Rating Rationale
July 09, 2019 | Mumbai
Lemon Tree Hotels Limited
Rating Reaffirmed
 
Rating Action
Total Bank Loan Facilities Rated Rs.250 Crore
Long Term Rating CRISIL A-/Stable (Reaffirmed)
1 crore = 10 million
Refer to annexure for Details of Instruments & Bank Facilities
Detailed Rationale

CRISIL has reaffirmed its 'CRISIL A-/Stable' rating on the long-term bank facilities of Lemon Tree Hotels Limited (LTHL; part of the Lemon Tree group).
 
The reaffirmation factors in the proposed acquisition of Berggruen Hotels Pvt Ltd (BHPL) by Fleur Hotels Pvt Ltd (Fleur; owned 58% by LTHL and 42% by APG Asset Management Company {APG}). The acquisition will be at an enterprise value of Rs 605 crore, of which the purchase price will be Rs 471 crore, and the remainder will be BHPL's debt being acquired.  APG will fund up to Rs 360 crore of the purchase price, while the Lemon Tree group will bring in the remaining Rs 111 crore from internal accrual and available cash balance.
 
BHPL owns 936 rooms and manages 975 rooms under the 'Keys' brand in 21 Indian cities. The acquisition is expected to increase LTHL's market share in the mid-scale hotel segment and provide access to 11 new geographies in India. BHPL reported revenue and earnings before interest, tax, depreciation and amortisation (EBITDA) of Rs 78 crore and Rs 9 crore respectively for fiscal 2018. LTHL's expertise and marketing network should improve BHPL's operating performance through increase in both average room rent (ARR) and occupancy rates (OR).
 
While equity infusion by APG is expected to keep the leverage of the group stable at less than 1 time over the medium term, improving performance of the Keys' portfolio will be a key monitorable.
 
For fiscal 2019, LTHL reported an operating profit of Rs 169 crore (Rs 136 crore the previous fiscal). Profitability, though improving, was lower than expectations due to delay in commissioning of the Pune and Mumbai hotels. The Pune hotel began commercial operations in December 2018 and Mumbai hotel in June 2019. Nonetheless, operating profitability should increase at faster pace with ramp up of newly commissioned properties further supported by established brand and healthy OR and ARRs across locations.
 
Debt protection metrics remain below-average on account of the sustained growth phase of the company and time taken to ramp-up new capacities. Debt to EBITDA and interest coverage ratios remained stretched at 7.1 times and 2.1 times, respectively, for fiscal 2019; albeit improved from 7.4 and 1.8 times, respectively, for fiscal 2018. This is because a significant portion of debt has been taken for under-construction or newly commissioned properties which have not yet started contributing significantly to EBITDA. For fiscal 2020, debt to EBITDA and interest coverage are expected to improve to around 6.0 times and 2.3 times respectively.
 
The rating continues to reflect the Lemon Tree group's established market position in the hotel industry, geographically diverse revenue profile, and healthy financial flexibility 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).

Analytical Approach

For arriving at the rating, CRISIL has combined the business and financial risk profiles of LTHL and its subsidiaries, 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.

Please refer Annexure - List of entities consolidated, which captures the list of entities considered and their analytical treatment of consolidation.

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 economy, mid-scale, and budget. Geographical diversity ' 30 hotels in 13 cities - also supports revenue. Apart from its owned portfolio, LTHL also had management contracts with 24 hotels across India as on March 31, 2019. Additionally, the company will now also have 7 owned and 14 managed Keys Hotels in its portfolio. 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 around 75% and Rs 4,200, respectively, in fiscal 2019, from 66% and Rs 2,900, respectively, in fiscal 2014. 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 over Rs 1500 crore has been raised between fiscals 2006 and 2019, irrespective of the funding climate, which reflects high financial flexibility. Hence, capital structure has remained comfortable, with gearing below 1 time since fiscal 2013. 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 31 operational hotels with around 3,500 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. Debt to EBITDA and interest coverage was stretched at 7.1 times and 2.1 times respectively, for fiscal 2019. However, with favourable interest rates, increasing ARRs for established properties, and successful ramp up of new hotels, these ratios are expected to improve to about 6.0 times and 2.3 times for fiscal 2020. 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 1-3% range during fiscals 2013-16, and improved only marginally to 5% in fiscal 2019. 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.
Liquidity

Expected cash accrual of Rs 120-300 crore should amply cover debt obligations of Rs 60-100 crore, per fiscal over the medium term. Liquidity is also supported by improving net cash accrual due to ramp up of properties and long debt tenures leading to manageable yearly debt repayment. Further, the proven ability to raise equity and contract debt on attractive terms supports financial flexibility.

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 and successful ramp up of newly established hotels. 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.

In fiscal 2020, the Lemon Tree Group announced acquisition of BHPL, which owns and operates 21 hotels under the Keys Hotels brand name across India.

Key Financial Indicators
As on/for the period ended March 31 Unit 2019 2018
Revenue Rs crore 550 485
Profit After Tax (PAT) Rs crore 56 15
PAT Margin % 10.2 3.0
Adjusted debt/Adjusted networth Times 0.9 0.8
Interest coverage Times 2.1 1.8

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 - List of Entities Consolidated
Name of entities Extent of consolidation Rationale for consolidation
Fleur Hotels Pvt. Ltd. Full Strong managerial, operational and financial linkages
Begonia Hotels Pvt. Ltd. Full Strong managerial, operational and financial linkages
Canary Hotels Pvt. Ltd. Full Strong managerial, operational and financial linkages
Carnation Hotels Pvt. Ltd. Full Strong managerial, operational and financial linkages
Dandelion Hotels Pvt. Ltd.  Full Strong managerial, operational and financial linkages
Lemon Tree Hotel Company Pvt. Ltd. Full Strong managerial, operational and financial linkages
Manakin Resorts Pvt. Ltd. Full Strong managerial, operational and financial linkages
Meringue Hotels Pvt. Ltd. Full Strong managerial, operational and financial linkages
Nightingale Hotels Pvt. Ltd Full Strong managerial, operational and financial linkages
Oriole Dr. Fresh Hotels Pvt. Ltd. Full Strong managerial, operational and financial linkages
Sukhsagar Complexes Pvt. Ltd. Full Strong managerial, operational and financial linkages
PSK Resorts & Hotels Pvt. Ltd. Full Strong managerial, operational and financial linkages
Red Fox Hotel Company Pvt. Ltd. Full Strong managerial, operational and financial linkages
Grey Fox Project Management Co Pvt. Ltd. Full Strong managerial, operational and financial linkages
Valerian Management Services Pvt. Ltd. Full Strong managerial, operational and financial linkages
Celsia Hotels Pvt. Ltd. Full Strong managerial, operational and financial linkages
Inovoa Hotels And Resorts Ltd. Full Strong managerial, operational and financial linkages
Iora Hotels Pvt. Ltd. Full Strong managerial, operational and financial linkages
Ophrys Hotels Pvt. Ltd. Full Strong managerial, operational and financial linkages
Hyacinth Hotels Pvt. Ltd. Full Strong managerial, operational and financial linkages
Celsia Hotels Pvt. Ltd. Full Strong managerial, operational and financial linkages
Mind Leaders Learning India Pvt. Ltd. Equity method Joint Venture/Associate - Proportionate consolidation
Pelican Facilities Management Pvt. Ltd. Equity method Joint Venture/Associate - Proportionate consolidation
Annexure - Rating History for last 3 Years
  Current 2019 (History) 2018  2017  2016  Start of 2016
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  22-03-19  CRISIL A-/Stable  02-07-18  CRISIL A-/Stable  28-07-17  CRISIL A-/Stable  10-06-16  CRISIL BBB+/Positive  CRISIL BBB+/Stable 
            29-06-18  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
Overdraft 20 CRISIL A-/Stable Overdraft 20 CRISIL A-/Stable
Term Loan 230 CRISIL A-/Stable Term Loan 230 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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