Rating Rationale
November 09, 2020 | Mumbai
Max Towers Private Limited
'CRISIL A/Stable' assigned to bank debt
 
Rating Action
Total Bank Loan Facilities Rated Rs.117 Crore
Long Term Rating CRISIL A/Stable (Assigned)
1 crore = 10 million
Refer to annexure for Details of Instruments & Bank Facilities
Detailed Rationale

CRISIL has assigned its 'CRISIL A/Stable' ratings to the facilities of Max Towers Private Limited (Max Towers). Max Towers owns 2.9 lakh square feet (sqft; excluding 60,000 sqft of common area) of commercial project in sector 16, Noida. The project was completed in fiscal 2020 and presently 75% of the area has been leased out.
 
The ratings reflects strong managerial and financial support from the ultimate parent, Max Ventures and Industries Ltd (MVIL) and healthy debt protection metrics. These strengths are partially offset by susceptibility to volatility in interest rates and occupancy level and susceptibility to volatility in the real estate sector.
 
CRISIL has also considered measures taken by the central government to contain the spread of Covid-19. Muted economic activity or extended periods of work-from-home adopted by certain corporates may lead to build up of vacancy in the near term. CRISIL will continue to monitor events around the pandemic.

Analytical Approach

The ratings factor in support from the ultimate parent, MVIL, which has also guaranteed the debt of Max Towers and there is common management between the two. Managerial and financial support from MVIL is likely to continue. Financial flexibility of the group has been used in the past as well, by raising funds at the parent and subsidiaries level to extend support across group companies, including the real estate business in Max Estates Ltd (MEL). MVIL has also supported the project funding of Max Towers. Furthermore, presence of a common group name ensures high moral obligation on MVIL to support Max Towers, if required.

Key Rating Drivers & Detailed Description
Strengths
* Strong operational and management support from the ultimate parent, MVIL
Max Towers is a 100% subsidiary of MEL, which in turn is a wholly owned subsidiary of MVIL. MVIL through MEL had funded the development of Max Towers under Max Towers. It is the first completed asset in the group whose rentals have commenced. The common area maintenance of Max Towers is being also done by another subsidiary of MVIL, Max Asset Services Ltd.
 
MVIL has demonstrated high financial flexibility by raising around Rs 900 crore in the past 3-4 years ' Rs 200 crore through a stake sale in MSFL, Rs 150 crore preference share allotment, Rs 450 crore through rights issue in MVIL and around Rs 80 crore for partnership a real estate project in Noida. These funds have mainly been used for its real estate projects. Moreover, MVIL has also guaranteed the debt of Max Towers. MVIL had cash and bank balance of around Rs 120 crore as on September 30, 2020.
 
* Healthy debt protection metrics
The company has low existing debt with lease rental discounting (LRD) loan of Rs 86 crore. Average debt service coverage ratio (DSCR) is expected to remain strong at over 1.9 times at these debt levels. Debt protection metrics are supported by adequate liquidity in the form of a debt service reserve account (DSRA) of Rs 3.68 crore, covering four months of debt obligation. Furthermore, current long term lease agreements have a lock-in period of 3 years, protecting cash flows. While the debt protection metrics are expected to be remain comfortable with additional debt of Rs 60-80 crore, there are no new projects being assessed under Max Towers or MVIL for using these funds. However, any increase in borrowings beyond commensurate revenue stream, will impact the financial risk profile and hence will remain a key monitorable.
 
Weaknesses
* Susceptibility to fluctuations in interest rates and occupancy
Cash inflow is susceptible to volatility in occupancy or realisations (a function of rentals per sq ft), while cash outflow is relatively fixed except for fluctuations in interest rates (as they are floating). Max Towers has a single asset providing lower cash flow fungibility. It became operational in fiscal 2020 and total available area to be leased out (excluding common area of 60,000 sqft) is 2.9 lac sqft, out of which 75% is already leased out. The average rentals at present around Rs 100 per sqft. The economic impact of the pandemic poses a downside risk to occupancy as it can materially impact market rentals and demand. Time taken for renewal/leasing of the balance area at better or equivalent terms compared with existing agreements will be critical. Although cash flow will be able to absorb the impact of fluctuations in interest rates and occupancy partially, these remain key monitorables.
 
* Susceptibility to volatility in the real estate sector
Rental collection (key source of revenue) is susceptible to economic downturns, which may constrain the tenants' business risk profile and, therefore, occupancy and rental rates. Emergence of competing facilities in the vicinity could also have the potential to cannibalise tenants or rental rates.
Liquidity Adequate

DSCR is expected to remain above 1.0 time in fiscal 2021 and around 1.9 times throughout the tenure of existing debt of Rs 86 crore. Cash accrual should sufficiently cover estimated yearly debt servicing obligations of Rs 10-11 crore between fiscals 2021 to 2023. Liquidity will also be supported by DSRA equivalent to 3 months of debt servicing obligations. As on September 30, 2020, DSRA of Rs 3.68 crore had been created (almost 4 months of debt servicing) while cash balances of Rs 0.8 crore were additionally available. Liquidity is further supported through a comfortable LTV ration of around 20%. Support is also likely to be available from MVIL, if required.

Outlook: Stable

CRISIL believes Max Towers's debt protection metrics will remain strong, backed by steady cash flow from lease rentals and support from MVIL.
 
Rating sensitivity factors
Upward factor:
* Sustained increase in rental income by over 20% year-on-year while maintaining costs, thereby generating surplus revenue
* Substantial reduction in debt because of prepayment
 
Downward factors:
* Draw down of any additional debt leading to overall indebtedness of over Rs 150 crore
* Lower-than-expected cash flow because of higher vacancy or lower-than-expected lease rental rates
* Diminution in support from the parent, MVIL

About the Company

Max Towers, incorporated in 2016 and acquired by MEL in 2017 and has developed a single commercial project 'Max Towers' in Sector 16, Noida. The total leasable area is 2.93 lakh sq ft, out of which about 2.2 lakh sq ft has been leased out till October 31, 2020.

Key Financial Indicators
As on/for the period ended March 31   2020 2019
Revenue Rs crore 369 NA
Profit after tax (PAT) Rs crore 17 -3
PAT margin % 2.1 NA
Adjusted debt/adjusted networth Times 0.25 0.72
Interest coverage Times 3.21 NA

Any other information: Not applicable

Note on complexity levels of the rated instrument:
CRISIL complexity levels are assigned to various types of financial instruments and are included (where applicable) in the Annexure -- Details of Instrument in this Rating Rationale. For more details on the CRISIL complexity levels, please visit www.crisil.com/complexity-levels.
Annexure - Details of Instrument(s)
ISIN Name of Instrument Date of Allotment Coupon Rate (%) Maturity Date Issue Size (Rs. Crore) Complexity Level Rating Assigned with Outlook
NA Rupee Term Loan NA NA Nov-31 117 NA CRISIL A/Stable
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
Fund-based Bank Facilities  LT/ST  117.00  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
Rupee Term Loan 117 CRISIL A/Stable -- 0 --
Total 117 -- Total 0 --
Links to related criteria
CRISILs Approach to Financial Ratios
CRISILs Bank Loan Ratings - process, scale and default recognition
CRISILs criteria for rating debt backed by lease rentals of commercial real estate properties
The Rating Process

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