Rating Rationale
September 30, 2019 | Mumbai
Kolte-Patil I-Ven Townships (Pune) Limited
Rating outlook revised to 'Positive', rating reaffirmed
 
Rating Action
Total Bank Loan Facilities Rated Rs.150 Crore
Long Term Rating CRISIL A/Positive (Outlook revised from 'Stable' and rating reaffirmed)
1 crore = 10 million
Refer to annexure for Details of Instruments & Bank Facilities
Detailed Rationale

CRISIL has revised its outlook on the long-term bank facilities of Kolte-Patil I-Ven Townships (Pune) Limited (KPIT) to 'Positive' from 'Stable' while reaffirming the rating at 'CRISIL A'.
 
The outlook revision reflects expectation of improvement in KPIT's credit risk profile consequent to becoming a 95% subsidiary of Kolte-Patil Developers Ltd (KPDL; rated 'CRISIL A+/Positive'). KPDL has now acquired 50% stake in the private equity (PE) partner, ICICI Ventures India Advantage Fund (ICICI), and owns 95% stake in the company. While one leg of the transaction is complete, two tranches of payment to ICICI is still pending.
 
The rating continues to reflect benefits KPIT derives from the strong business, financial, and managerial support it receives from KPDL, and the latter's strong brand and established position in Pune's residential real estate market. These strengths are partially offset by exposure to risks related to modest construction progress of Phase 2 of the project, and susceptibility to cyclicality inherent in the real estate sector.

Analytical Approach

CRISIL has notched up KPIT's standalone rating based on expectation of strong support from the parent, both on an ongoing basis and in the event of distress. This is in line with CRISIL's criteria for notching up standalone ratings of companies based on parent support.
 
CRISIL has treated investment from KPDL and related parties in the form of optionally convertible redeemable preference shares and optionally convertible debentures (OCDs), amounting to Rs 213 crore, as equity because of equity-like structure reflected in 0-15% interest rate, which is payable on able basis with no scheduled redemption. Investment by the PE partner, ICICI, in the form of OCDs, amounting to Rs 82 crore, has been treated as neither debt nor equity because of their planned exit from the company.

Key Rating Drivers & Detailed Description
Strengths
* Strong business, managerial, and financial support from the parent: KPIT benefits from strong linkages with KPDL, and the parent's extensive experience is expected to continue to support its business risk profile. KPIT's Life Republic is the largest project undertaken by KPDL so far, and hence, is strategically important to the parent. Moreover, KPDL has now acquired the 50% stake of PE partner, and owns 95% stake in the company. While one part of the transaction is complete, two tranches of payment to ICICI is still pending. KDPL is wholly responsible for the cash flow management of the project and is involved in day-to-day management of KPIT. Additionally, the parent is committed to ensure timely servicing of the company's debt obligations and has provided a corporate guarantee for KPIT's debt.

* Strong brand and established position in Pune's residential real estate market: KDPL's strong brand and established position in Pune's residential real estate market is reflected in strong saleability of the project till date. KPIT launched Phase 1 of the project with saleable area of 3.4 million square feet (sq. ft) in December 2011, which witnessed healthy saleability and is almost fully sold out as of date. As a result of healthy saleability, the company has gradually been launching additional area with around 3.2 million sq. ft in various stages of progress in Phase II, which has also received good response.

Weaknesses
* Exposure to implementation risks on account of moderate stage of Phase 2 of the project: KPIT is executing a township project with overall saleable area of 20 million sq. ft in Hinjewadi (Pune). The entire project is being executed in a phased manner. The company has completed Phase 1 with overall saleable area of around 3.4 million sq. ft. It has also received the occupancy certificate (OC) for the project and has delivered the units.  Phase II, with saleable area of 3.2 million sq. ft., has now been launched. KPIT is subject to project implementation-related risks with regards to construction of Phase 2, which has seen a delay with respect to its launch, given approval issues. Any further delay in project implementation, launch of remaining area, or cost overrun may weaken KPIT's liquidity and will remain a rating sensitivity factor.

* Susceptibility to cyclicality in the real estate industry: Exposure to risks and cyclicality inherent in the real estate sector may result in volatility in both saleability and realisations, and hence, cash flows. Macroeconomic factors such as demonetisation, RERA, and GST have impacted saleability in the past. Saleability will remain susceptible to economic cycles.

Liquidity: Strong
Liquidity is strong, marked by high levels of customer advances to be received from already sold inventory. Customer advances of Rs 222 crore were received in fiscal 2019, and CRISIL expects advances to remain above Rs 200 crore each in fiscals 2020 and 2021. Phase 1 of the project is complete and advances from already sold inventory will cover around 90% of remaining construction cost of Phase II. Additionally, liquidity is supported by expectation of financial assistance from the parent, if and when required.
Outlook: Positive

CRISIL believes KPIT will continue to benefit from its association with KPDL.

Rating sensitivity factors
Upward factors
* Upward change in the credit risk profile of KPDL by one notch could have a similar rating change on KPIT
* Completion of transaction to give exit to the PE partner
* Higher-than-expected saleability and execution within the scheduled time and budgeted cost, leading to healthy operating cash flows

Downward factors
* Downward change in the credit risk profile of KPDL by one notch could have a similar rating change on KPIT
* Any change in the support philosophy of KPDL that may lead to a downward revision in the quantum and timing of support, and hence, the ratings of KPIT
* Decline in project saleability or project implementation impacting cash flow.

About the Company

KPIT is a special-purpose vehicle floated by KPDL for the development of Life Republic, a township project in Pune. KDPL now owns 95% stake in KPIT with KDPL acquiring 50% stake of ICICI. The balance 5% is equally held by Mr Manish Doshi and Ms Vandana Doshi (family friends of KPDL's promoters).

About the Parent
KPDL, incorporated in 1989, is promoted by Mr Rajesh Patil, his brother, Mr Naresh Patil, and brother-in-law, Mr Milind Kolte. The company, along with its subsidiaries and associate companies, is one of the largest residential real estate developers in Pune. It has a healthy project portfolio across residential segments and is expanding in the Bengaluru and Mumbai markets.

In fiscal 2019, on a consolidated and provisional basis, net profit was Rs 99 crore on operating income of Rs 869 crore.

Key Financial Indicators
Particulars Unit 2019 2018
Revenue Rs crore 233 205.3
Profit After Tax (PAT) Rs crore 16.6 21
PAT Margins % 7.1 10.2
Adjusted gearing Times 1.48 1.31
Interest coverage Times 5.05 1.11

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 Overdraft NA NA 31-Mar-2023 95 CRISIL A/Positive
NA Term Loan NA NA 31-Mar-2023 45 CRISIL A/Positive
NA Bank Guarantee^ NA NA 31-Mar-2023 10 CRISIL A/Positive
^Bank Guarantee is the sublimit of term loan facility
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  140.00  CRISIL A/Positive      29-06-18  CRISIL A/Stable  08-03-17  CRISIL A/Stable  30-12-16  CRISIL A/Stable  -- 
Non Fund-based Bank Facilities  LT/ST  10.00  CRISIL A/Positive    --    --    --    --  -- 
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
Bank Guarantee^ 10 CRISIL A/Positive Drop Line Overdraft Facility 85 CRISIL A/Stable
Overdraft 95 CRISIL A/Positive Term Loan 65 CRISIL A/Stable
Term Loan 45 CRISIL A/Positive -- 0 --
Total 150 -- Total 150 --
^ Bank Guarantee is the sublimit of term loan facility
Links to related criteria
CRISILs Approach to Financial Ratios
CRISILs Bank Loan Ratings - process, scale and default recognition
The Rating Process

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