Rating Rationale
January 16, 2019 | Mumbai
Parsvnath Developers Limited
Rating Reaffirmed
 
Rating Action
Total Bank Loan Facilities Rated Rs.74.56 Crore (Reduced from Rs.250 Crore)
Long Term Rating CRISIL D (Reaffirmed)
1 crore = 10 million
Refer to annexure for Details of Instruments & Bank Facilities
Detailed Rationale

CRISIL has reaffirmed its rating on the long-term bank facilities of Parsvnath Developers Limited (PDL) at 'CRISIL D'. The rating on the proposed long-term bank facility of Rs 175.44 crore, however, has been withdrawn at the company's request and based on the revised sanctions from the banks. The rating action is in line with CRISIL's policy on withdrawal of its ratings on bank facilities.

The reaffirmation reflects delays in servicing the rated debt on account of stretched liquidity. PDL is also exposed to cyclicality inherent in the real estate sector. However, it benefits from the extensive experience of its promoters in the real estate industry.

Analytical Approach

For arriving at the rating, CRISIL has combined the business and financial risk profiles of PDL and its subsidiaries and associates. This is because all these entities, collectively referred to as PDL, are managed by the same promoters and have fungible cash flow.

Please refer Annexure - Details of consolidation, which captures the list of entities considered and their analytical treatment of consolidation.

Key Rating Drivers & Detailed Description
Weaknesses
* Delays in debt servicing
PDL has delayed paying instalments on its term loan following lower-than-expected cash flow from its projects. However, the company benefits from its available land bank which, in the past, it had monetised for meeting debt obligation. Ability to do so in the future as well will remain a key rating sensitivity factor.

* Susceptibility to cyclical demand inherent in the real estate sector
The real estate sector in India is cyclical and volatile, resulting in fluctuations in cash flow because of changes in realisations. In contrast, cash flow, related to project completion and servicing debt, is relatively fixed, and could lead to substantial mismatches. The residential real estate sector has remained under pressure due to weak demand and bearish consumer sentiment over the past few years, resulting in refinancing needs. Demonetisation and RERA have also impacted demand as buyers adopt a 'wait and watch' attitude, increasing the funding challenges for developers.

Strength
* Promoters' extensive experience
Healthy track record of over two decades in the real estate sector has enabled the promoters to develop a well-diversified portfolio, which includes residential apartments and townships, commercial and retail space, special economic zones (SEZs), information technology (IT) parks, and hotels. It is also engaged in the construction contracting business.

Liquidity
Liquidity is weak due to the slowdown in sales and flow of customer advances from projects.
About the Group

Incorporated in 1990, PDL develops real estate projects and has a well-diversified portfolio of residential apartments, integrated townships, commercial and retail projects, SEZs, IT parks, and hotels. It is also engaged in the construction contracting business. While the company has delivered about 3.17 crore square feet (sq ft) through its 65 completed projects, the ongoing project portfolio comprises around 40 projects spread over about 5.15 crore sq ft. It has pan-India presence, but has undertaken majority of projects in Delhi and the National Capital Region.

Key Financial Indicators
Particulars Unit 2018 2017
Revenue Rs crore 195 285
Profit After Tax (PAT) Rs crore (324) (149)
PAT Margin % (166.0) (52.2)
Adjusted gearing Times 2.2 1.68
Interest coverage Times 0.42 0.7

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
NA Cash Credit NA NA NA 72.06 CRISIL D
NA Long Term Loan NA NA 26-Feb-2019 2.5 CRISIL D
NA Proposed Long-Term Bank Loan Facility NA NA NA 175.44 Withdrawn

Annexure - Details of Consolidation
Fully Consolidated Entities
Parsvnath Landmark Developers Private Limited; Parsvnath Infra Limited; Parsvnath Film City Limited; Parsvnath Telecom Private Limited; Parsvnath Hotels Limited; PDL Assets Limited; Parsvnath Estate Developers Private Limited; Parsvnath Promoters and Developers Private Limited; Parsvnath Developers Pte. Limited; Parsvnath Heesa Developers Private Limited; Primetime Realtors Private Limited; Parsvnath Buildwell Private Limited; Parsvnath HB Projects Private Limited; Parsvnath MIDC Pharma SEZ Private Limited; Parsvnath Realcon Private Limited; Parsvnath Reality Ventures Limited; Vasavi PDL Ventures Private Limited; Farhad Realtors Private Limited; Parsvnath Rail Land Project Private Limited
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    --    --    --    --  22-06-16  Withdrawal  CRISIL C 
Fund-based Bank Facilities  LT/ST  74.56  CRISIL D      28-11-18  CRISIL D  18-08-17  CRISIL D  22-06-16  CRISIL C  CRISIL C 
                08-08-17  CRISIL D       
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
Cash Credit 72.06 CRISIL D Cash Credit 88.96 CRISIL D
Long Term Loan 2.5 CRISIL D Long Term Loan 20 CRISIL D
Proposed Long Term Bank Loan Facility 175.44 Withdrawn Proposed Long Term Bank Loan Facility 141.04 CRISIL D
Total 250 -- Total 250 --
Links to related criteria
CRISILs Bank Loan Ratings - process, scale and default recognition
CRISILs Rating criteria for Real Estate Developers
CRISILs Approach to Recognising Default
CRISILs Bank Loan Ratings
CRISILs Criteria for Consolidation

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