Rating Rationale
October 13, 2020 | Mumbai
Vamona Developers Private Limited
Rating removed from 'Watch Negative'; Rating Reaffirmed
 
Rating Action
Total Bank Loan Facilities Rated Rs.650 Crore
Long Term Rating CRISIL A/Negative (Removed from 'Rating Watch with Negative Implications'; Rating Reaffirmed)
1 crore = 10 million
Refer to annexure for Details of Instruments & Bank Facilities
 
Detailed Rationale

CRISIL has removed its rating on the long-term bank facility of Vamona Developers Private Limited (Vamona; part of the Phoenix Mills group) from 'Rating Watch with Negative Implication' and reaffirmed it at 'CRISIL A'. The outlook assigned on the rating is 'Negative'.
 
CRISIL has resolved the watch after the company's mall opened on August 05, 2020, following relaxation of lockdown norms by the government. The mall had temporarily closed in March 2020 following measures taken by the government towards containment of the Covid-19 pandemic. Operations are steadily improving, with footfall and consumption for the malls of the Phoenix group reaching 25-30% and around 50%, respectively, in August 2020 vis-a-vis August 2019. Multiplexes, family entertainment centres (FECs) and food and beverage outlets remained non-operational as per government guidelines. Footfall and consumption are expected to improve in the second half of fiscal 2021, with the central government permitting multiplexes and FECs to operate from October 15, 2020, and in light of the upcoming festive season. The company has concluded bilateral negotiations on rental concessions or waivers with most of its tenants. Rental income for fiscal 2021 is expected to be impacted by around 40%. This reduction in revenue is expected to be partially offset by cost-cutting measures adopted by the management and the Reserve Bank of India (RBI) moratorium, which is expected to partially ease the pressure on debt servicing
 
The 'Negative' outlook reflects the likelihood that the company's credit risk profile may weaken over the medium term because of the impact of the Covid-19 pandemic on the inflow of lease rentals, vacancy and rental rates. The ability of Vamona to revert to operational stability and any relief measures provided by the government will be key monitorables.
 
The rating continues to reflect the company's stable cash flow, supported by healthy mall occupancy and diverse and reputed clientele and adequate debt protection metrics. These strengths are partially offset by susceptibility to contract renewal risk and volatility in interest rates and occupancy levels.

Analytical Approach

CRISIL has notched up Vamona's standalone rating based on expectation of strong support from the parent, The Phoenix Mills Ltd (TPML; rated 'CRISIL A+/Negative'; flagship company of the Phoenix Mills group), on an ongoing basis and in the event of distress. This is in line with CRISIL's criteria for notching up standalone ratings of companies based on parent support.
 
This is in addition to considering Vamona's standalone business and financial risk profiles, as Phoenix Market City (PMC) in Pune is the only asset on the company's books, and cash flow from only this asset will be used to service the debt.

Key Rating Drivers & Detailed Description
Strengths:
* clientele: PMC Pune has leasable area of 11.8 lakh square feet (sq ft) and has maintained occupancy of over 90% for the past four fiscals, with reputed brands as tenants. The mall was leased up to 96% as of March 2020, and no major incremental vacancy has been observed considering the Covid-19 pandemic. The company achieved consumption and trading density of Rs 1,259 crore and Rs 1,453 per sq ft per month, respectively, in fiscal 2020, up by 3% and 9%, respectively, from fiscal 2019.
 
The Phoenix Mills group is a leading player in the retail mall business in India. This, coupled with a combination of scale and attractive catchment area, is reflected 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. The top 10 tenants occupy only around 32% area, ensuring low tenant concentration. The rating also factors in the well-secured lease structure, with a lock-in and lease period of one-five years and an in-built revenue escalation clause of 5-15% for most tenants. Furthermore, a portion of the total rental is generated through revenue share income.
 
* Adequate debt protection metrics: Steady cash flow from rentals and the repayment profile of debt result in average debt service coverage ratio (DSCR) of well above 1.0 time over the tenure of the debt. Debt protection metrics are also supported by adequate liquidity through a debt service reserve account (DSRA) equivalent to one quarter of the debt servicing obligation.
 
Vamona has invested funds (Rs 174 crore as on March 31, 2020) in its group companies and may continue to offer such support. Any large debt or significant cash outflow through support to group companies may weaken the financial risk profile; hence, these will remain key rating sensitivity factors.
 
Weaknesses:
* Exposure to contract renewal risk: A substantial 45% of the agreements will be up for renewal over the three fiscals through 2023. This can adversely impact cash flow and the debt servicing ability. Timely renewal/leasing at similar or better terms, especially in light of the pandemic, will remain a key rating sensitivity factor. The risk, however, is relatively lower given the strong position of PMC Pune and the Phoenix Mills group's track record in the retail segment.
 
* Susceptibility to volatility in interest rates and occupancy levels: The domestic real estate sector is cyclical, where cash inflow tends to fluctuate because of volatility in realisations (a function of rental per sq ft) vis-a-vis  cash outflow, which is relatively fixed, thus resulting in substantial cash flow mismatch. Cash flow may be impacted by a market downturn or increased competition. Consequently, the footfall may not convert into revenue for tenants, thereby affecting their profitability and causing a high churn rate between them. Although there is limited scope for any competing mall, emergence of one with a novelty factor can grab footfall from PMC Pune. Furthermore, the floating interest rate on debt exposes the company to the risk of fluctuations in the rate. Although cash flow will be able to absorb the impact of fluctuations in occupancy and interest rate to some extent, these remain rating sensitivity factors.
Liquidity Strong

Average DSCR is expected to remain above 1.0 time over the tenure of the debt. Vamona has availed of the RBI moratorium for March-August 2020. Though cash accrual is expected to tightly match the debt obligation in fiscal 2021, the company as well as the group have sufficient liquidity to service the debt. The company maintains DSRA of Rs 29.5 crore equivalent to three months of debt obligation. Cash equivalents and liquid investments were Rs 51 crore as on May 01, 2020. Overall liquidity for the Phoenix group is strong, with around Rs 1,910 crore in the form of cash, cash equivalents, undrawn bank lines and DSRA.

Outlook: Negative

CRISIL believes Vamona's credit risk profile may weaken over the medium term on account of heightened uncertainty regarding rental inflows, vacancies and rental rates in light of the pandemic.
 
Rating sensitivity factors
Upward factors
* Upward change in the credit risk profile of TPML could have a similar rating change on Vamona
* Stabilisation of operations leading to earnings before interest, tax, depreciation and amortisation of Rs 160 crore or higher
 
Downward factors
* Vacancy of over 10% or reduction in rental rates weakening the financial risk profile
* Downward change in the credit risk profile of TPML could have a similar rating change on Vamona

About the Company

Vamona, a 100% subsidiary of TPML, owns and operates the PMC mall in Viman Nagar, Pune. The mall has leasable area of 11.8 lakh sq ft and has been operational since June 2011. It has a well-diversified clientele and had healthy occupancy of 96% as of March 2020.

About the Parent
TPML, the flagship company of the Phoenix Mills group, was incorporated in January 1905 as a textile manufacturer. It diversified into real estate development in 1986 by first developing a residential tower and then opening High Street Phoenix (HSP) Mall in Lower Parel in 1999, followed by Palladium Mall (next to HSP) in 2009. Palladium Mall caters to uber-luxury brands. Apart from retail assets, TPML owns and operates Phoenix House, a commercial office space of 1.4 lakh sq ft, on the same premises.
 
About the Group
The Phoenix Mills group is the largest player in the Indian retail mall segment and has a portfolio of 59 lakh sq ft of eight well-established retail mall assets across major cities in the country and a recently launched mall with 9.5 lakh sq ft of leasable area. It also has an office portfolio of 13.3 lakh sq ft in Mumbai and Pune, two operational hotels (one each in Mumbai and Agra), and residential real estate of 37 lakh sq ft in Bengaluru and Chennai.
 
In April 2017, the group entered into an agreement with CPPIB to sell up to 49% stake in Island Star Mall Developers Pvt Ltd (ISML, rated 'CRISIL A/Negative'; part of the group and owns and operates the Phoenix Market City Mall in Bengaluru) for close to Rs 1,700 crore. ISML is the main vehicle for the group's next growth phase. Development of retail assets will be undertaken across metros and Tier-I cities via wholly owned special-purpose vehicles.

Key Financial Indicators - Vamona 
As on/for the period ended March 31,   2019 2018
Operating income Rs crore 238 224
Profit after tax (PAT) Rs crore 48 33
PAT margin % 20.1 14.6
Adjusted debt/adjusted networth Times 2.91 3.21
Interest coverage Times 2.38 2.29
CRISIL-adjusted financials
 
 
Key Financial Indicators - Consolidated*
Particulars Unit 2020 2019
Revenue Rs crore 2097 2,128
Profit after tax (PAT) Rs crore 1048 532
PAT margin % 20.1 25.0
Adjusted gearing Times 0.94 0.97
Interest coverage Times 2.98 3.16
*CRISIL-adjusted numbers, including full consolidation of Classic Mall Development Company Pvt Ltd (CMDCPL), Classic Housing Projects Pvt Ltd (CHPPL) and Starboard Hotels Pvt Ltd (SHPL)

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 Lease rental discounting loan* NA NA 31-Jan-27 650.0 NA CRISIL A/Negative
*Includes sublimit of overdraft facility of Rs 165 crore
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  650.00  CRISIL A/Negative  12-06-20  CRISIL A/Watch Negative  31-10-19  CRISIL A/Stable  03-07-18  CRISIL A-/Stable  30-11-17  Withdrawal  CRISIL BBB-/Stable 
        26-03-20  CRISIL A/Watch Negative      03-04-18  CRISIL BBB-/Stable       
                19-02-18  CRISIL BBB-/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
Lease Rental Discounting Loan* 650 CRISIL A/Negative Lease Rental Discounting Loan* 650 CRISIL A/Watch Negative
Total 650 -- Total 650 --
*Includes sublimit of overdraft facility of Rs 165 crore
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

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


Padmaja Lakshminarasimhan
Rating Analyst - CRISIL Ratings
CRISIL Limited
D:+91 22 3342 3981
Padmaja.Lakshminarasimhan@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.CRISIL or its associates may have other commercial transactions with the company/entity.

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