Rating Rationale
June 30, 2018 | Mumbai
Ruchi Malls Private Limited
Rating upgraded to 'CRISIL A+/Stable'
 
Rating Action
Total Bank Loan Facilities Rated Rs.240 Crore
Long Term Rating CRISIL A+/Stable (Upgraded from 'CRISIL A-/Stable')
1 crore = 10 million
Refer to annexure for Details of Instruments & Bank Facilities
Detailed Rationale

CRISIL has upgraded its rating on the long-term bank loan facility of Ruchi Malls Private Limited (Ruchi; part of Nexus Malls) to 'CRISIL A+/Stable' from 'CRISIL A-/Stable'. The rating action follows the application of CRISIL's revised criteria for rating debt backed by lease rentals of commercial real estate. The upgrade reflects CRISIL's assessment of the quality of the asset and the benefits from proactive management and operating synergies derived from being part of Nexus Malls (Blackstone's India retail platform; the group has considerable experience in mall management at a global level and has built a sizeable portfolio of commercial and retail properties in India).
 
The rating continues to reflect the company's steady cash flow and adequate debt protection metrics. These strengths are partially offset by susceptibility to risks related to development of, and demand for, additional leasable space of around 2.0 lakh square feet (sq. ft); and competition in the retail market of Ahmedabad.

Analytical Approach

For arriving at its rating, CRISIL has taken a standalone view of Ruchi as there is only one asset on its books, and there are no financial linkages with other companies in the group.

Key Rating Drivers & Detailed Description
Strengths
* Steady cash flow from lease rentals, supported by healthy occupancy, and diversified and reputed clientele: Ahmedabad One (formerly known as AlphaOne mall) has leasable area of around 7.3 lakh sq. ft, and has been almost fully occupied for the past five years with reputed brands. Nexus Malls' experience in mall management, sizeable portfolio of retail properties in India, and the mall's healthy scale and attractive catchment area, have resulted in a healthy mix of anchors, mini anchors, and vanilla and food and beverage tenants. Additionally, the company benefits from the management's proactive approach towards mall maintenance to ensure tenant stickiness and asset quality, in line with its global portfolio. Top ten tenants occupy close to 58% area, resulting in moderate concentration. The rating also factors in the well-secured lease structure with lock-in and lease period ranging from 3 to 15 years, and an in-built revenue escalation clause of 5-15%.
 
* Adequate debt protection metrics: Steady cash flow from rentals and debt repayment profile have led to an average debt service coverage ratio of well above 1 time, over the tenure of the debt. Furthermore, the dropline overdraft facility has a well-defined escrow mechanism ensuring ring-fencing of cash flow and retention of surplus cash available after meeting operating expenses and maturing debt. This reduces drawdown on the overdraft limit, thus saving on interest cost.
 
Weakness
* Project implementation risk with respect to development of additional leasable space: Considering the early stage of development of the additional leasable space, and construction likely to commence in the first half of fiscal 2019, there is significant exposure to project implementation risk. The project has already been delayed by more than a year, owing to pending approvals. Any further delay in construction can result in cost overruns and adversely affect completion and leasing of the additional space, and will remain key rating sensitivity factors.
 
* Competition in Ahmedabad retail real estate market: CRISIL believes the retail real estate segment in Ahmedabad is competitive. Although Ahmedabad One is the largest malls in the city and is located near Vastrapur Lake, a prime location, retailers may continue to face competition from established main streets in the city.
Outlook: Stable

CRISIL believes Ruchi's business risk profile will continue to be supported by stable cash flow, backed by existing lease contracts with reputed companies.
 
Upside scenario
* Substantial cash flow, strengthening debt protection metrics
* Timely construction and leasing of additional space
 
Downside scenario
* Debt protection metrics weakening, due to cancellation of lease agreements
* Delay or cost overrun in construction of additional leasable space
* Draw down of larger-than-expected additional debt

About the Company

Ruchi owns and operates a retail-cum-multiplex project at Vastrapur, Ahmedabad. It is the largest mall in the city with leasable area of 7.3 lakh sq. ft, and has been operational for nearly seven years. It has a well-diversified clientele, and had healthy occupancy of around 97% as of March 2018.
 
For fiscal 2018, on a provisional basis, Ruchi reported a profit after tax (PAT) of Rs 36 crore on an operating income of Rs 90 crore.

Key Financial Indicators
As on/for the period ended March 31, Unit 2017 2016
Revenue Rs crore 84 49
Profit after tax Rs crore 28 -2
PAT margin % 32.8 -3.7
Adjusted debt/adjusted net worth Times 3.43 7.34
Interest coverage Times 3.08 1.92

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 crore)
Rating assigned
with outlook
NA Drop Line Overdraft Facility NA NA 31-Mar-26 240 CRISIL A+/Stable
Annexure - Rating History for last 3 Years
  Current 2018 (History) 2017  2016  2015  Start of 2015
Instrument Type Outstanding Amount Rating Date Rating Date Rating Date Rating Date Rating Rating
Fund-based Bank Facilities  LT/ST  240.00  CRISIL A+/Stable      30-03-17  CRISIL A-/Stable  16-05-16  CRISIL A-/Stable  02-06-15  CRISIL BBB-/Stable  CRISIL BB+/Stable 
                13-04-16  Withdrawal       
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
Drop Line Overdraft Facility 240 CRISIL A+/Stable Drop Line Overdraft Facility 240 CRISIL A-/Stable
Total 240 -- Total 240 --
Links to related criteria
CRISILs Approach to Financial Ratios
CRISILs Bank Loan Ratings - process, scale and default recognition

For further information contact:
Media Relations
Analytical Contacts
Customer Service Helpdesk
Saman Khan
Media Relations
CRISIL Limited
D: +91 22 3342 3895
B: +91 22 3342 3000
saman.khan@crisil.com

Naireen Ahmed
Media Relations
CRISIL Limited
D: +91 22 3342 1818
B: +91 22 3342 3000
naireen.ahmed@crisil.com

Jyoti Parmar
Media Relations
CRISIL Limited
D: +91 22 3342 1835
B: +91 22 3342 3000
 jyoti.parmar@crisil.com

Sachin Gupta
Senior Director - CRISIL Ratings
CRISIL Limited
D:+91 22 3342 3023
Sachin.Gupta@crisil.com


Sushmita Majumdar
Director - CRISIL Ratings
CRISIL Limited
D:+91 22 3342 3162
Sushmita.Majumdar@crisil.com


Saina Kathawala
Rating Analyst - CRISIL Ratings
CRISIL Limited
D:+91 22 3342 3325
saina.kathawala@crisil.com
Timings: 10.00 am to 7.00 pm
Toll free Number:1800 267 1301

For a copy of Rationales / Rating Reports:
CRISILratingdesk@crisil.com
 
For Analytical queries:
ratingsinvestordesk@crisil.com


 

Note for Media:
This rating rationale is transmitted to you for the sole purpose of dissemination through your newspaper / magazine / agency. The rating rationale may be used by you in full or in part without changing the meaning or context thereof but with due credit to CRISIL. However, CRISIL alone has the sole right of distribution (whether directly or indirectly) of its rationales for consideration or otherwise through any media including websites, portals etc.


About CRISIL Limited

CRISIL is a leading agile and innovative, global analytics company driven by its mission of making markets function better. We are India’s foremost provider of ratings, data, research, analytics and solutions. A strong track record of growth, culture of innovation and global footprint sets us apart. We have delivered independent opinions, actionable insights, and efficient solutions to over 1,00,000 customers.
 
We are majority owned by S&P Global Inc., a leading provider of transparent and independent ratings, benchmarks, analytics and data to the capital and commodity markets worldwide.
 
For more information, visit www.crisil.com 


Connect with us: TWITTER | LINKEDIN | YOUTUBE | FACEBOOK

About CRISIL Ratings
CRISIL Ratings is part of CRISIL Limited (“CRISIL”). We pioneered the concept of credit rating in India in 1987. CRISIL is registered in India as a credit rating agency with the Securities and Exchange Board of India (“SEBI”). With a tradition of independence, analytical rigour and innovation, CRISIL sets the standards in the credit rating business. We rate the entire range of debt instruments, such as, bank loans, certificates of deposit, commercial paper, non-convertible / convertible / partially convertible bonds and debentures, perpetual bonds, bank hybrid capital instruments, asset-backed and mortgage-backed securities, partial guarantees and other structured debt instruments. We have rated over 24,500 large and mid-scale corporates and financial institutions. CRISIL has also instituted several innovations in India in the rating business, including rating municipal bonds, partially guaranteed instruments and microfinance institutions. We also pioneered a globally unique rating service for Micro, Small and Medium Enterprises (MSMEs) and significantly extended the accessibility to rating services to a wider market. Over 1,10,000 MSMEs have been rated by us.


CRISIL PRIVACY
 
CRISIL respects your privacy. We may use your contact information, such as your name, address, and email id to fulfil your request and service your account and to provide you with additional information from CRISIL.For further information on CRISIL’s privacy policy please visit www.crisil.com.


DISCLAIMER

This disclaimer forms part of and applies to each credit rating report and/or credit rating rationale that we provide (each a “Report”). For the avoidance of doubt, the term “Report” includes the information, ratings and other content forming part of the Report. The Report is intended for the jurisdiction of India only. This Report does not constitute an offer of services. Without limiting the generality of the foregoing, nothing in the Report is to be construed as CRISIL providing or intending to provide any services in jurisdictions where CRISIL does not have the necessary licenses and/or registration to carry out its business activities referred to above. Access or use of this Report does not create a client relationship between CRISIL and the user.

We are not aware that any user intends to rely on the Report or of the manner in which a user intends to use the Report. In preparing our Report we have not taken into consideration the objectives or particular needs of any particular user. It is made abundantly clear that the Report is not intended to and does not constitute an investment advice. The Report is not an offer to sell or an offer to purchase or subscribe for any investment in any securities, instruments, facilities or solicitation of any kind or otherwise enter into any deal or transaction with the entity to which the Report pertains. The Report should not be the sole or primary basis for any investment decision within the meaning of any law or regulation (including the laws and regulations applicable in the US).

Ratings from CRISIL Rating are statements of opinion as of the date they are expressed and not statements of fact or recommendations to purchase, hold, or sell any securities / instruments or to make any investment decisions. Any opinions expressed here are in good faith, are subject to change without notice, and are only current as of the stated date of their issue. CRISIL assumes no obligation to update its opinions following publication in any form or format although CRISIL may disseminate its opinions and analysis. CRISIL rating contained in the Report is not a substitute for the skill, judgment and experience of the user, its management, employees, advisors and/or clients when making investment or other business decisions. The recipients of the Report should rely on their own judgment and take their own professional advice before acting on the Report in any way.

Neither CRISIL nor its affiliates, third party providers, as well as their directors, officers, shareholders, employees or agents (collectively, “CRISIL Parties”) guarantee the accuracy, completeness or adequacy of the Report, and no CRISIL Party shall have any liability for any errors, omissions, or interruptions therein, regardless of the cause, or for the results obtained from the use of any part of the Report. EACH CRISIL PARTY DISCLAIMS ANY AND ALL EXPRESS OR IMPLIED WARRANTIES, INCLUDING, BUT NOT LIMITED TO, ANY WARRANTIES OF MERCHANTABILITY, SUITABILITY OR FITNESS FOR A PARTICULAR PURPOSE OR USE. In no event shall any CRISIL Party be liable to any party for any direct, indirect, incidental, exemplary, compensatory, punitive, special or consequential damages, costs, expenses, legal fees, or losses (including, without limitation, lost income or lost profits and opportunity costs) in connection with any use of any part of the Report even if advised of the possibility of such damages.

CRISIL Ratings may receive compensation for its ratings and certain credit-related analyses, normally from issuers or underwriters of the instruments, facilities, securities or from obligors. CRISIL’s public ratings and analysis as are required to be disclosed under the regulations of the Securities and Exchange Board of India (and other applicable regulations, if any) are made available on its web sites, www.crisil.com (free of charge). Reports with more detail and additional information may be available for subscription at a fee – more details about CRISIL ratings are available here: www.crisilratings.com.

CRISIL and its affiliates do not act as a fiduciary. While CRISIL has obtained information from sources it believes to be reliable, CRISIL does not perform an audit and undertakes no duty of due diligence or independent verification of any information it receives and / or relies in its Reports. CRISIL keeps certain activities of its business units separate from each other in order to preserve the independence and objectivity of the respective activity. As a result, certain business units of CRISIL may have information that is not available to other CRISIL business units. CRISIL has established policies and procedures to maintain the confidentiality of certain non-public information received in connection with each analytical process. CRISIL has in place a ratings code of conduct and policies for analytical firewalls and for managing conflict of interest. For details please refer to: https://www.crisil.com/en/home/our-businesses/ratings/regulatory-disclosures/highlighted-policies.html

CRISIL’s rating criteria are generally available without charge to the public on the CRISIL public web site, www.crisil.com. For latest rating information on any instrument of any company rated by CRISIL you may contact CRISIL RATING DESK at CRISILratingdesk@crisil.com, or at (0091) 1800 267 1301.

This Report should not be reproduced or redistributed to any other person or in any form without a prior written consent of CRISIL.

All rights reserved @ CRISIL