2% in fiscal 2018. A substantial portion of the capital employed is in projects that are yet to be operationalised, leading to a low RoCE. However, as new hotels become operational, the ratio of operational to total rooms is expected to improve. Furthermore, capacity expansion through leased properties rather than owned properties would lead to a better RoCE.
Outlook: Stable

CRISIL believes the Lemon Tree group's financial risk profile will improve over the medium term, supported by healthy accrual due to rising ARR and ORs. Business risk profile will remain healthy, backed by established market position of the Lemon Tree brand across India and ability to ramp up capacities.
 
Upside scenario
* More-than-expected improvement in debt protection metrics due to significant growth in profitability or inflow of funds through equity infusion
 
Downside scenario
* Lower-than-expected revenue growth and profitability
* Weakening of debt protection metrics

About the Group

Founded by Mr Patanjali Keswani in September 2002, the Lemon Tree group owns and operates 28 hotels in 13 cities, with 3,236 rooms and over 3,000 employees. The first hotel commenced operations in Gurugram, Haryana, in 2004. The group operates under three brands: Lemon Tree Premier (upscale), Lemon Tree Hotels (midscale), and Red Fox Hotels (economy). It also has a management arm that leverages the Lemon Tree brand and provides managerial and operational services to hotel owners. Currently, the group is operating 11 hotels across India under such management contracts.
 
In 2012, the APG group (APG), a Netherlands-based pension fund, invested in Fleur Hotels Pvt Ltd (Fleur Hotels), subsidiary of LTHL. As of March 31, 2018, APG owned 42.02% stake in Fleur Hotels.
 
In fiscal 2019, LTHL completed its initial public offering for 24.9% stake. It continues to be 31% held by the promoter.

Key Financial Indicators
As on / for the period ended March 31   2018 2017
Revenue Rs crore 484 412
Profit after tax (PAT) Rs crore 15 -5
PAT margin % 3.0 -1.2
Adjusted debt/Adjusted networth Times 0.8 0.7
Interest coverage Times 2.1 1.6

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 Overdraft NA NA NA 20.0 CRISIL A-/Stable
NA Term Loan NA NA 20-Nov-2025 130 CRISIL A-/Stable
NA Term Loan NA NA 16-Nov-2029 100 CRISIL A-/Stable
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
Fund-based Bank Facilities  LT/ST  250.00  CRISIL A-/Stable  29-06-18  CRISIL A-/Stable  28-07-17  CRISIL A-/Stable  10-06-16  CRISIL BBB+/Positive  16-06-15  CRISIL BBB+/Stable  CRISIL BBB+/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
Overdraft 20 CRISIL A-/Stable Overdraft 20 CRISIL A-/Stable
Term Loan 230 CRISIL A-/Stable Proposed Term Loan 35 CRISIL A-/Stable
-- 0 -- Term Loan 195 CRISIL A-/Stable
Total 250 -- Total 250 --
Links to related criteria
CRISILs Approach to Financial Ratios
CRISILs Bank Loan Ratings - process, scale and default recognition
Rating criteria for manufaturing and service sector companies
CRISILs Bank Loan Ratings
CRISILs Criteria for Consolidation

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