Rating Rationale
January 10, 2019 | Mumbai
Mahindra Lifespace Developers Limited
 Rating upgraded to 'CRISIL AA/Stable'
 
Rating Action
Rs.200 Crore Non-Convertible Debentures CRISIL AA/Stable (Upgraded from 'CRISIL AA-/Stable')
1 crore = 10 million
Refer to annexure for Details of Instruments & Bank Facilities
Detailed Rationale

CRISIL has upgraded its rating on non-convertible debentures (NCDs) of Mahindra Lifespace Developers Limited (MLDL) to 'CRISIL AA/Stable' from 'CRISIL AA-/Stable'.

The rating upgrade reflects improving operating metrics with healthy collections and sales in FY 2017-18 and H1'FY 2018-19, with adequate salability and construction progress in ongoing projects; along with improvement in financial risk profile given significant deleveraging over the last 18 months. Further, the rating continues to reflect strong support from its parent, Mahindra & Mahindra Ltd (M&M; rated 'CRISIL AAA/Stable/CRISIL A1+'), MLDL's strong brand name, high salability of projects, established track record, and focus on execution.

Nevertheless, these rating strengths are partially offset by moderately sized and concentrated land bank, and exposure to risks and cyclicality inherent in both residential and commercial segments of the real estate sector.

Analytical Approach

For arriving at its ratings, CRISIL has combined the business and financial risk profiles of MLDL with some of its subsidiaries & joint ventures (JVs). This is because these entities operate in the real estate and related space, with significant operational and financial linkages with MLDL, and share a common management with the parent entity.
 
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 support from parent, M&M
MLDL represents the Mahindra group's interest in real estate, and is strategically important to the parent given its visibility and branding as a Mahindra venture. M&M oversubscribed to a rights issue by MLDL in fiscal 2018, in which it invested about Rs. 157 crore. The rating also factors in MLDL's financial flexibility arising from ability to raise funds in the capital markets, and management and operational support from M&M.
 
* MLDL's strong brand name, high saleability of projects, established track record and focus on execution
The company has an established track record, backed by a strong brand name, focus on timely execution and high salability of projects. Its current ongoing projects have reported adequate bookings, with about 50% area sold, and around 67% of construction completed as on September 30, 2018. MLDL has cumulatively completed 15.23 million square feet (msf) of residential real estate across the premium, mid-income, and affordable housing segments in Mumbai Metropolitan Region (MMR), National Capital Region (NCR), Chennai, Hyderabad, Pune, Bangalore and Nagpur. Currently, the company has ongoing projects with 4.15 msf area under development, and is planning to launch another 4.41 msf over the medium term.
In H1'FY 2018-19, MLDL has achieved healthy sales of Rs. 400 crore as against Rs. 249 crore in H1 FY 2017-18, with collections of Rs. 467 crore vis-Ã''' -vis Rs. 262 crore in H1'FY 2017-18. This was driven by a larger number of launches in this period, and reflects continued healthy salability of the company's launches. 

* Improving financial risk profile
Gearing had improved owing to significant deleveraging over the last 18 months, with external debt reducing from Rs. 1568 crore as on March 31, 2017 to Rs. 1085 crore as on September 30, 2018. This was driven by raising of about Rs. 293 crore in a rights issue in fiscal 2018, raising of funds for residential projects via JVs, strategic partnership with IFC which has invested Rs. 325 crore in the integrated business parks at Jaipur & Ahmedabad, and healthy surpluses generated in the company's residential projects. Consequently, gearing has improved from 0.9x as on March 31, 2017 to 0.6x as on September 30, 2018. Going ahead, debt levels are likely to remain low, given funding via JVs will continue, minimal investment by MLDL is expected in the commercial segment, and healthy cashflows expected from residential projects. 

Weakness
* Exposure to risks and cyclicality inherent in the residential and integrated cities segment of the real estate sector
MLDL remains vulnerable to risks and cyclicality inherent in both residential commercial segments of the real estate sector, which may result in volatility in both salability and realizations.

In its residential segment, the company benefits from diversified presence across segments (Luxury, mid-premium and value) and across several cities. However, its projects in Gurgaon (NCR) & Bangalore comprise a sizable portion of its overall portfolio by value. 

In its commercial segment, MLDL is developing integrated business city projects in Chennai, Jaipur and Ahmedabad. In its commercial segment, total sale of area on long term lease is subject to local demand which depends on industrial activity. MLDL has entered into a strategic partnership with International Finance Corporation for its projects in Jaipur and Ahmedabad.

* Concentrated and moderately-sized land bank
MLDL currently has a relatively weak land bank of 10.4 msf, of which 9.5 msf is in a single site at Mahindra World City Chennai. Nevertheless, the existing land bank and subsequent phases of ongoing projects should sustain current pace of development in the near term. Going ahead, land could either be acquired independently, or through the joint development model. Any major, debt-funded land acquisition which results in significant weakening of capital structure will remain a key rating monitorable.
Outlook: Stable

CRISIL believes MLDL will continue to maintain its adequate business and financial risk profiles, given its strong brand name and execution capabilities, while improving its land bank in the near to medium term.

Upside scenario:
* Higher-than-expected turnover of the ongoing and proposed residential and integrated business city segments, leading to an improvement in operating cash flows
* Increase in shareholding by M&M or higher strategic importance of MLDL

Downside scenario
* Sharp decline in revenue and profitability, triggered by slackened salability of its existing and proposed projects, or significantly larger-than-expected debt-funded land acquisitions.
* Any change in the strategic importance of MLDL to M&M

Liquidity: Adequate
MLDL has adequate liquidity driven by cash equivalents of about Rs. 210 crore as on September 30, 2018 and minimally utilized fund based facilities of Rs. 200 crore. The company is expected to continue generating healthy surplus cashflows from its residential projects in the near to medium term. In its commercial segment, the company generates stable O&M/lease rental income of about Rs. 80 crore per year, while incremental investments are expected to be low. The company, including its subsidiaries and JVs has long term repayment obligations around Rs. 380 crore in FY19 and about Rs. 240 crore in FY20. CRISIL expects internal accruals, cash & cash equivalents and unutilized bank lines to be sufficient to meet its repayment obligations as well as incremental construction costs. Moreover, CRISIL expects MLDL's parent, M&M to provide need based support, in case of exigencies.

About the Company

MLDL was incorporated as Gesco Corporation Ltd in 1999, renamed Mahindra Gesco Developers Ltd in fiscal 2003, and later to its current name in fiscal 2008. It operates mainly in two major segments - residential development and integrated business cities.

MLDL is executing integrated business city projects in Chennai through Mahindra World City Developers Ltd (MWCDL) (held 89%) and Mahindra Industrial Park Chennai Ltd (MIPCL; 60:40 JV between MWCDL and Sumitomo Corporation), and in Jaipur via MWCJL (74:26 JV with Rajasthan Industrial Development and Investment Corporation (RIICO)). Further, it has acquired land in Ahmedabad via its subsidiary, Mahindra Industrial Parks Pvt Ltd (MIPPL; held 100%). It has a strategic partnership with International Finance Corporation (IFC) for development of the industrial parks in Jaipur and Ahmedabad.

In its residential segment, MLDL is developing projects in Gurgaon (NCR) and Bangalore through its 75:25 JV with Actis, Mahindra Homes Private Limited, and projects in MMR through its 51:49 JV with HDFC Capital, Mahindra Happinest Developers Ltd.  
MLDL is listed on the Bombay Stock Exchange and the National Stock Exchange, and M&M held 51.54% stake in MLDL as on September 30, 2018.

Key Financial Indicators (Consolidated)
As on / for the period ended March 31 Units 2018 2017
Revenue Rs crore 566 762
Profit after tax Rs crore 101 102
PAT margin % 17.8 13.4
Adjusted debt/adjusted networth Times 0.6 0.6
Interest coverage Times 1.4 2.5

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
INE813A07031 Debentures^ 4-Apr-13 8% 4-Apr-18 200 CRISIL AA/Stable
^CRISIL is awaiting confirmation from the issuer before withdrawing ratings on these instruments
 
Annexure - Details of Consolidation 
S. No Name of Entity  
1 Mahindra World City (Jaipur) Ltd (MWCJL)
2 Mahindra Industrial Parks (MIPPL)
3 Mahindra World City Developers Ltd (MWCDL)
4 Mahindra Industrial Park Chennai Ltd (MIPCL)
5 Mahindra Integrated Township Ltd (MITL)
6 Mahindra Residential Developers Ltd (MRDL)
7 Mahindra Happinest Developers Ltd (MHDL)  
8 Mahindra Bloomdale Developers Ltd (MBDL)  
9 Mahindra Homes Pvt. Ltd (MHPL)
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
Non Convertible Debentures  LT  0.00
10-01-19 
CRISIL AA/Stable          30-12-17  CRISIL AA-/Stable  16-12-16  CRISIL AA-/Stable  CRISIL AA-/Stable 
Fund-based Bank Facilities  LT/ST    --    --    --  30-12-17  Withdrawn  16-12-16  CRISIL AA-/Stable  CRISIL AA-/Stable 
Non Fund-based Bank Facilities  LT/ST    --    --    --  30-12-17  Withdrawn  16-12-16  CRISIL A1+  CRISIL A1+ 
All amounts are in Rs.Cr.
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 Criteria for Consolidation
CRISILs Criteria for rating short term debt

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