Rating Rationale
November 30, 2018 | Mumbai
HCY Industrial Parks Private Limited
Rated amount enhanced 
 
Rating Action
Total Bank Loan Facilities Rated Rs.103.75 Crore (Enhanced from Rs.78.75 Crore)
Rs.25 Crore Term Loan CRISIL AA-(SO)/Stable# (Assigned)
Rs.78.75 Crore Lease Rental Discounting (LRD) Loan* CRISIL AA-(SO)/Stable# (Reaffirmed)
1 crore = 10 million
Refer to annexure for Details of Instruments & Bank Facilities
*IndoSpace FWS Industrial Park Pvt Ltd, HCY Warehousing Pvt Ltd, and HCY Industrial Parks Pvt Ltd jointly and severally hold the total lease renting discounting (LRD) loan of Rs 78.75 crore.
#
The structured obligation (SO) rating continues as the LRD loan has a debt service reserve account and an escrow mechanism.
Detailed Rationale

CRISIL has assigned its rating on term loan facility of Rs.25 crore of HCY Industrial Parks Pvt Ltd (HCY Industrial Parks; a part of the IndoSpace FWS group) at 'CRISIL AA-(SO)/Stable'. CRISIL has also reaffirmed its rating on lease rental discounting loan at 'CRISIL AA-(SO)/Stable'. 

The ratings continue to reflect the technical and marketing expertise of the IndoSpace FWS group's management in the warehousing space, presence of robust counterparties, and a strong financial risk profile. These strengths are partially offset by high dependence on a two counterparty for servicing the loan, and exposure to risks related to timely renewal of lease contracts, and interest rate risk over the long tenure of debt. 

Analytical Approach

For arriving at the ratings, CRISIL has combined the business and financial risk profiles of HCY Industrial Parks, IndoSpace FWS Industrial Parks Pvt Ltd and HCY Warehousing Pvt Ltd (HCY Warehousing). This is because these special-purpose vehicles (SPVs), collectively referred to as the IndoSpace FWS group, are jointly developing an industrial and logistics park project at Luhari, near Gurugram. Also the LRD loan is jointly and severally held by the three SPVs.

Key Rating Drivers & Detailed Description
Strengths
* Management's technical and marketing expertise in the warehousing space
The SPVs (except HCY Industrial Parks, which is still managed by IndoSpace Venture IV) are controlled by IndoSpace Core, a joint venture between IndoSpace Group and Canadian Pension Plan Investment Board (CPPIB). HCY Industrial Parks will be taken over by IndoSpace Core over medium term. IndoSpace Development Management Pvt Ltd will manage SPV. Healthy relationships with multinational corporations as tenants should help the company retain established clientele.

* Healthy financial risk profile
The IndoSpace FWS group's financial risk profile is healthy marked by net worth of Rs.226 crore & low gearing of 0.3 times as on 31st March 2018. Financial risk profile should remain healthy, supported by a comfortable capital structure, and controlled reliance on external bank debt and continued strong networth.

* Presence of strong counterparties
The IndoSpace FWS group has already leased its area to clients such as DHL Supply Chain India Pvt Ltd (DHL), Nissan Motor India Pvt Ltd, Kuehne + Nagel Pvt Ltd (KN), and Delhivery Pvt Ltd (DPL). The group attracted high credit profile multinational clients for its project, thus mitigating counterparty risk. Low counterparty risk due to presence of such clients will continue to support the business.

Weaknesses
* Relatively higher dependence on a single counterparty for servicing loan
Of the current total built-up area, about half (8.34 lakh square feet) has been leased to DHL and DPL. Hence a major part of the rental income is contributed by DHL and DPL. While the average DSCR is strong, any unprecedented delays in receipt of rentals from DHL or DPL can adversely affect the group's debt servicing capabilities.

* Risks related to timely renewal of lease contracts, and interest rate risk over the long tenure of debt
The IndoSpace FWS group's lease agreements are of 3-15 years with a varying lock-in period. Once lock-in period for customers is over, the clients could move out, which can adversely affect the lease rental income. However, this risk is mitigated by the long-term relationship of various client with the group. The loan has a floating interest rate, thus any increase in the interest rate will affect debt protection metrics.
Outlook: Stable

CRISIL believes the IndoSpace FWS group will benefit from its strong counterparty and presence of an escrow and DSRA mechanism for the loan. The outlook may be revised to 'Positive' if there is a sharp increase in DSCR because of better-than-expected lease rentals. Conversely, the outlook may be revised to 'Negative' if unanticipated delays in lease payments lead to cash flow mismatches, or if occupancy reduces, adversely affecting debt servicing capability.

About the Company

HCY Industrial Park, along with HCY Warehousing and Indospace FWS Industrial Park Pvt Ltd has jointly set up logistics and Industrial Park in Luhari near Gurugram. Indospace FWS Industrial Park Pvt Ltd & HCY Warehousing Pvt Ltd is now wholly owned subsidiary of CPPIB. HCY Industrial Park Pvt Ltd is currently wholly owned subsidiary of IndoSpace Venture IV. Operational Management of all SPV's continues to be with Indospace Group.

About IndoSpace Group
IndoSpace is sponsored by Realterm and Everstone. IndoSpace is a pioneer in modern industrial and logistics real estate in India, with new generation industrial parks catering to the logistics infrastructure needs of leading players in sectors such as automobiles, ecommerce, fast-moving consumer goods, third-party logistics, and manufacturing, among other sectors.

About CPPIB
CPPIB is a professional investment management organization that invests the funds not needed by the Canada Pension Plan (CPP) to pay current benefits on behalf of 20 million contributors and beneficiaries. To build a diversified portfolio of CPP assets, CPPIB invests in public equities, private equities, real estate, infrastructure and fixed income instruments. CPPIB is governed and managed independently of the CPP and at arm's length from governments.

Key Financial Indicators
Particulars Unit 2018 2017
Revenue Rs crore 23.5 20.4
Profit After Tax (PAT) Rs crore -0.15 2.5
PAT Margin % -0.7 12.2
Adjusted debt/adjusted networth Times 0.46 0.48
Interest coverage Times 2.7 4.3

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 Lease Rental Discounting Loan* NA NA 31-Mar-2026 78.75 CRISIL AA-(SO)/Stable
NA Term Loan NA NA Jun-2028 25.00 CRISIL AA-(SO)/Stable
*IndoSpace FWS Industrial Park Pvt Ltd, HCY Warehousing Pvt Ltd, and HCY Industrial Parks jointly and severally hold the total LRD loan of Rs 78.75 crore.
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  78.75* 
25.00
CRISIL AA-(SO)/Stable  06-11-18  CRISIL AA-(SO)/Stable  09-06-17  CRISIL A-(SO)/Watch Developing  22-06-16  CRISIL A-(SO)/Positive    --  -- 
        30-01-18  CRISIL AA-(SO)/Stable               
All amounts are in Rs.Cr.
*IndoSpace FWS Industrial Park Pvt Ltd, HCY Warehousing Pvt Ltd, and HCY Industrial Parks jointly and severally hold the total LRD loan of Rs 78.75 crore
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
CRISILs Criteria for Consolidation

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