Rating Rationale
December 05, 2017 | Mumbai
MAS Rural Housing and Mortgage Finance Limited
Rating upgraded to 'CRISIL A-/Stable'
 
Rating Action
Total Bank Loan Facilities Rated Rs.24.77 Crore
Long Term Rating CRISIL A-/Stable (Upgraded from 'CRISIL BBB+/Stable')
1 crore = 10 million
Refer to annexure for Details of Instruments & Bank Facilities
Detailed Rationale

CRISIL has upgraded its rating on the long-term bank facility of MAS Rural Housing and Mortgage Finance Limited (MAS Housing) to 'CRISIL A-/Stable' from 'CRISIL BBB+/Stable'.
 
The upgrade in rating primarily reflects significant improvement in the capital structure of MAS Financial Services Ltd (MAS Financial) and MAS Housing (collectively referred to as the MAS group), following the initial public offer by MAS Financial in October 2017. Through this IPO, MAS Financial issued shares worth around Rs 460 crore, out of which Rs 233 crore was raised through a fresh issue of equity shares, while the rest was an offer for sale. The group had also raised Rs 135 crore in pre-IPO round of funding by issuing shares to the Motilal Oswal group, leading to total increase in capital of Rs 368 crore in the last three quarters. As a result, networth rose to Rs 690 crore post the IPO from Rs 396 crore as on March 31, 2017. Adjusted gearing1 also came down to 4.2 times post the IPO, from 6.3 times as on March 31, 2017. The adjusted gearing of the group is expected to remain within 7 times in the medium term. Improvement in capital base should support incremental business growth. Further, the upgrade in rating also factors in adequate earnings profile demonstrated by the group.
 
CRISIL's rating continues to reflect the support expected from the parent, MAS Financial (rated 'CRISIL A1+(SO)') because of its strategic importance to the latter. These strengths are partially offset by MAS Housing's limited track record, small scale of operations in the housing finance business, and its inherently weak borrower segment.

Analytical Approach

For arriving at MAS Housing's rating, CRISIL has factored in MAS Housing's strategic importance to, and significant support expected from, the parent, MAS Financial.

Key Rating Drivers & Detailed Description
Strengths
* Support from, and strategic importance to its parent
MAS Housing, a housing finance company, provides diversity to the lending mix of MAS Financial. While the company currently accounts for 5% of the MAS group's assets under management (AUM), it will be a key focus area for the group. MAS Financial holds 59.6% equity stake in MAS Housing, while the rest is held by promoters and management. The shared name increases the parent's moral obligation to offer management, operational, and financial support to MAS Housing.
 
* Adequate capitalisation
MAS Housing, with an adjusted networth of Rs 26 crore, is adequately capitalized for its current and proposed scale of operations. Adjusted gearing of the company, while has increased, remains comfortable at 4.7 times as on March 31, 2017 (3.1 times as on March 31, 2015). Further, with the proceeds from the IPO of MAS Financial, the MAS group's networth has also increased to around Rs 690 crore as against networth of Rs 396 crore as on March 31, 2017. At a consolidated level, adjusted gearing of the group has improved to 4.2 times post the IPO, from 6.3 times as on March 31, 2017.
 
Weaknesses
* Limited track record and small scale of operations
MAS Housing, incorporated in 2007, commenced full-fledged operations only in fiscal 2010. The scale-up has been gradual, with a low AUM of Rs 189 crore as on September 30, 2017.  However, the company has seen good traction in the loan book in recent years, with a four-year compound annual growth rate of 44%. The company mainly caters to markets of Gujarat, Maharashtra, Rajasthan and Madhya Pradesh, and now plans to enter South India, too. While MAS Housing will benefit from MAS Financial's experience in the retail finance space, CRISIL believes the former will remain a small player in the overall housing finance industry over the medium term. 
 
* Inherently weak credit profile of borrowers
The borrower segment serviced by MAS Housing has an inherently weak credit profile. It caters to borrowers having a monthly income of Rs 20,000'Rs 40,000 in rural and semi-urban areas.  Further, the company also provides loans to builders which constitutes 32% of the total AUM as on September 30, 2017. However, the high granularity of the home loan portfolio (average ticket size of Rs 7-10 lakh) offsets credit risks to a certain extent. Also, while the overall GNPA remains low at 0.4% as on September 30, 2017, the seasoning of the loan book is limited. The company' ability to scale up its portfolio, while maintaining healthy asset quality, will be a key monitorable.
Outlook: Stable

CRISIL believes MAS Housing will continue to receive operational and financial support from its parent, MAS Financial. The outlook may be revised to 'Positive' in case of an improvement in credit risk profile of MAS Financial in CRISIL's view. The outlook may be revised to 'Negative' if MAS Housing reports weakening of asset quality, or if it receives lesser-than-expected support from MAS Financial. An adverse change in the ownership structure of MAS Housing, or deterioration in credit risk profile of MAS Financial in CRISIL's view, may also lead to a revision in the outlook of MAS Housing to 'Negative'.

About the Company

MAS Housing was incorporated in 2007, as a subsidiary of MAS Financial. MAS Housing mainly operates in rural and semi-urban areas of Gujarat, Maharashtra, Rajasthan, and Madhya Pradesh. The company's AUM stood at Rs 188 crore as on September 30, 2017 (176 crore as on March 31, 2017).
 
Profit after tax (PAT) was Rs 2.0 crore on net income of Rs 23.3 crore in FY17, against Rs 1.5 crore and Rs 15.8 crore, respectively, in fiscal 2016. PAT stood at Rs 1.3 crore for the first half of fiscal 2018, as against Rs 0.8 crore in the corresponding period of previous fiscal.

1Adjusted for managed assets

Key Financial Indicators
As on / for the period ended September 31   2017 2016
Total assets Rs crore 191.8 187.2
Total income Rs crore 13.2 11.3 
Profit after tax Rs crore  1.3 0.8 
Gross NPA %  0.4 0.4 
Adjusted gearing Times   5.8 5.2  
Return on assets % 1.3 1.1 

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
NA Long-term bank facility NA NA NA 24.77 CRISIL A-/Stable
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
Fund-based Bank Facilities  LT/ST  24.77  CRISIL A-/Stable    No Rating Change    No Rating Change    No Rating Change    No Rating Change  CRISIL BBB+/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
Long Term Bank Facility 24.77 CRISIL A-/Stable Long Term Bank Facility 24.77 CRISIL BBB+/Stable
-- 0 -- Proposed Long Term Bank Loan Facility 75.23 Withdrawal
Total 24.77 -- Total 100 --
Links to related criteria
CRISILs Bank Loan Ratings - process, scale and default recognition
Rating Criteria for Finance Companies
CRISILs Criteria for Consolidation

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