Rating Rationale
January 31, 2020 | Mumbai
Mahindra Lifespace Developers Limited
'CRISIL AA/Stable' assigned to bank debt; NCD Withdrawn
 
Rating Action
Total Bank Loan Facilities Rated Rs.100 Crore
Long Term Rating CRISIL AA/Stable (Assigned)
 
Rs.200 Crore Non Convertible Debentures CRISIL AA/Stable (Withdrawn)
1 crore = 10 million
Refer to annexure for Details of Instruments & Bank Facilities
Detailed Rationale

CRISIL has assigned its 'CRISIL AA/Stable' rating to the long term bank facilities of Mahindra Lifespace Developers Limited (MLDL).

CRISIL has also withdrawn its ratings on non-convertible debentures (NCDs) (See Annexure 'Details of Rating Withdrawn' for details) of MLDL since these are completely redeemed. The rating action is in line with CRISIL's policy on withdrawal of ratings.

The ratings continue to reflect strong support from its parent, Mahindra and Mahindra Ltd (M&M; rated 'CRISIL AAA/Stable/CRISIL A1+'), MLDL's strong brand name, high salability, healthy collections and construction progress of on-going projects and established track record. 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. The list of entities consolidated are included in Table 1. CRISIL has also applied its parent notch-up framework to factor in distress support available from M&M owing to its strategic importance to the parent.

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:
* 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 48% area sold, and around 55% of construction completed as on December 31, 2019. MLDL has cumulatively completed 17.27 million square feet (msft) 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 3.72 msft area under development, and is planning to launch another 4.25 msft over the medium term.

In FY19, MLDL has achieved healthy sales of Rs. 1,023 crore (FY18: Rs. 611 crore), with collections of Rs. 963 crore (FY18: Rs. 603). This was driven by a larger number of launches in this period, and reflects continued healthy salability of the company's launches. 

In 9M'FY20, MLDL reported sales of Rs. 422 crore (9MFY19: Rs. 615 crore) from sales of 0.67 msft area (9MFY19: 1.04 msft) and construction expense of 178 crore (9MFY19: Rs. 229 crore) from 0.87 msft (9MFY19: 0.80 msft) area constructed. This slowdown is sales and construction activity was on account of delay in receipt of regulatory approvals for project launches; the launches are likely in subsequent quarters. Nevertheless, collections continued to remain healthy (9MFY20: INR 734 crore; 9MFY19: Rs. 662 crore). 

* Healthy financial risk profile
Adjusted gearing had improved owing to significant deleveraging over FY18-FY19, with external debt reducing from Rs. 1568 crore as on March 31, 2017 to Rs. 839 crore as on December 31, 2019. 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 approximately Rs. 275 crore in the integrated business parks at Jaipur & Ahmedabad, and healthy surpluses generated in the company's residential projects. Consequently, adjusted gearing has improved to 0.27x on December 31, 2019 (FY19: 0.38x; FY18: 0.48x; FY17: 0.9x). Going ahead, debt levels are likely to remain low, given funding via JVs will continue, modest investment by MLDL in the commercial segment, and healthy cashflows expected from residential projects. 

Weaknesses:
* 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 msft, of which 9.5 msft is in a single site at Mahindra World City Chennai. MLDL has executed three land deals in Pune, Bengaluru and Kalyan region with a combined developmental potential of 2.29 msft for the premium residential real estate segment. 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.
Liquidity Strong

MLDL has adequate liquidity driven by cash equivalents of about Rs. 282 crore and minimally utilized fund based facilities of Rs. 385 crore as on September 30, 2019. 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 modest. The company, including its subsidiaries and JVs has long term repayment obligations around Rs. 104 crore in FY20 and about Rs. 75 crore in FY21. 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.

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 medium term.

Rating Sensitivity factors
Upward factors:
* Improvement in developmental track record and potential  in residential segment to above 30 msft backed by adequate land bank leading to improvement in market position while maintaining healthy financial risk profile 
* Increase in shareholding by M&M or higher strategic importance of MLDL

Downward factors:
* 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.
* A downgrade in the rating of M&M by one notch
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 50:50 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 51.52% stake in MLDL as on December 31, 2019.

Key Financial Indicators - (Consolidated)
As on / for the period ended March 31 Units 2019 2018
Revenue Rs crore 592.83 566.19
Profit after tax Rs crore 118.66 97.09
PAT margin % 19.6 17.8
Adjusted debt/adjusted networth Times 0.12 0.23
Interest coverage Times 2.06 1.46

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 Proposed Fund-Based Bank Limits NA NA NA 100 CRISIL AA/Stable
 
Annexure - Details of Rating Withdrawn
ISIN Name of Instrument Date of Allotment Coupon Rate (%) Maturity Date Issue Size
(Rs. Cr)
INE813A07031 Debentures 4-Apr-13 8% 4-Apr-18 200
 
Annexure - List of entities consolidated
Name of Entity Extent of Consolidation Rationale for Consolidation
Mahindra World City (Jaipur) Ltd (MWCJL) Full consolidation All 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
Mahindra Industrial Parks (MIPPL) Full consolidation
Mahindra World City Developers Ltd (MWCDL) Full consolidation
Mahindra Industrial Park Chennai Ltd (MIPCL) Full consolidation
Mahindra Integrated Township Ltd (MITL) Full consolidation
Mahindra Residential Developers Ltd (MRDL) Full consolidation
Mahindra Happinest Developers Ltd (MHDL) Full consolidation
Mahindra Bloomdale Developers Ltd (MBDL) Full consolidation
Mahindra Homes Pvt. Ltd (MHPL) Full consolidation
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
Non Convertible Debentures  LT  0.00
31-01-20 
Withdrawn     10-01-19  CRISIL AA/Stable      30-12-17  CRISIL AA-/Stable  CRISIL AA-/Stable 
Fund-based Bank Facilities  LT/ST  100.00  CRISIL AA/Stable    --    --    --  30-12-17  Withdrawn CRISIL AA-/Stable 
Non Fund-based Bank Facilities  LT/ST    --    --    --    --  30-12-17  Withdrawn  CRISIL A1+ 
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
Proposed Fund-Based Bank Limits 100 CRISIL AA/Stable Bank Guarantee 25 Withdrawn
-- 0 -- Proposed Bank Guarantee 25 Withdrawn
-- 0 -- Proposed Long Term Bank Loan Facility 450 Withdrawn
Total 100 -- Total 500 --
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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