Rating Rationale
April 26, 2019 | Mumbai
IndoSpace Industrial Parks Private Limited
Rating Reaffirmed
 
Rating Action
Total Bank Loan Facilities Rated Rs.30 Crore
Rs.85 Crore Lease Rental Discounting Loan* CRISIL AA-(SO)/Stable (Reaffirmed)
1 crore = 10 million
Refer to annexure for Details of Instruments & Bank Facilities
* IndoSpace SKCL Industrial Park Pvt Ltd, IndoSpace SKCL Industrial Park Oragadam Pvt Ltd, and IndoSpace Industrial Parks Pvt Ltd jointly and severally hold the total lease rental discounting (LRD) loan of Rs 85 crore.
Detailed Rationale

CRISIL has reaffirmed its rating on the long-term bank facility of IndoSpace Industrial Parks Private Limited (part of the IndoSpace SKCL group) at 'CRISIL AA-(SO)/Stable'. A structured obligation (SO) rating is specific to the rated issue and reflects the structured payment mechanism to support timely repayment of the debt.
 
The rating continues to reflect the technical and marketing expertise of the management in the warehousing space, presence of robust counterparties, locational advantage of warehouse and a strong financial risk profile. The rating also factors in a strong debt service coverage ratio (DSCR) with presence of an escrow mechanism, a three-month debt service reserve account (DSRA), and a considerable surplus balance of around Rs 54.8 crore (as on 31st December 2018), which will ensure liquidity remains ample over the medium term. These strengths are partially offset by exposure to risks related to timely renewal of lease contracts at similar or higher rates, and fluctuation in interest rates over the long tenure of the debt. Continued availability of surplus liquidity at similar levels would be key monitorable going ahead.

Analytical Approach

For arriving at the rating, CRISIL has combined the business and financial risk profiles of IndoSpace SKCL Industrial Park Pvt Ltd, IndoSpace Industrial Parks Pvt Ltd, and IndoSpace SKCL Industrial Park Oragadam Pvt Ltd. That's because the three special purpose vehicles (SPVs), collectively referred to as the IndoSpace SKCL group, will together and jointly be liable for the Rs 85 crore LRD loan. Further, they are floated by the same promoter company, with similar shareholding and currently also entirely owned by Canada Pension Plan Investment Board (CPPIB). Cash flows are likely to be significantly fungible between them and they will together be the confirming party in all lease deals.

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
* Technical and marketing expertise of the management in the warehousing space
The SPVs is controlled by IndoSpace Core, a joint venture between the IndoSpace group and CPPIB. IndoSpace Development Management Pvt Ltd will continue to manage all the SPVs. A healthy relationship with multinational corporations as tenants should to get established clientele for the remaining floor space as well.

* Robust financial risk profile
Financial risk profile is robust: debt service coverage ratio (DSCR) should remain comfortable at an average of 2.36 times over the tenure of the LRD loan, owing to expectation of steady lease rentals and well-structured debt repayment obligations. The networth was substantial at around Rs 239 crore and the gearing low at 0.25 time, estimated as on March 31, 2019.
 
* Presence of strong counterparties and locational advantage of warehouse
The group has leased area to companies such as Nissan Motors India Ltd, Bosch Ltd, ZF Hero Chassis Systems Pvt Ltd, Competition Team Technology (India) Pvt Ltd (Foxconn group company), and Eicher Motors LTD. Presence of such strong counterparty minimises the risk of irregularities in receipt of lease rentals. Further the warehouse is located at Integrated Industrial Park at village Panruti, near Oragadam in Chennai which is a major Industrial hub in Southern India.
 
Weaknesses
* Risks related to timely renewal of lease contracts at similar or higher rates, and fluctuation in interest rates
The lease agreements are of 5-10 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 largely mitigated by the long-term relationship with various client and strategically well-located warehousing facilities. In SKCL one of major tenant renegotiated rental rate at lower rates however the same has not resulted in any major impact on DSCR, as group has leased additional space of around 4.8 lakh sq. ft. 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

Liquidity is strong, as reflected in the average DSCR of over 2.36 times during the tenure of the loan. Furthermore, there is a DSRA equivalent to one quarter of interest and principal obligation for the LRD loan. Surplus liquid investment of around Rs 54.8 crore as on December 31, 2018, also strengthens liquidity. Cash accrual and cash and cash equivalents should be sufficient to meet debt obligation, minor capital expenditure, and working capital requirement.

Outlook: Stable

CRISIL believes the IndoSpace SKCL group will continue to benefit from strong counterparties and the presence of escrow and DSRA mechanisms for the LRD loan. The outlook may be revised to 'Positive' in case of a sharp increase in the DSCR because of better-than-expected lease rentals. The outlook may be revised to 'Negative' if unanticipated delays in lease payments lead to cash flow mismatches, or if occupancy reduces, adversely affecting the debt servicing capability.

About the Group

The three SPVs have jointly set up a logistics and Industrial Park in Oragadam near Chennai. IndoSpace SKCL is now a wholly owned subsidiary of Indospace Core, which is an affiliate of CPPIB. Operational management is with the Indospace group, which was initially promoted by Mauritius-based entity Indospace Ventures III.

About IndoSpace:
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 CIPPB:
CIPPB 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 20 million contributors and beneficiaries. In order 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. As on December 31, 2018, the CPP fund totalled USD 368.5 billion (Rs.2579500 crore).

Key Financial Indicators*
Particulars Unit 2018 2017
Revenue Rs crore 38.3 34.4
Profit After Tax (PAT) Rs crore 11.8 11.4
PAT Margin % 31.0 33.3
Adjusted debt/adjusted networth Times 0.30 0.34
Interest coverage Times 4.8 4.3
*Consolidated number

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 30-Aug-2024 85 CRISIL AA-(SO)/Stable
*IndoSpace SKCL Industrial Park Pvt Ltd, IndoSpace SKCL Industrial Park Oragadam Pvt Ltd, and IndoSpace Industrial Parks Pvt Ltd jointly and severally hold the total lease rental discounting (LRD) loan of Rs 85 crore
 
Annexure - List of Entities Consolidated
Names of entities consolidated Extent of consolidation Rationale for consolidation
IndoSpace SKCL Industrial Park Pvt Ltd Full Common management and strong operational and financial link
IndoSpace SKCL Industrial Park Oragadam Pvt Ltd Full Common management and strong operational and financial link
IndoSpace Industrial Parks Pvt Ltd Full Common management and strong operational and financial link
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  85.00* CRISIL AA-(SO)/Stable      30-01-18  CRISIL AA-(SO)/Stable  08-06-17  CRISIL A-(SO)/Watch Developing  23-03-16  CRISIL A-(SO)/Stable  CRISIL BBB+(SO)/Stable/ CRISIL BBB+/Stable 
All amounts are in Rs.Cr.
* IndoSpace SKCL Industrial Park Pvt Ltd, IndoSpace SKCL Industrial Park Oragadam Pvt Ltd, and IndoSpace Industrial Parks Pvt Ltd jointly and se verally hold the total lease rental discounting (LRD) loan of Rs 85 crore.
Links to related criteria
CRISILs Approach to Financial Ratios
CRISILs Bank Loan Ratings - process, scale and default recognition
CRISILs Criteria for Consolidation

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