Rating Rationale
November 28, 2018 | Mumbai
Pacifica Builders Private Limited
Rating reassigned to 'CRISIL BBB(SO)/Stable'; Rating downgraded to 'CRISIL BBB-/Stable'
 
Rating Action
Total Bank Loan Facilities Rated Rs.95 Crore (Reduced from Rs.110 Crore)
Long Term Rating CRISIL BBB(SO)/Stable (Reassigned)
Long Term Rating CRISIL BBB-/Stable (Downgraded from 'CRISIL BBB/Stable')
1 crore = 10 million
Refer to annexure for Details of Instruments & Bank Facilities
Detailed Rationale

CRISIL has reassigned its rating on the Rs 35 core term loan facility of Pacifica Builders Private Limited [Pacifica Builders; formerly known as Pacifica (Chennai project) Infrastructure Company Limited] for Phase-I (Aurum Happiness Tower) at 'CRISIL BBB(SO)/Stable' from 'CRISIL BBB/Stable, and downgraded its rating on the Rs 60 crore term loan for Phase-II (Aurum Pride Tower) to 'CRISIL BBB-/Stable' from 'CRISIL BBB/Stable'. The rating on the Proposed Long Term Bank Loan Facility has been withdrawn at the company's request and is in line with CRISIL's policy on withdrawal of bank ratings.
 
The 'SO' suffix has been assigned to the rating of the Phase I loan as it has separate escrow and cash cushion available from the Aurum Villa, which mitigates commingling risk with Phase II escrow. CRISIL has combined the cash flows of Phase-I and of commercial plaza, as both the projects have been funded by same lender and their cash flows are fungible. Furthermore, CRISIL has also considered excess cash flows from Aurum Villa, parked under Sylvanus Builders and Developers Ltd to support the loan taken for Phase-I and commercial plaza as repayment of commercial plaza loan will be made from excess cash flows of Aurum Villa as per the sanction letter of commercial plaza.
 
The rating reaffirmation on Phase-I loan reflects completion of construction, receipt of occupancy certificate, and near-completion of possession. Lower saleability in fiscal 2018 and the first half of fiscal 2019, because of a slowdown in Chennai's real estate market, has constrained collections. However, loan of Rs 25 crore availed for the commercial plaza from the same lender along with the surplus cashflow from Aurum Villa should help cover debt obligations. Outstanding debt on Phase I is of around Rs 9 crore, as on September 30, 2018.
 
The downgrade of Phase-II loan reflects delay in completion of construction, and muted sales in the last two fiscals. While the instalment on the term loan is to start from Q3 of fiscal 2020, the repayment quantum remains high at Rs 15 crore in fiscal 2020 and Rs 30 crore in fiscal 2021. Incremental sales and timely collection would remain key rating sensitivity factors.
 
The ratings continue to reflect the completion of Phase I and moderate construction of Phase II of the Aurum township project. The ratings also reflect the extensive experience of the promoters in the real estate sector and adequate financial flexibility. These strengths are partially offset by moderate saleability, project risk in commercial plaza, and susceptibility to cyclicality in the Indian real estate sector.

Analytical Approach

Compulsorily convertible debentures (CCDs) from the promoters have been treated as neither debt nor equity. This is done because these CCDs are interest bearing in nature with interest deferment option till external borrowings are paid off and would not be converted into equity till fiscal 2021. Furthermore, these CCDs are subordinated to external borrowings.
 
CRISIL has combined the cash flows of Phase-I and of commercial plaza, as both the projects have been funded by same lender and their cash flows are fungible. Furthermore, CRISIL has also considered excess cash flows from Aurum Villa, parked under Sylvanus Builders and Developers Ltd to support the loan taken for Phase-I and commercial plaza as repayment of commercial plaza loan will be made from excess cash flows of Aurum Villa as per the sanction letter of commercial plaza.

Key Rating Drivers & Detailed Description
Strengths
* Advanced stage of project implementation
Construction of Phase-I (Aurum Happiness Tower) has been completed. Phase I has achieved 95% saleability and possession of 90% of the units is completed, too. Despite the delay in completing Phase-II, plastering work is mostly done in all the towers, with flooring and plumbing work under progress; the remaining work is expected to be completed by Q3 of fiscal 2020. Saleability in Phase-II was around 57%.
 
* Strong track record and adequate financial flexibility
Benefits from being part of the Pacifica group of companies persists. The group has been in the real estate business for nearly 40 years, and has been able to successfully complete several projects in India and abroad. The promoters have infused CCDs of Rs 198 crore (outstanding as on March 31, 2018) towards land purchase and for supporting the business.
 
Weakness
* Delay in completion of Phase-II, leading to low saleability
Phase-I of the project is complete, with around 95% saleability achieved as of October 2018. However, there has been a delay in completion of Phase-II, which was supposed to be completed by June'18. The delay and slowdown in Chennai have constrained the saleability of Phase-II, with only 13,603 square feet sold in fiscal 2018. Sales in both the phases has remained lower in the first half of fiscal 2019 as well. However, there was an uptick in October 2018, on account of festive scheme launched. Steady pick up in sales will be a key sensitivity factor going forward.
 
* Susceptibility to cyclical demand in the real estate sector in India
The real estate sector in India is cyclical and volatile, leading to fluctuations in cash flows; in contrast, cash flows related to project completion and servicing debt are relatively fixed. This could lead to cash flow mismatches.
 
* Project risk associated with construction of commercial plaza
Construction of the commercial plaza commenced in August 2018 in the Aurum township, and is expected to be completed by March 2020. Funding of Rs 25 crore has already been tied up. Surplus cash flows from Phase I and Aurum Villa is likely to be utilised towards repayment of loan for the commercial plaza. Timely completion of the project without any cost overrun, and availability of surplus cash flows will be key rating sensitivity factors.
Outlook: Stable

CRISIL believes Pacifica Builders benefits from the advance stage of project implementation of its Aurum township project. The outlook may be revised to 'Positive' if high saleability in both the phases strengthens cash flow and debt protection metrics. The outlook may be revised to 'Negative' if a significant cost overrun in the project, intake of additional debt, or low saleability weakens key credit metrics.

About the Company

PBPL is a special purpose vehicle created in March 2005 to develop the Pacifica Aurum township project, which consists of residential units with commercial, educational, health, and public utility spaces. The project targets the middle-to-upper-middle class population in the region, and is being developed over a land parcel measuring approximately 82 acres; total saleable area is 12.28 million square feet. The township is in Chennai's peripheral district of OMR, Padur, a prime upcoming area for IT parks and residential and commercial schemes. The township is in proximity to Siruseri IT Park.
 
The entire project is being executed in multi-phases, with the first two phases being Aurum Happiness tower (Phase-I) and Aurum Pride tower (Phase-II), respectively. Construction of Phase I commenced in July 2012 and completed in April 2016. Construction of Phase-II commenced in March 2013, and was expected to be completed by June 2018. However, there has been a delay in completion of Phase-II and construction is now likely to be completed by Q3 of fiscal 2020. Construction of the commercial plaza commenced in August 2018, and should be concluded in two and half years.
 
About the Group
The Pacifica Companies is a privately held real estate company and has been in the real estate business since 1978. Mr. Ashok Israni laid the foundation for Pacifica, and is president of the group. The headquarters are in San Diego, with offices throughout the US and India. Pacifica employs nearly 3,000 employees in the US and Asia. Its real estate portfolio includes hotels, industrial buildings, retail shopping centres, apartment projects, mixed-use developments, and residential communities.
 
The group started its operations in the hotel industry and later on diversified into the real estate segment. Shareholding is entirely held by Mr Ashok Israni and his family. The US operations are managed by Mr Ashok Israni and Mr Deepak Israni, and the Indian operations by Mr Rocky Israni.

Key Financial Indicators
Financials as on / for the period ended March 31   2018 2017
Revenue Rs crore 34.66 49.55
Profit after tax Rs crore 0.44 0.43
PAT margins % 1.27% 0.87%
Adjusted Debt/Adjusted Net worth Times 6.29 5.28
Interest coverage Times 1.11 1.09
 

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 crore)
Rating assigned
with outlook
NA Term Loan 31-Mar-16 NA 31-Mar-19 35.0 CRISIL BBB(SO)/Stable
NA Term Loan 30-Jun-18 NA 30-Jun-22 60.0 CRISIL BBB-/Stable
NA Proposed Long Term
Bank Loan Facility
NA NA NA 15.0 Withdrawn
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  95.00  CRISIL BBB(SO)/Stable/ CRISIL BBB-/Stable      30-08-17  CRISIL BBB/Stable  18-05-16  CRISIL BBB/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
Proposed Long Term Bank Loan Facility 15 Withdrawn Proposed Long Term Bank Loan Facility 15 CRISIL BBB/Stable
Term Loan 35 CRISIL BBB(SO)/Stable Term Loan 95 CRISIL BBB/Stable
Term Loan 60 CRISIL BBB-/Stable -- 0 --
Total 110 -- Total 110 --
Links to related criteria
CRISILs Approach to Financial Ratios
CRISILs Bank Loan Ratings - process, scale and default recognition
Rating Criteria for Construction Industry
CRISILs Bank Loan Ratings

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