Rating Rationale
February 06, 2025 | Mumbai
Sundew Real Estate Private Limited
'Crisil A-/Stable’ assigned to Bank Debt
 
Rating Action
Total Bank Loan Facilities RatedRs.300 Crore
Long Term RatingCrisil A-/Stable (Assigned)
Note: None of the Directors on Crisil Ratings Limited’s Board are members of rating committee and thus do not participate in discussion or assignment of any ratings. The Board of Directors also does not discuss any ratings at its meetings.
1 crore = 10 million
Refer to Annexure for Details of Instruments & Bank Facilities

Detailed Rationale

Crisil Ratings has assigned its ‘Crisil A-/Stable rating to the long-term bank loan facilities of Sundew Real Estate Private Limited (SREPL).

 

The rating reflects the strong operational, managerial, and financial support that SREPL receives from the ultimate Group, K Raheja Corp group (KRC), which is expected to continue. The rating also factors in stable cash flow due to full occupancy and reputed clientele of the asset – The Square Avenue 98. These strengths are partially offset by exposure to revenue concentration risk, high leverage of the standalone asset and susceptibility to fluctuations in interest rate and the risk of vacancy risk.

Analytical Approach

Crisil Ratings has considered the standalone business and financial risk profiles of SREPL and has factored in support from the K Raheja Corp group owing to common management, significant operational and strong financial linkages.

Key Rating Drivers & Detailed Description

Strengths:

  • Promoter group with a proven track record in real estate development: Founded by Mr. Chandru L Raheja, the KRC group is a seasoned real estate developer with a diverse portfolio that includes commercial, residential, retail, hospitality, and mall projects. The group's brand portfolio is comprised of listed entities such as Mindspace Business Parks REIT, Chalet Hotels Limited, and Shoppers Stop Limited, as well as non-listed entities like Inorbit Malls, K Raheja Homes and some other office/hospitality assets. With a strong presence in the western and southern regions, the group has established itself as a major developer, with over 40 years of experience in delivering high-quality commercial, retail, and residential spaces, and a reputation for excellence in the industry.

 

  • Strong operational, managerial, and financial support from the group: The K Raheja Corp Group controls and manage IPT, which owns and operates the SREPL office space in Kalina, Mumbai. The group has significant experience in the commercial office space in Mumbai Metropolitan region . The asset is a Rights of First Offer (ROFO) asset to Mindspace Business Parke REIT and REIT has right to acquire the asset in near future subject to all approvals in place. Hence, operational and financial support from KRC is expected to continue.

 

  • Stable cash flow from lease rentals supported by full occupancy, and reputed client: The Square Avenue 98, Kalina - Mumbai, has a leasable area of around 1.55 lakh square feet (sq. ft), The property is entirely leased out to reputed multinational company, JP Morgan. The rating also factors in the well-secured lease structure with lock-in and lease period of 15 years, and an in-built revenue escalation clause of 10-11% every 3 years.

 

Weaknesses:

  • Susceptibility to risks related to vacancy and fluctuations in interest rate: Lease rental is the only source of revenue for SREPL, leading to exposure to vacancy risk. However, long-term agreement with the tenant mitigate the risk. Also, strong demand in the micro market allows the company to lease out immediately if the tenant vacates. Interest rate on the debt is floating, which exposes the company to fluctuations in interest rate.

 

  • Exposure to revenue concentration risk: The Company faces concentration risk as its entire property is leased only to one tenant, JP Morgan. Surrender of lease by the tenant will significantly weaken the company’s financial risk profile.

Liquidity: Adequate

Liquidity is expected to remain healthy. The company has to maintain liquidity in the form of debt service reserve account covering two months of debt obligation. Debt service coverage ratio is expected to be remain above 1 time throughout the tenor of the loan.

Outlook: Stable

Crisil Ratings believes SREPL will continue to derive significant benefits from its association with K Raheja Corp Group.

Rating Sensitivity Factors

Upward factors:

  • Substantial increase in cash flow resulting in improvement in debt protection metrics
  • Diversification in tenant mix beyond 3-4 tenants.
  • Significant upward revision in the credit view on K Raheja Corp Group by Crisil Ratings

 

Downward factors:

  • Any higher debt resulting in weakening of debt protection metrics resulting in average DSCR below 1
  • Less-than-expected cash flow by the way of lower rentals
  • Significant downward revision in the credit view on K Raheja Corp Group by Crisil Ratings

About the Company

SREPL is a subsidiary of Ivory Property Trust (100% subsidiary of Ivory Properties and Hotels Privates Limited100% K Raheja Corp Group-owned entity) and operates the The Square Avenue 98 office space in Kalina, Mumbai.

About the Group

K Raheja Corp group consists operational entities as Mindspace Business Parks REIT (Mindspace REIT) (‘Crisil AAA/Stable/Crisil A1+’), Chalet Hotels (‘Crisil AA-/Stable/Crisil A1+’), Shoppers Stop Limited (‘Crisil A+/Stable/Crisil A1+’), and Inorbit Mall and K Raheja Homes.

Key Financial Indicators

Particulars

Unit

2024

2023

Revenue

Rs crore

33

33

Profit after tax

Rs crore

8

8

PAT margin

%

22.8

23.1

Adjusted debt/adjusted networth

Times

9.6

14.9

Adjusted interest coverage

Times

1.6

1.6

Any other information: Not Applicable

Note on complexity levels of the rated instrument:
Crisil Ratings` 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.

Crisil Ratings will disclose complexity level for all securities - including those that are yet to be placed - based on available information. The complexity level for instruments may be updated, where required, in the rating rationale published subsequent to the issuance of the instrument when details on such features are available.

For more details on the Crisil Ratings` complexity levels please visit www.crisilratings.com. 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) Complexity Levels Rating Outstanding with Outlook
NA Lease Rental Discounting Loan* NA NA 30-Oct-27 300.00 NA Crisil A-/Stable

Rs 50 crore sublimit of overdraft limit 

Annexure - Rating History for last 3 Years
  Current 2025 (History) 2024  2023  2022  Start of 2022
Instrument Type Outstanding Amount Rating Date Rating Date Rating Date Rating Date Rating Rating
Fund Based Facilities LT 300.0 Crisil A-/Stable   --   --   --   -- --
All amounts are in Rs.Cr.
Annexure - Details of Bank Lenders & Facilities
Facility Amount (Rs.Crore) Name of Lender Rating
Lease Rental Discounting Loan& 300 Punjab National Bank Crisil A-/Stable
&Rs 50 crore sublimit of overdraft limit
Criteria Details
Links to related criteria
CRISILs Bank Loan Ratings - process, scale and default recognition
CRISILs Approach to Financial Ratios
CRISILs criteria for rating debt backed by lease rentals of commercial real estate properties
Criteria for Notching up Stand Alone Ratings of Companies based on Group Support

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