Rating Rationale
April 26, 2019 | Mumbai
IndoSpace AS Industrial Park Private Limited
Rating Reaffirmed
 
Rating Action
Total Bank Loan Facilities Rated Rs.364 Crore
Lease Rental Discounting Loan CRISIL A-(SO)/Stable (Reaffirmed)
Term Loan  CRISIL BBB+/Stable (Reaffirmed)
1 crore = 10 million
Refer to annexure for Details of Instruments & Bank Facilities
Detailed Rationale

CRISIL has reaffirmed its 'CRISIL A-(SO)/CRISIL BBB+/Stable' ratings on the bank facilities of IndoSpace AS Industrial Park Private Limited (IndoSpace AS; formerly Anmol Logistics Park Pvt. Ltd.). An (SO) rating is specific to the rated issue and reflects that the rated instrument has a structured payment mechanism to support timely repayment.
 
The ratings continue to reflect the technical and marketing expertise of IndoSpace AS's management team in the warehousing segment, the strong counterparties, strategic loacation of warehouse and healthy financial risk profile with healthy debt servicing ability and earmarked fund support from Canada Pension Plan Investment Board (CPPIB). These strengths are partially offset by exposure to risks associated with implementation of the warehouse project, risk pertaining to leasing of the vacant area that is constructed but yet to be leased, risk related to timely renewal of lease contracts at similar or higher rental rates, and risk of fluctuation in interest rate over the long tenure of debt.

Analytical Approach

For arriving at the ratings, CRISIL has treated compulsorily convertible debentures (CCD) of Rs 43.1 crore as neither debt nor equity since they are compulsorily convertible into equity; though interest rate is high, interest has been waived off in fiscals 2017 and 2018 and it is expected to be waived in 2019 also.

Key Rating Drivers & Detailed Description
Strengths
* Management's technical and marketing expertise in the warehousing segment
The company is controlled by IndoSpace Core, a joint venture between the IndoSpace group and CPPIB. IndoSpace Development Management Pvt Ltd continues to manage all the special purpose vehicles. Healthy relationships with multinational corporations as tenants should continue to help the IndoSpace group build a strong clientele for the remaining warehouse area.

* Healthy financial risk profile
Financial risk profile should remain healthy, backed by comfortable lease rental discounting (LRD) debt service coverage ratio (DSCR) and overall DSCR of 2.83 & 1.3 times respectively over tenure of loan and excess funds available for IndoSpace AS of Rs 40 crore for exigencies.
 
* Strong counterparties and strategic location of warehouses
IndoSpace AS has reputed clients as tenants in all locations, given the nature and size of its projects. IndoSpace AS has already leased its area to clients such as Valeo India Pvt. Ltd., Amazon India, Kubota Agricultural Machinery India Pvt. Ltd., Delhivery Pvt. Ltd., and Pepsico India Holdings Pvt. Ltd. The strong clientele minimises counterparty risk. Further warehouses are strategically located at Chakan (Pune) and Pollivakkam (Thiruvallur) which have close proximity to the industrial clusters of Chakan and Sriperumbudur and Oragadam.
 
Weaknesses
* Exposure to project risks for area yet to be developed and risk pertaining to leasing of the vacant area which is developed but yet to be leased
The company is yet to construct 4.2 lakh square feet (sq ft) -- reduced from 5.4 lakh sq ft earlier -- of industrial warehouse space in Pollivakam in Tamil Nadu and Chakan in Pune. Further, there is risk pertaining to leasing of the vacant area which is developed but yet to be leased of 3.2 lakh sq ft . Timely completion of the project, and leasing of the entire warehouse space at sustainable lease rental rates and to clients with sound credit risk profiles will be crucial in maintaining adequate liquidity.
 
* Risks related to timely renewal of lease contracts at similar or higher rates, and fluctuation in interest rates
The IndoSpace AS's lease agreements are of 2-10 years with varying lock-in period for customers. Once the lock-in period is over, the clients could move out, which can adversely affect the company's lease rental income. However, this risk is mitigated by the long-term relationship with various client and strategically well-located warehousing facilities. The credit profile is also sensitive to fluctuation in interest rates as the loan has a floating interest rate, and thus any increase in the interest rate will affect debt protection metrics.
Liquidity

IndoSpace AS has adequate liquidity, with overall average DSCR of over 1.3 times over the tenure of loan. Further, there is support from CPPIB going ahead if required; Rs 40 crore is allocated specifically for IndoSpace AS. Also, the company has moderate surplus liquid investment of Rs 5.1 crore as on December 31, 2018, which supports liquidity. Cash accrual and cash and cash equivalent should be sufficient to meet debt obligation, and support minor capex and working capital requirement.

Outlook: Stable

CRISIL believes IndoSpace AS will continue to benefit from the steady cash flow from its existing lease rentals and the management's expertise in developing and leasing of warehousing space. The outlook may be revised to 'Positive' if IndoSpace AS completes its ongoing capital expenditure (capex) on schedule, and the debt protection metrics strengthen because of better-than-expected lease rentals from prospective clients. Conversely, the outlook may be revised to 'Negative' if there is irregularities in timely receipts of lease rentals, or if the company has delays in leasing the warehousing space that is under development and vacant, or if the company is not able to extended the lease agreements beyond the lock in periods at similar or higher rental rates, thereby restricting the debt servicing capability.

About the Company

Incorporated in 2010, IndoSpace AS was a joint venture between IndoSpace, through its investee company, IndoSpace Ventures V (IndoSpace; 83.11% ownership), and Mr Amar Rahman (16.89%). IndoSpace Ventures V subsequently bought Mr Amar Rahman's stake. IndoSpace AS is currently a wholly owned subsidiary of IndoSpace Core, which is an affiliate of CPPIB. The IndoSpace group however continues to manage the operations.
 
About IndoSpace
IndoSpace, sponsored by Realterm Global and Everstone Capital, is a pioneer in modern industrial and logistics real estate in India. It owns 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.
 
About CPPIB
CPPIB is a professional investment management organisation that invests the funds not needed by the Canada Pension Plan (CPP) to pay current benefits on behalf of two crore 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 by CPP and at arm's length from the government. As on December 31, 2018, the CPP fund totaled USD 368.5 billion (Rs.2579500 crore).

Key Financial Indicators
Particulars Unit 2018 2017
Revenue Rs crore 50.01 42.81
Profit After Tax (PAT) Rs crore 0.88 5.19
PAT Margin % 1.8 12.1
Adjusted debt/adjusted networth Times 1.02 0.97
Interest coverage Times 1.8 2.3

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-Jul-2024 184 CRISIL A-(SO)/Stable
NA Term Loan NA NA 31-May-2021 180 CRISIL BBB+/Stable
Annexure - Rating History for last 3 Years
  Current 2019 (History) 2018  2017  2016  Start of 2016
Instrument Type Outstanding Amount Rating Date Rating Date Rating Date Rating Date Rating Rating
Fund-based Bank Facilities  LT/ST  364.00  CRISIL A-(SO)/Stable/ CRISIL BBB+/Stable      30-01-18  CRISIL A-(SO)/Stable/ CRISIL BBB+/Stable  31-05-17  CRISIL BBB(SO)/Watch Developing/ CRISIL BBB-/Watch Developing  19-01-16  CRISIL BBB(SO)/Stable/ CRISIL BBB-/Stable  CRISIL BBB(SO)/Stable/ 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 184 CRISIL A-(SO)/Stable Lease Rental Discounting Loan 184 CRISIL A-(SO)/Stable
Term Loan 180 CRISIL BBB+/Stable Term Loan 180 CRISIL BBB+/Stable
Total 364 -- Total 364 --
Links to related criteria
CRISILs Approach to Financial Ratios
CRISILs Bank Loan Ratings - process, scale and default recognition

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