Rating Rationale
November 15, 2018 | Mumbai
Indospace Bommasandra Logistics Park Private Limited
'CRISIL AA-(SO)/Stable' assigned to bank debt
 
Rating Action
Total Bank Loan Facilities Rated Rs.40 Crore
Rs.40 Crore Lease Rental Discounting (LRD) Loan CRISIL AA-(SO)/Stable# (Assigned)
1 crore = 10 million
Refer to annexure for Details of Instruments & Bank Facilities
#The structured obligation (SO) rating as the LRD loan has a debt service reserve account (DSRA) and an escrow mechanism.
Detailed Rationale

CRISIL has assigned its 'CRISIL AA-(SO)/Stable' rating to the bank facility of Indospace Bommasandra Logistics Park Private Limited (Bommasandra).
 
The rating reflects the technical and marketing expertise of the Indospace group's management in the warehousing space, presence of strong counterparties, and a strong financial risk profile. The rating also factors in strong debt service coverage ratio (DSCR) and presence of an escrow mechanism, a three-month DSRA, and considerable surplus balance of around Rs 8 crore at any time which will ensure liquidity remains ample going forward. These strengths are partially offset by risks related to timely renewal of lease contracts, and interest rate risk over the long tenure of debt.

Analytical Approach

For arriving at the rating, CRISIL has treated compulsorily convertible debentures (CCD) as equity since they are compulsorily convertible into equity; though interest rate is high, there is moratorium of five years.

Key Rating Drivers & Detailed Description
Strengths
* Management's technical and marketing expertise in the warehousing space
Bommasandra is controlled by IndoSpace Core, a joint venture between IndoSpace Group and Canadian Pension Plan Investment Board (CPPIB). IndoSpace Development Management Pvt Ltd will manage Bommasandra. Healthy relationships with multinational corporations as tenants should help retain established clientele.

* Healthy financial risk profile
Financial risk profile is healthy marked by networth of Rs.71.4 crore & gearing of around 0.6 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
Bommasandra has already leased its area to clients such as Asian Paints Limited ('CRISIL AAA/Stable/CRISIL A1+'), Ceva Logistics India Pvt Ltd, Schneider Electric, Page Industries Limited, and Yaskawa Electric India Pvt. It 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.
 
Weakness
* Risks related to timely renewal of lease contracts, and interest rate risk over long-term debt
Bommasandra's lease agreements are of 3-10 years with varying lock-in period. Once lock-in period for customers 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 of various client. Also, the LRD loan has a floating interest rate, thus any increase in the interest rate will affect the company's debt protection metrics.
Outlook: Stable

CRISIL believes Bommasandra will benefit from its strong counterparty and presence of an escrow and DSRA mechanism for the LRD loan. The outlook may be revised to 'Positive' if it reports 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 the debt servicing capability.

About the Company

Bommasandra has set up logistics and industrial park in Bommasandra, which is an industrial area in Bengaluru. It is now wholly owned subsidiary of Indospace Core, which is an affiliate of CPPIB. Operational Management is with the Indospace group. It was initially promoted by Mauritius-based entity Indospace Ventures.
 
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 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 the government.

Key Financial Indicators
Particulars Unit 2018 2017
Revenue Rs crore 16.43 16.67
Profit after tax (PAT) Rs crore 3.75 3.14
PAT margin % 22.8 18.8
Adjusted debt/adjusted networth Times 0.59 0.73
Interest coverage Times 3.0 2.5

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-Apr-2024 40.00 CRISIL AA-(SO)/Stable
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  40.00  CRISIL AA-(SO)/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 40 CRISIL AA-(SO)/Stable -- 0 --
Total 40 -- Total 0 --
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 Approach to Recognising Default

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