Rating Rationale
March 04, 2019 | Mumbai
PNB Housing Finance Limited
'CRISIL AA+/Stable' assigned to Lower Tier II bonds
 
Rating Action
Total Bank Loan Facilities Rated Rs.4000 Crore
Long Term Rating CRISIL AA+/Stable (Reaffirmed)
 
Lower Tier II Bonds Aggregating Rs.400 Crore CRISIL AA+/Stable (Assigned)
Lower Tier II Bonds Aggregating Rs.500 Crore CRISIL AA+/Stable (Reaffirmed) 
Non-Convertible Debentures Aggregating Rs.5700 Crore^ CRISIL AA+/Stable (Reaffirmed)
Rs.18500 Crore Fixed Deposit Programme FAAA/Stable (Reaffirmed)
Rs.26000 Crore Commercial Paper Programme  CRISIL A1+ (Reaffirmed)
1 crore = 10 million
Refer to annexure for Details of Instruments & Bank Facilities
^including Rs.1100 crore, previously classified as bonds
Detailed Rationale

CRISIL has assigned its 'CRISIL AA+/Stable' rating to the Rs 400 crore Tier II bonds of PNB Housing Finance Limited (PNB Housing). CRISIL has also reaffirmed its 'CRISIL AA+/FAAA/Stable/CRISIL A1+' ratings on the existing debt instruments and bank facilities of the company.  

The ratings continue to reflect the significant scale-up in the loan book, accompanied by comfortable asset quality metrics. Capitalisation remains comfortable, providing a healthy cover for any asset-side risks. These rating strengths are partially offset by the average, albeit improving, earnings profile. CRISIL will also continue to monitor the asset quality of the company as the portfolio seasons.

The ratings also factors in the brand-sharing benefits that PNB Housing derives from its parentage by Punjab National Bank (PNB, rated: 'CRISIL AA+/CRISIL AA-1/Stable'), its largest shareholder. PNB is currently in the process of selling its stake in PNB Housing; CRISIL will continue to closely monitor further developments on this front.

Consequent to redemption, CRISIL has also withdrawn its rating on non-convertible debentures of Rs 1530 crore (See Annexure 'Details of rating withdrawn' for details) in line with its withdrawal policy. CRISIL has received independent confirmation that these instruments are fully redeemed.

Analytical Approach

CRISIL has fully consolidated the business and financial risk profile of PNB Housing and its subsidiary given the managerial, operational and financial linkages. The ratings also factor in the brand-sharing benefits from the parentage of PNB.

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
* Comfortable capitalisation with healthy cushion against asset-side risks: 
PNB Housing has comfortable capitalization. The net worth and overall capital adequacy ratio were around Rs 7,162 crore and 14.5%, respectively, as on December 31, 2018 (Rs 6305 crore and 16.69% on March 31, 2018). As on the same date, networth coverage for net NPAs was high at around 27 times. Adjusted gearing increased to 10.90 times (gearing 9.7 times) as on December 30, 2018, from 9.4 times (gearing 8,6 times) as on March 31, 2018. While gearing may increase from current levels, PNB Housing's board is committed to not exceed gearing above 10-11 times over the medium term, supported by regular capital raising. This, however, remains a key monitorable.
 
* Well-diversified resource profile
PNB Housing has maintained a healthy resource profile with better-than-peer cost of borrowings on account of its long-standing relationships with multilateral agencies (IFC and ADB), Mutual Funds, Banks insurance companies, provident funds, corporates  and pension funds. The company has a diversified funding profile, with an adequate mix of retail and wholesale borrowings. It has increased its focus on raising fixed deposits after December 2011; the share of fixed deposits in total borrowings stood at around 17% as on December 31, 2018. While the share of fixed deposits has reduced from 27% as on March 31, 2016, this is due to a conscious decision by company given the relatively higher cost of deposits. On a steady state basis, the share of granular fixed deposits to overall borrowings is expected to be around 23-25%. The company has also raised ECBs, Refinance from NHB, Bank Term Loans  in the third quarter of the current fiscal, adding to the diversity in its resource profile. Pursuant to the diversification of the resource profile, the company's borrowing cost remained at around 8.0% (based on yearly averages) during the first nine months of fiscal 2019.
 
 * Comfortable asset quality
Asset quality is comfortable, with gross non-performing assets at 0.47% as on December 31, 2018, higher than 0.33% as on March 31, 2018, yet significantly lower than industry levels. On a two-year lagged basis also, gross NPA stood at 0.8%, which is half the industry average. PNB Housing has completely revamped its business model and has put in place strong credit underwriting, monitoring, and collection mechanisms to support its asset quality. While the current level of NPA in the wholesale segments, primarily construction finance and corporate term loans (together accounting for around 18% of the loan book) is Nil as on December 30, 2018, ability to manage potential stress in this portfolio needs to be monitored.
 
* Brand-sharing benefits from the parentage of PNB
PNB Housing continues to benefit from branding support from its parent, PNB (33% ownership currently). While the latter's stake has reduced from 51% following the IPO and the stake sale in November 2017, CRISIL believes PNB will remain amongst the largest shareholders of PNB Housing in the near term. PNB Housing is being managed by an independent management team, comprising professionals with strong domain knowledge and extensive experience in the mortgage business.
 
Weakness
* Average, albeit improving, profitability

PNB Housing has average, albeit improving, profitability. Its return on assets (RoA) stood at 1.5% in the first nine months of fiscal 2019 compared to 1.6% in fiscal 2018. NIMs at 3.3% in the first nine months of fiscal 2019 have decreased from 3.7% in fiscal 2018 amidst increasing competition in the housing finance segment. However, profitability has been primarily impacted by the relatively high operating costs on account of investments in infrastructure, systems and processes and people to support its strong growth plans, and increase in provisions (mainly for standard assets) and maintenance of excess liquidity to overcome with current challenging volatile market. However, over the medium term, operating costs are expected to improve as the investments in technology and the newly opened branches achieve economies of scale. Further, NIMs are expected to benefit from the relatively high proportion of higher-yielding non-housing loans however, this will be partially offset by the impact of high competition on yields in the salaried housing loan segment.  CRISIL believes PNB Housing's profitability will improve gradually, with RoA increasing to 1.7%-1.8% over the medium term, primarily driven by the economies of scale. However, while credit costs have been low till date, even including the additional voluntary provisions made by the company, the ability of the company to manage asset quality going ahead, will be a key determinant of profitability going ahead.
Liquidity

PNB Housings asset-liability profile is adequate. The business has inherent mismatches given the relatively long tenure of its assets, vis-a-vis the borrowings. The mismatches are, nevertheless, efficiently managed, through unutilised bank lines and securitisation.  As on February 28, 2019, the company has debt repayments of Rs 10,967 crore till June 2019 of which commercial paper repayments stand at Rs 5,250 crores. As on the same date, PNB Housing has estimated  liquid funds of Rs 3,665 crore and estimated unutilized bank lines of Rs 5,427 crore. In addition, the steady inflow of monthly collections also support liquidity.

Outlook: Stable

CRISIL believes PNB Housing will continue to grow faster than the industry average, whilst maintaining its capitalisation metrics, over the medium term. The outlook may be revised to 'Negative' in case of significant weakening of asset quality and earnings profile, leading to stress on capitalisation. The outlook may be revised to 'Positive' in case of a sustained improvement in market position and earnings profile, while it maintains asset quality.

About the Company

PNB Housing was set up in 1988, as a deposit-taking housing finance company (HFC) registered with National Housing Bank (NHB), promoted by Punjab National Bank (PNB; rated 'CRISIL AAA/Rating Watch Negative'). In December 2009, PNB sold 49% stake in PNB Housing and entered into a strategic partnership with Destimoney Enterprises Pvt Ltd (owned by NSR Partners).

During fiscal 2017, Destimoney Enterprises Ltd transferred equity shares in PNB Housing to its holding Company i.e. Quality Investments Holdings (part of the Carlyle Group) pursuant to in specie distribution of its assets as per winding up scheme.

PNB Housing reported a profit after tax (PAT) of Rs 829 crore on a total income of Rs 5517 crore in fiscal 2018, against Rs 524 crore and Rs 3908 crore, respectively, in the previous fiscal.

1For Tier 1 Bonds (Under Basel III).

Key Financial Indicators
Particulars Unit December 31, 2018 March 31, 2018
Total Assets Rs crore 79737 63,699
Total income Rs crore 5535 5,517
Profit after tax Rs crore 812 829
Gross NPA % 0.47 0.33
Adjusted gearing (including securitisation) Times 10.9 9.4
Return on assets % 1.5 8.6

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 Outstanding with Outlook
INE572E09072 Debenture 16-Jan-08 9.20% 16-Jan-20 30 CRISIL AA+/Stable
INE572E09080 Debenture 16-Jan-08 9.20% 16-Jan-21 30 CRISIL AA+/Stable
INE572E09098 Debenture 16-Jan-08 9.20% 16-Jan-22 30 CRISIL AA+/Stable
INE572E09106 Debenture 16-Jan-08 9.20% 16-Jan-23 30 CRISIL AA+/Stable
INE572E09130 Debenture 9-Nov-09 8.85% 9-Nov-19 125 CRISIL AA+/Stable
INE572E09148 Debenture 26-Jul-11 9.50% 26-Jul-21 200 CRISIL AA+/Stable
INE572E09155 Debenture 12-Sep-11 9.55% 12-Sep-21 200 CRISIL AA+/Stable
INE572E09163 Debenture 29-Jun-12 9.25% 29-Jun-22 300 CRISIL AA+/Stable
INE572E09171 Debenture 14-Sep-12 9.15% 14-Sep-22 200 CRISIL AA+/Stable
INE572E09189 Debenture 21-Dec-12 9.00% 21-Dec-22 200 CRISIL AA+/Stable
INE572E09197 Tier II Bonds 21-Dec-12 9.10% 21-Dec-22 200 CRISIL AA+/Stable
INE572E09205 Debenture 16-May-13 8.58% 16-May-23 600 CRISIL AA+/Stable
INE572E09239 Debenture 31-Jan-14 9.48% 31-Jan-24 300 CRISIL AA+/Stable
INE572E09262 Tier II Bonds 24-Nov-14 8.70% 24-Nov-24 200 CRISIL AA+/Stable
NA Debenture^ NA NA NA 1925 CRISIL AA+/Stable
NA Tier II Bonds^ NA NA NA 100 CRISIL AA+/Stable
NA Tier II Bonds^ NA NA NA 400 CRISIL AA+/Stable
NA Fixed Deposit Programme NA NA NA 18500 FAAA/Stable
N.A Commercial Paper Programme N.A N.A 7-365 days 26000 CRISIL A1+
N.A Term Loan-1 N.A N.A 1-Jul-19 1198 CRISIL AA+/Stable
N.A Proposed Long-Term Bank Loan Facility N.A N.A NA 2802 CRISIL AA+/Stable
^Yet to be issued
 
Annexure - Details of Rating Withdrawn
ISIN Name of Instrument Date of Allotment Coupon Rate (%) Maturity Date Issue Size (Rs. Cr)
INE572E09064 Debenture 16-Jan-08 9.20% 16-Jan-19 30
INE572E09213 Debenture 20-Jan-14 9.59% 20-Jul-17 300
INE572E09221 Debenture 31-Jan-14 9.53% 31-Jan-19 300
INE572E09247 Debenture 21-Oct-14 9.05% 21-Oct-17 600
INE572E09254 Debenture 24-Nov-14 8.60% 24-Jan-18 300
 
Annexure - List of Entities Consolidated
Entity Consolidated Extent of Consolidation Rationale for Consolidation
PHFL Home Loans and Services Ltd. Full Subsidiary
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
Bond  LT          19-02-18  CRISIL AA+/Stable  19-09-17  CRISIL AA+/Stable  13-07-16  CRISIL AA+/Negative  CRISIL AA+/Stable 
                12-07-17  CRISIL AA+/Stable  10-03-16  CRISIL AA+/Negative   
Commercial Paper  ST  26000.00  CRISIL A1+      13-07-18  CRISIL A1+  19-09-17  CRISIL A1+  13-07-16  CRISIL A1+  CRISIL A1+ 
            05-06-18  CRISIL A1+  12-07-17  CRISIL A1+  10-03-16  CRISIL A1+   
            19-02-18  CRISIL A1+           
Fixed Deposits  FD  18500.00  FAAA/Stable      13-07-18  FAAA/Stable  19-09-17  FAAA/Stable  13-07-16  FAAA/Negative  FAAA/Stable 
            05-06-18  FAAA/Stable  12-07-17  FAAA/Stable  10-03-16  FAAA/Negative   
            19-02-18  FAAA/Stable           
Lower Tier II Bonds  LT  500.00
01-03-19 
CRISIL AA+/Stable      13-07-18  CRISIL AA+/Stable  19-09-17  CRISIL AA+/Stable  13-07-16  CRISIL AA+/Negative  CRISIL AA+/Stable 
            05-06-18  CRISIL AA+/Stable  12-07-17  CRISIL AA+/Stable  10-03-16  CRISIL AA+/Negative   
            19-02-18  CRISIL AA+/Stable           
Non Convertible Debentures  LT  5700.00
01-03-19 
CRISIL AA+/Stable      13-07-18  CRISIL AA+/Stable  19-09-17  CRISIL AA+/Stable  13-07-16  CRISIL AA+/Negative  CRISIL AA+/Stable 
            05-06-18  CRISIL AA+/Stable  12-07-17  CRISIL AA+/Stable  10-03-16  CRISIL AA+/Negative   
            19-02-18  CRISIL AA+/Stable           
Fund-based Bank Facilities  LT/ST  4000.00  CRISIL AA+/Stable      13-07-18  CRISIL AA+/Stable  19-09-17  CRISIL AA+/Stable  13-07-16  CRISIL AA+/Negative  CRISIL AA+/Stable 
            05-06-18  CRISIL AA+/Stable  12-07-17  CRISIL AA+/Stable  10-03-16  CRISIL AA+/Negative   
            19-02-18  CRISIL AA+/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
Long Term Loan 1198 CRISIL AA+/Stable Long Term Loan 2934 CRISIL AA+/Stable
Proposed Long Term Bank Loan Facility 2802 CRISIL AA+/Stable Proposed Long Term Bank Loan Facility 1066 CRISIL AA+/Stable
Total 4000 -- Total 4000 --
Links to related criteria
CRISILs Bank Loan Ratings - process, scale and default recognition
Rating Criteria for Finance Companies
CRISILs Criteria for Consolidation
CRISILs Criteria for rating short term debt
Criteria for Notching up Stand Alone Ratings of Companies based on Parent Support

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