Rating Rationale
July 13, 2020 | Mumbai
Mumbai International Airport Limited
Ratings continues on 'Watch Negative'
 
Rating Action
Total Bank Loan Facilities Rated Rs.9781.74 Crore
Long Term Rating CRISIL BB+ (Continues on 'Rating Watch with Negative Implications')
Long Term Rating CRISIL B (Continues on 'Rating Watch with Negative Implications')
Short Term Rating CRISIL A4+ (Continues on 'Rating Watch with Negative Implications')
 
Rs.2000 Crore Non Convertible Debentures CRISIL BB+ (Continues on Rating Watch with Negative Implications)
1 crore = 10 million
Refer to annexure for Details of Instruments & Bank Facilities
Detailed Rationale

CRISIL has reaffirmed its ratings on Rs 350 crore term loans against real estate deposits (RESD loans) at 'CRISIL B' for Mumbai International Airport Limited (MIAL) and for remaining bank loan facilities including project loans and ADF loans and Rs. 2,000 crore of proposed NCDs at 'CRISIL BB+'. The rating on MIAL's short-term bank facilities are also reaffirmed at 'CRISIL A4+'. The ratings continue to be on 'Rating Watch with Negative Implications'.
 
The ratings factor in a First Information Report (FIR) filed against MIAL (and among others including other members of GVK group) by Central Bureau of Investigation (CBI) on June 27, 2020. The FIR alleges financial fraud causing loss to Government Exchequer. As per management representation, the inquiry is at investigation stage and currently there are no restrictive actions and penalties on the company. That said, CRISIL will continue to monitor the developments and take rating action when clarity emerges regarding any impact on MIAL.
 
The ratings remain on watch with negative implications (watch negative) also on account of presence of rating linked triggers, ability to generate cash flows amidst curtailed airport operations and traction on company's plan for raising of real estate deposits. Rating linked triggers are present in the loan documents which give lenders an option to call the facility in event of rating downgrade.
 
On May 20, the ratings on project and ADF loans were downgraded reflecting lowering in visibility of cash flows against debt servicing obligations over near term. This was on account of reduction in accrual generation due to curtailed airport operations against the upcoming debt obligations including interest accrued for moratorium period.
 
Rating action was also taken on RESD loans. Because of prolonged delays in monetisation of real estate leading to liquidity challenges for its servicing. RESD loans have to be serviced through real estate monetisation.
 
The rating continues to reflect MIAL's strong market position as the developer and operator of Chhatrapati Shivaji Maharaj International Airport, Mumbai, regulated returns from aeronautical (aero) revenues. These strengths are partially offset by exposure to risks associated with construction of a greenfield airport at NMIA and weakened liquidity position on account of delay in real estate monetisation.

Analytical Approach

For arriving at the rating, CRISIL has consolidated the business and financial risk profile of MIAL and NMIA. This is because both airports will serve common catchment of Mumbai metropolitan area, have common management and board members leading to a complementary strategy in operations phase and CRISIL's understanding that MIAL will provide timely support, if required, to NMIA for implementation and stabilisation. 

Please refer Annexure - Details of Consolidation, which captures the list of entities considered and their analytical treatment of consolidation.

Key Rating Drivers & Detailed Description
Strengths
* Strong market position as the developer and operator of the Chhatrapati Shivaji Maharaj International Airport, Mumbai
The company is the exclusive developer and operator of the second largest airport in India. The airport is strategically located in the heart of a key metro city, thereby attracting strong flow of domestic and international passengers. The airport also enjoys exclusivity for a period of 30 years (extendable by another 30 years). The attractive location and a large catchment area is likely to ensure strong traffic growth over the medium term.
 
* Regulated returns in the form of aero revenues
There are 3 major revenue streams ' aero, non-aero, and real estate. While aero charges are regulated by the Airports Economic Regulatory Authority, the other are largely unregulated. The new airport at Navi Mumbai, would also benefit from the regulated cashflows, once operational. MIAL also has the right to develop about 194 acres of land around Mumbai airport. Of this, the company has monetised only 3 parcels totally to around 6 acres.
 
Further MIAL is structured as a SPV and cash flows are ring-fenced. Supervision by Airports Authority of India (AAI), with its board presence, for strategy decisions and related-party transactions, presence of an escrow account with a payment waterfall mechanism ensuring priority of debt repayment, and a debt service reserve account also provide comfort.
 
Weaknesses
* Weakened liquidity position and dependence on real estate monetization for RESD loans
Cash balance at MIAL reduced from ~Rs 1270 crore as on March 31, 2018 to ~Rs 260 crore, largely encumbered towards operational payments as on September 30, 2019. This reduction was on account of higher upfront investments in NMIA in fiscal 2019 of Rs 905 crore against expectation of ~Rs 550 crore, higher capex, delay in real estate monetisation from earlier committed timelines and delay in refinancing. In August and September 2019, MIAL made repayments to RESD loans of ~Rs 300 crore leading to fall in liquidity to ~Rs 120 crore of unencumbered cash and unutilized working capital lines as of December 31, 2019.
 
MIAL has RESD loan outstanding of ~Rs 284 crore on June 30, 2020 which are supposed to be repaid from proceeds of real estate lease deposits. There have been prolonged delays in monetisation around 17 acres of real estate land which was expected to shore up liquidity levels from real estate deposits of around Rs 625 crore. However based upon recent management discussions, the monetisation has been delayed leading to liquidity issues for servicing of RESD loans within September 2020. CRISIL will continue to monitor the developing situation on this debt servicing.
 
* Exposure to regulatory risk
The regulatory regime for airport operators in India is still evolving. The regulatory risk is evident from delay in release of first, second and third control period tariff order. Tariff order of second control period will continue till September 2020 as per recent clarification. Risks associated with regulatory uncertainty remain, including timeliness in tariff setting process. Furthermore, CRISIL believes the excess tariff collected in the second control period may be trued-down and may lead to a considerable tariff decline in the third control period (which was scheduled from fiscals 2020 to 2024).
 
* Implementation risks associated with NMIA project
Although the project, expected to be executed over the next 3 years, would benefit from the regulated tariff structure, and low demand risk given the healthy demand growth in the Mumbai region, the project would still be exposed to timely implementation and ramp-up risks.
Liquidity Stretched

MIAL has unencumbered cash and unutilised working capital of ~Rs  125 crore as of June 30, 2020. Given current state of operations, ability to generate accruals over near term is curtailed. Company has debt servicing obligations of over Rs 350 crore in September 2020 for project loans. Following current fall in revenue collections, company is exploring options such as deferment of revenue share payments to AAI for meeting debt service obligations and additional debt financing. MIAL has DSRA of ~Rs 198 crore in form of bank guarantee which can be utilised for debt service payments for project term loans in an adverse case.
 
Debt servicing of RESD loans was to be met through project accruals till March 2020. Post that, it was expected MIAL would raise real estate deposits by March 2020 for servicing of these loans. On account of prolonged delays in monetisation, liquidity issues have developed for servicing of these loans within September 2020.

Rating sensitivity factors
Upward factors
* [For RESD and project loans] Higher and faster raising of real estate deposits against company's representation of Rs 500-700 crore by September 2020
* [For project loans] Higher than expected non-aero revenues and real estate monetisation ramp-up along with expected implementation of NMIA
 
Downward factors
* [For project and RESD loans] Delay in land monetisation and raising of real estate deposits of around Rs 500-700 crore by September 2020
* [For project and RESD loans] Steeper fall in tariff than anticipation, or, a material negative action such as a penalty etc. by CBI/ED, on the company which deteriorates its business and financial risk profile further

About the Company

MIAL was incorporated in 2006, to operate, modernise, and undertake expansion of the Chhatrapati Shivaji Maharaj International Airport in Mumbai under a 30-year concession expiring in 2036 (extendable by 30 years). The company is a joint venture between the GVK group (50.5% held through GVK Airport Holdings Ltd), AAI (26%), Bid Services Division (Mauritius) Ltd. (13.5%) and ACSA Global Ltd (10%). In February 2017, MIAL bid for the development of the airport in Navi Mumbai and emerged as the highest bidder. The project, is being implemented through a subsidiary of MIAL.

Key Financial Indicators - MIAL (Standalone; CRISIL adjusted numbers)
As on / for the period ended March 31   2019 2018
Revenue Rs crore 3847 3545
Profit after tax Rs crore 96 35
PAT Margin % 2.5 0.1
Adjusted debt/adjusted networth Times 4.0 4.4
Interest coverage Times 2.2 1.9

Any other information: Not applicable

Note on complexity levels of the rated instrument:
CRISIL complexity levels are assigned to various types of financial instruments and are included (where applicable) in the Annexure -- Details of Instrument in this Rating Rationale. For more details on the CRISIL complexity levels, please visit www.crisil.com/complexity-levels.
Annexure - Details of Instrument(s)
ISIN Name of Instrument Date of Allotment Coupon Rate (%) Maturity Date Issue Size (Rs. Crore) Complexity level Rating Assigned with Outlook
NA Bank Guarantee# NA NA NA 175 NA CRISIL BB+/Watch Negative
NA Bank Guarantee NA NA NA 330 NA CRISIL A4+/Watch Negative
NA Cash Credit NA NA NA 330 NA CRISIL BB+/Watch Negative
NA Letter of Credit NA NA NA 250 NA CRISIL A3+/Watch Negative
NA Letter of Credit* NA NA NA 50 NA CRISIL BB+/Watch Negative
NA Rupee Term Loan 1 NA NA  31 Mar-32 6141.36 NA CRISIL B/Watch Negative
NA Rupee Term Loan 2 NA NA 31-Jul-23 2155.38 NA CRISIL B/Watch Negative
NA Rupee Term Loan 3 NA NA 31- Aug-25 350 NA CRISIL B/Watch Negative
NA Non-Convertible Debentures^ NA NA NA 2000 NA CRISIL BB+/Watch Negative
# Financial Guarantee. Interchangeable with Rupee Term Loan
* Interchangeable with Sight Letter of Credit, Usance Letter of Credit, Buyers Credit, Inland Letter of Credit to the extent of Rs. 15 crores, Performance bank guarantee, Financial bank guarantee to the extent of Rs. 40 crores, and Revolving Short Term Loan to the extent of Rs. 20 crores.
^Yet to be placed
 
Annexure - List of entities consolidated
Name of Entities Consolidated  Extent of Consolidation Rationale for Consolidation
Mumbai International Airport Limited Full Consolidation Significant financial and operational linkages
Navi Mumbai International Airport Full Consolidation Significant financial and operational linkages
Annexure - Rating History for last 3 Years
  Current 2020 (History) 2019  2018  2017  Start of 2017
Instrument Type Outstanding Amount Rating Date Rating Date Rating Date Rating Date Rating Rating
Non Convertible Debentures  LT  0.00
13-07-20 
CRISIL BB+/(Watch) Negative  20-05-20  CRISIL BB+/Watch Negative  17-10-19  CRISIL A/Watch Negative  01-08-18  CRISIL AA-/Stable    --  -- 
        24-03-20  CRISIL BBB/Watch Negative  28-08-19  CRISIL A+/Watch Negative           
        20-02-20  CRISIL A-/Watch Negative  31-07-19  CRISIL A+/Watch Negative           
            09-07-19  CRISIL A+/Watch Negative           
            28-05-19  CRISIL AA-/Stable           
Fund-based Bank Facilities  LT/ST  8976.74  CRISIL B/(Watch) Negative/ CRISIL BB+/(Watch) Negative  20-05-20  CRISIL B/Watch Negative/ CRISIL BB+/Watch Negative  17-10-19  CRISIL A/Watch Negative/ CRISIL BBB/Watch Negative/ CRISIL A1/Watch Negative  01-08-18  CRISIL AA-/Stable/ CRISIL A1+  31-05-17  CRISIL AA-/Stable/ CRISIL A1+  -- 
        24-03-20  CRISIL B+/Watch Negative/ CRISIL BBB/Watch Negative  28-08-19  CRISIL A+/Watch Negative/ CRISIL A1/Watch Negative  06-07-18  CRISIL AA-/Stable/ CRISIL A1+  03-05-17  CRISIL AA-/Stable   
        20-02-20  CRISIL A-/Watch Negative/ CRISIL BB+/Watch Negative  31-07-19  CRISIL A+/Watch Negative/ CRISIL A1/Watch Negative           
            09-07-19  CRISIL A+/Watch Negative/ CRISIL A1/Watch Negative           
            28-05-19  CRISIL AA-/Stable/ CRISIL A1+           
Non Fund-based Bank Facilities  LT/ST  805.00  CRISIL BB+/(Watch) Negative/ CRISIL A4+/(Watch) Negative  20-05-20  CRISIL BB+/Watch Negative/ CRISIL A4+/Watch Negative  17-10-19  CRISIL A/Watch Negative/ CRISIL A1/Watch Negative  01-08-18  CRISIL AA-/Stable/ CRISIL A1+  31-05-17  CRISIL AA-/Stable/ CRISIL A1+  -- 
        24-03-20  CRISIL BBB/Watch Negative/ CRISIL A3+/Watch Negative  28-08-19  CRISIL A+/Watch Negative/ CRISIL A1/Watch Negative  06-07-18  CRISIL AA-/Stable/ CRISIL A1+       
        20-02-20  CRISIL A-/Watch Negative/ CRISIL A2+/Watch Negative  31-07-19  CRISIL A+/Watch Negative/ CRISIL A1/Watch Negative           
            09-07-19  CRISIL A+/Watch Negative/ CRISIL A1/Watch Negative           
            28-05-19  CRISIL AA-/Stable/ CRISIL A1+           
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 330 CRISIL A4+/Watch Negative Bank Guarantee 330 CRISIL A4+/Watch Negative
Bank Guarantee# 175 CRISIL BB+/Watch Negative Bank Guarantee# 175 CRISIL BB+/Watch Negative
Cash Credit 330 CRISIL BB+/Watch Negative Cash Credit 330 CRISIL BB+/Watch Negative
Letter of Credit 250 CRISIL A4+/Watch Negative Letter of Credit 250 CRISIL A4+/Watch Negative
Letter of Credit* 50 CRISIL BB+/Watch Negative Letter of Credit* 50 CRISIL BB+/Watch Negative
Rupee Term Loan 350 CRISIL B/Watch Negative Rupee Term Loan 350 CRISIL B/Watch Negative
Rupee Term Loan 8296.74 CRISIL BB+/Watch Negative Rupee Term Loan 8296.74 CRISIL BB+/Watch Negative
Total 9781.74 -- Total 9781.74 --
# Financial Guarantee. Interchangeable with Rupee Term Loan
* Interchangeable with Sight Letter of Credit, Usance Letter of Credit, Buyers Credit, Inland Letter of Credit to the extent of Rs. 15 crores, Performance bank guarantee, Financial bank guarantee to the extent of Rs. 40 crores, and Revolving Short Term Loan to the extent of Rs. 20 crores.
Links to related criteria
CRISILs Approach to Financial Ratios
CRISILs Criteria for Consolidation
Criteria for Notching up Stand Alone Ratings of Companies based on Parent Support

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