Rating Rationale
June 01, 2020 | Mumbai
Vistar Properties Private Limited
Ratings Reaffirmed
 
Rating Action
Total Bank Loan Facilities Rated Rs.76 Crore
Long Term Rating CRISIL BBB-/Stable (Reaffirmed)
Short Term Rating CRISIL A3 (Reaffirmed)
1 crore = 10 million
Refer to annexure for Details of Instruments & Bank Facilities
Detailed Rationale

CRISIL has reaffirmed its 'CRISIL BBB-/Stable/CRISIL A3' ratings on the bank facilities of Vistar Properties Private Limited (VPPL).
 
The ratings continue to reflect the benefits the company derives as part of the Ambuja Neotia group, which has an established position in the hospitality industry. The ratings also factor in the company's limited exposure to funding risk for its ongoing project for setting up a luxury resort in Darjeeling, West Bengal. These strengths are partially offset by exposure to risks related to project construction and stabilisation of operations thereafter, limited geographical diversity in operations, and susceptibility to cyclicality in the hospitality industry.
 
CRISIL has taken cognizance of the measures taken by the central government to contain Covid-19, which include temporary closure of non-critical establishments resulting in complete stoppage of construction activity. This may impact the planned construction activity of VPPL, leading to delays in project completion. However, this is not likely to materially impact the company as project progress is ahead of schedule. The central government has relaxed the lockdown norms to some extent. Revocation of the measures will be contingent on any further directive from the central government and the extent of the spread of Covid-19, which remain key monitorables.

Key Rating Drivers & Detailed Description
Strengths
* Established position of the promoter group, and association with a renowned brand
The Ambuja Neotia group has experience of over 2 decades in the hospitality industry, apart from the real estate, healthcare, and education sectors. VPPL's luxury resort project will benefit from the promoter group's experience. The company has tied up with an established player in the hospitality segment in India for management of the resort under the player's renowned luxury brand. The large network and global marketing strategies of this player will benefit VPPL.
 
* Project funding supported by undrawn bank line and need-based promoter support
Project cost of Rs 106 crore is to be funded through debt of Rs 66 crore and the promoter group's contribution in the form of equity and unsecured loans. VPPL has been sanctioned debt of Rs 66 crore to be repaid over 15 years, including moratorium of 7 years, and ballooning repayment thereafter. VPPL also benefits from being a part of the Ambuja Neotia group, which has a networth of more than Rs 1,000 crore. The group, as a policy, has always extended timely support when needed and will continue to do so. VPPL has an undrawn bank line of Rs 28 crore which is sufficient to cover the pending construction cost. The promoter group has infused more than 100% of its equity contribution. The group's ability to support timely debt servicing and to fund any cost overrun remains a key monitorable.
 
Weaknesses
* Exposure to project implementation and stabilisation risks
VPPL is in the final stage of completing the reinforced concrete structure for its upcoming hotel. However, implementation risk persists, given the pending construction of the project. Although the project has received all necessary regulatory clearances and the company has tied up debt, the long implementation period (the scheduled date of completion is March 2022) makes the company susceptible to time and cost overruns, which may impact profitability. The project is ahead of schedule and is expected to be completed early. Once operational, ability to achieve optimum occupancy while maintaining average room rent will be key to timely debt servicing
 
* Limited revenue diversity and susceptibility to cyclicality in the hospitality industry
Revenue will come from a single property at Makaibari in Darjeeling, and will be susceptible to location-specific demand. Moreover, the hospitality sector is cyclical and the revenue per available room of premium hotels is affected more significantly during a downturn than that of mid-scale or economy hotels. Revenue and operating margin are also susceptible to risks associated with cross-border tensions, and global socio-economic and political risks.
Liquidity Adequate

Liquidity is adequate, driven by low funding risk and support extended by the promoter group. As on March 31, 2020, the promoter group had infused around Rs 60 crore for the project, more than the total funding required from it. Furthermore, VPPL has only used Rs 38 crore of the sanctioned line of Rs 66 crore. The undrawn bank line of Rs 28 will cover the remaining construction cost. Interest cost is funded as part of the project cost, providing some comfort during the construction phase. Liquidity will also be aided by an overdraft facility of Rs 10 crore, which will be available post commencement of operations for meeting operational expenses, and the ability of the promoter group to offer need-based support.

Outlook: Stable

CRISIL believes VPPL will continue to benefit from the established position of its promoter group in the real estate and hospitality segments.
 
Rating sensitivity factors:
Upward factors:
* Stabilisation of operations with high occupancy, leading to interest coverage sustaining over 2 times
* Significant improvement in the financial risk profile due to early completion of project and stabilisation of operations with more-than-expected occupancy
 
Downward factors:
* Cost overrun of more than 10%, adversely impacting the debt to project cost, or time overrun of more than 6 months, weakening the financial risk profile
* Absence of timely need-based support from the promoter group

About the Company

VPPL was incorporated in 2007 and is a part of the Ambuja Neotia group. The company is developing a luxury resort in Darjeeling, and has tied up with a renowned luxury brand for its management. The project is underway and the company expects the first phase (60 of total 80 rooms) to be operational by April 2022.

About the Ambuja Neotia group
Promoted by Mr Harshavardhan Neotia and headquartered in Kolkata, the Ambuja Neotia group is an established player in the real estate space, specifically in eastern India. The group, through various joint ventures and special purpose vehicles, develops real estate.

Key Financial Indicators
For the period ended March 31 2019 2018
Revenue Rs crore 0 0
Profit after tax (PAT) Rs crore 0 0
PAT margin % 0 0
Adjusted debt/adjusted networth Times 5.48 23.98
Interest coverage Times 0.78 0.78
* Past financials not meaningful as the company is in construction phase

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 Assigned with Outlook
NA Term loan NA NA 31-Jul-33 66 CRISIL BBB-/Stable
NA Overdraft NA NA NA 10 CRISIL A3
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  76.00  CRISIL BBB-/Stable/ CRISIL A3  20-01-20  CRISIL BBB-/Stable/ CRISIL A3      29-10-18  CRISIL BBB-/Stable/ CRISIL A3  25-07-17  CRISIL BBB-/Stable/ CRISIL A3  -- 
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
Overdraft 10 CRISIL A3 Overdraft 10 CRISIL A3
Term Loan 66 CRISIL BBB-/Stable Term Loan 66 CRISIL BBB-/Stable
Total 76 -- Total 76 --
Links to related criteria
CRISILs Approach to Financial Ratios
CRISILs Bank Loan Ratings - process, scale and default recognition
Rating criteria for manufaturing and service sector companies
Understanding CRISILs Ratings and Rating Scales

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