Rating Rationale
November 13, 2020 | Mumbai
Uppal-Chadha Hi-Tech Developers Private Limited
Rating dowgraded to 'CRISIL BB+'; placed on 'Watch Developing'
 
Rating Action
Total Bank Loan Facilities Rated Rs.700 Crore
Long Term Rating CRISIL BB+ (Downgraded from 'CRISIL BBB-/Stable'; Placed on 'Rating Watch with Developing Implication')
1 crore = 10 million
Refer to annexure for Details of Instruments & Bank Facilities
Detailed Rationale

CRISIL has downgraded its rating on the long-term bank facility of Uppal-Chadha Hi-Tech Developers Private Limited (UCHDPL; a part of the Wave group) to 'CRISIL BB+' from 'CRISIL BBB-/Stable.' The rating has been placed on 'Rating Watch with Developing Implications.'
 
The rating action reflects weakening in UCHDPL's operational performance amidst the Covid-19 induced disruptions. The collections in the first half of fiscal 2021 have been modest at Rs 87 crores, which is a 33% decline as compared to collections in the first half of fiscal 2020. The company achieved sales of Rs 172 crores in April-October 2020, and collections have shown an improving trend in July-September quarter. Nevertheless, CRISIL believes the sales and collections will remain under pressure over the near term given the impact of the pandemic, and collections are expected to remain 40-45% lower than previous estimates.
 
Additionally, UCHDPL's has also applied for restructuring of all its term loans under Reserve Bank of India (RBI) guidelines issued on August 6, 2020 ' Resolution framework for Covid-19-related stress. The proposal is being evaluated by UCHDPL's bankers. Under the aforementioned conditions, UCHDPL's management did not honour its debt repayment due on September 30, 2020 and October 31, 2020. The repayment is part of the restructuring plan under consideration.
 
The application for restructuring was made on August 17, 2020, before the due date of the debt repayment and the concerned lenders have not cited any reservation to accepting the application. Hence, CRISIL is not treating the missed debt repayment as default. The rating action is in line with CRISIL's approach to default recognition for entities applying for restructuring under RBI resolution framework published in the criteria titled 'CRISIL's approach to Covid-19 related restructuring'.
 
CRISIL will continue to monitor the developments on the formal sanctioning of the restructuring by lenders and resolve the watch once the formal approval is received by the company.  Restructuring is expected to ease stress on cash flows with repayment obligations coming down from Rs 89 crore and Rs 36 crore over fiscals 2021 and 2022, respectively, currently.
 
The rating continues to reflect moderate saleability and low funding risk for the company's project, and support from the promoters. These strengths are partially offset by exposure to project implementation risk and susceptibility to cyclicality inherent in the real estate sector.

Analytical Approach

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

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
* Moderate saleability of project
UCHDPL is setting up Wave City, a hi-tech residential township at Ghaziabad, Uttar Pradesh. The project enjoys good saleability supported by its strategic location. Majority of the bookings have come from plot sales. The company achieved sales of Rs 172 crore during April-October 2020. It also launched a new plotted development project in August 2020, and achieved sales of close to 100 plots within a month of launch.  Variety in product offerings, phased launches, and affordable pricing have benefitted the project and generated healthy customer response. Wave City is on National Highway (NH) 24 in Ghaziabad, which has good connectivity to Delhi and Uttar Pradesh. Also, the central government's decision to widen NH-24 will enhance demand for the project.
 
* Moderate funding risk, with access to unutilised bank limit and ongoing support from the promoter Funding risk is low, because of moderate saleability and debt being tied-up. The company has sold around 66% of phase I, ensuring adequate cash flow as the project progresses. Debt of Rs 550 crore has been tied-up, and outstanding debt is expected to remain below Rs 150 crore. Promoters are expected to extend support on an ongoing basis. Promoters have infused Rs 173.5 crore in fiscal 2020 and Rs 28 crore in the first half of fiscal 2021, leading to outstanding unsecured loans from promoters being more than Rs 400 crore as on September 30, 2020. However, the split between the promoters has reduced the combined strength of the group, and weakened their ability to support the company. Any withdrawal of support (through unsecured loans and bulk advances), leading to increase in external debt and gearing, will be a key rating sensitivity factor.
 
Weaknesses
* Exposure to project implementation risks
UCHDPL is developing 4,500 acres in Ghaziabad, and has launched only phase I of the project. While the company has received partial completion certificates for 2 of its ongoing group housing projects during fiscal 2020, it still faces project implementation risk given the large scale of the proposed development. Also, being a residential township, the project will involve setting up of basic infrastructure. The implementation risk is mitigated as the company has requisite approvals in place.
 
* Susceptibility to cyclicality inherent in the domestic real estate sector
Cyclicality in the domestic real estate sector leads to fluctuations in cash inflow because of volatility in realisations and saleability. Cash outflow, relating to project cost and debt repayment, on the other hand, is relatively fixed. This could lead to substantial mismatches in cash flow. Additionally, the sector has numerous unorganised regional players, high transaction cost, and opaque transactions. Also, RERA (Real Estate Regulation and Development Act, 2016), implemented on May 1, 2017, stipulates high penalties for delays.  
Liquidity Stretched

Liquidity is stretched, given large upcoming repayment of Rs 89 crore and Rs 36 crore in FY21 and FY22. Liquidity is supported by moderate expected cash flows and ongoing support from the promoters. The company also has unencumbered cash and bank balances of Rs 50 crore as on September 30, 2020. The liquidity is a consequence of availing moratorium for the 6 months ending August 2020, and application for One-time restructuring (OTR) post that, resulting in minimal outflows towards debt servicing. The liquidity position going forward is subject to final outcome of the OTR application.  Customer advances of Rs 329 crore have been received in the 18-month period ended September 30, 2020, against which Rs 286 crore has been spent towards the project. However, the company proposes to acquire around 1,500 acres of land for future projects. CRISIL will closely monitor the cash outflow on such acquisitions, and the timeliness of the promoters' support.

Rating Sensitivity Factors
Upward factors
* Better-than-expected saleability and inflow of customer advances from projects
* Incremental funding support from the promoter of more than Rs 100 crore, resulting in further reduction in external debt

Downward factors
* Decline in operating cash flow, triggered by slackened saleability of project or delays in project execution leading to collections that are less than Rs 150 crore
* Weakening of the financial risk profile due to larger-than-expected borrowing
* Withdrawal of funds or less-than-expected support from promoters
* Delay in implementation or rejection of restructuring plan weakening the liquidity and financial risk profile.

About the Company

UCHDPL is a special-purpose vehicle created by the Wave group to build Wave City, which covers 4,500 acres and has individual residential housing plots, group housing plots, villas, apartments, and commercial and industrial plots. Since the project size is large, the company plans to develop it in a phased manner. Currently, it is developing 1,554 acres as part of phase I, which includes plots, apartments, row houses, and a shopping complex.
 
About the Group
The Wave group has diversified business interests. The group was promoted by the late Mr Gurdeep Singh Chadha, and has been operating for the past 50 years, with activities largely concentrated in UP and the National Capital Region. Following the split of the group, operations are now managed by Mr Manpreet Singh Chadha (son of the late Mr Gurdeep Singh Chadha). The group has diversified business interests, including sugar, malls, and multiplexes, as well as residential and commercial real estate.

Key Financial Indicators
Particulars Unit 2020 2019
Revenue Rs.Crore 224 137
Profit After Tax (PAT) Rs.Crore (29) (40)
PAT Margin % (13.0) (29.3)
Adjusted gearing Times 3.15 2.65
Interest coverage Times 1.01 0.95

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
NA Term Loan NA NA Jun-20 175 NA CRISIL BB+/Watch Developing
NA Term Loan NA NA Mar-21 100 NA CRISIL BB+/Watch Developing
NA Term Loan NA NA Mar-21 28 NA CRISIL BB+/Watch Developing
NA Term Loan NA NA Jan-19 57 NA CRISIL BB+/Watch Developing
NA Corporate Loan NA NA Sep-20 150 NA CRISIL BB+/Watch Developing
NA Drop Line Overdraft Facility NA NA Jun-20 45 NA CRISIL BB+/Watch Developing
NA Proposed Long-Term Bank Loan Facility NA NA NA 145 NA CRISIL BB+/Watch Developing
 
Annexure - List of Entities Consolidated
Names of Entities Consolidated Extent of Consolidation Rationale for Consolidation
Landmark Hi-tech Development Ltd Full Wholly owned subsidiary; fungible cash flow
Bell flower Housing & Land Developers Pvt Ltd Full Wholly owned subsidiary; fungible cash flow
Atelier Nestbuild Pvt Ltd Full Wholly owned subsidiary; fungible cash flow
Petunia Buildtech Pvt Ltd Full Wholly owned subsidiary; fungible cash flow
Wave Solar Systems Pvt Ltd Full Wholly owned subsidiary; fungible cash flow
Wave Energy & Power Distribution Pvt Ltd Full Associate company; fungible cash flow
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  700.00  CRISIL BB+/(Watch) Developing  07-01-20  CRISIL BBB-/Stable  31-10-19  CRISIL BBB-/Watch Negative  28-09-18  CRISIL BBB/Stable  07-06-17  CRISIL BBB/Stable  CRISIL BBB/Stable 
            02-08-19  CRISIL BBB-/Watch Negative           
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
Corporate Loan 150 CRISIL BB+/Watch Developing Corporate Loan 150 CRISIL BBB-/Stable
Drop Line Overdraft Facility 45 CRISIL BB+/Watch Developing Drop Line Overdraft Facility 45 CRISIL BBB-/Stable
Proposed Long Term Bank Loan Facility 145 CRISIL BB+/Watch Developing Proposed Long Term Bank Loan Facility 145 CRISIL BBB-/Stable
Term Loan 360 CRISIL BB+/Watch Developing Term Loan 360 CRISIL BBB-/Stable
Total 700 -- Total 700 --
Links to related criteria
CRISILs Bank Loan Ratings - process, scale and default recognition
CRISILs Rating criteria for Real Estate SPVs
CRISILs Approach to Recognising Default
CRISILs Criteria for Consolidation
The Rating Process

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