Rating Rationale
April 26, 2019 | Mumbai
Suyog Logistics Park Private Limited
Rating Reaffirmed
 
Rating Action
Total Bank Loan Facilities Rated Rs.28 Crore
Long Term Rating CRISIL A(SO)/Stable (Reaffirmed)
1 crore = 10 million
Refer to annexure for Details of Instruments & Bank Facilities
Detailed Rationale

CRISIL has reaffirmed its rating on the long-term bank facility of Suyog Logistics Park Pvt Ltd (SLPPL) at 'CRISIL A(SO)/Stable'. An (SO) rating is specific to the rated issue and reflects that the instrument has a structured payment mechanism to support timely repayment of loans.
 
The rating continues to reflect the technical and marketing expertise of SLPPL's majority shareholder (IndoSpace Logistics Park Pvt Ltd [IndoSpace]) in the warehousing space, and a strong counterparty in APM Terminal India Pvt Ltd (APM) and healthy financial risk profile. These strengths are partially offset by dependence on a single counterparty for servicing the LRD loan and risk of fluctuation in interest rate over the long tenure of debt.

Key Rating Drivers & Detailed Description
Strengths
* IndoSpace's technical and marketing expertise in the warehousing space
Benefits from the technical and marketing expertise of IndoSpace should continue to support business risk profile. SLPPL was taken over by Canada Pension Plan Investment Board (CPPIB) in December 2018, but is continued to be managed by IndoSpace Development Management Pvt Ltd.
 
* Healthy financial risk profile
Financial risk profile is heathy: debt service coverage ratio (DSCR) should remain comfortable at an average of 1.4 times over the tenure of the LRD loan, owing to expectation of steady lease rentals from APM and well-structured debt repayment obligations.
 
* Presence of a strong counterparty
SLPPL has leased its entire area to APM which is part of APM Terminals global ports/terminal network. It is a joint venture between APM Terminals and the Container Corporation of India (CONCOR-A Government of India undertaking). In terms of container throughput (TEUs), it is India's largest container terminal handling facility. Presence of such strong counterparty minimises the risk of delay in receipt of lease rentals.
 
Weakness
* Dependence on a single counterparty for servicing the LRD loan
SLPPL is dependent entirely on APM for servicing its LRD loan. Any unprecedented stretch in receiving lease rental from APM or the possibility of an immediate exit after the lock-in period will impact SLPPL's debt-servicing capability. However, the risk is largely mitigated by the long-term agreement of 20 years and lock-in period of 8 years which nearly covers tenure of debt.
 
* Risks related to fluctuation in interest rates
The credit profile of SLPPL is also sensitive to fluctuation in interest rates as the loan has a floating interest rate, and thus any increase in the interest rate will affect debt protection metrics.
Liquidity

Liquidity is ample. Average DSCR is at 1.4 times over the tenure of loan. DSRA is available equivalent to one quarter of interest and principal obligation for the lease rental loan. Further, surplus liquid investment of around Rs 12.4 crore as on December 31, 2018, strengthens liquidity.

Outlook: Stable

CRISIL believes SLPPL will benefit from its strong counterparty and the presence of an escrow and debt service reserve account (DSRA) mechanism for repayment of the LRD loan. The outlook may be revised to 'Positive' if favourable changes in interest rates strengthens DSCR. The outlook may be revised to 'Negative' if there is irregularities in times receipts of lease rentals or deterioration in the counterparty's profile weakens key credit metrics.

About the Company

SLPPL has leased its 6.53 lakh sq ft of area to APM at Chakan MIDC (near Pune in Maharashtra). The erstwhile main shareholder IndoSpace (based in Mauritius) owned 74% stake in SLPPL through its investee company: IndoSpace Ventures VIII, Mauritius. The remaining 26% was held by Mr Goyal and his family. SLPPL was taken over by Indospace Core, an affiliate of CPPIB, in December 2018.
 
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 that cater to the logistics infrastructure needs of leading players in automobile, e-commerce, fast-moving consumer goods, third-party logistics, and manufacturing sectors.
 
About CIPPB
CIPPL 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 two crore 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 CPP and at arm's length from the government. As on December 31, 2018, the funds in CPP aggregated USD 368.5 billion.

Key Financial Indicators
Particulars Unit 2018 2017
Revenue Rs crore 9.14 2.97
Profit after tax (PAT) Rs crore 2.7 -0.88
PAT margin % 29.6 -29.7
Adjusted debt / adjusted networth Times 1.11 1.32
Interest coverage Times 3.4 1.4
 

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 Lease Rental Discounting Loan NA NA 31-May-2025 28 CRISIL A(SO)/Stable
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  28.00  CRISIL A(SO)/Stable      30-01-18  CRISIL A(SO)/Stable  09-06-17  CRISIL BBB+(SO)/Watch Developing    --  -- 
                20-03-17  CRISIL BBB+(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 28 CRISIL A(SO)/Stable Lease Rental Discounting Loan 28 CRISIL A(SO)/Stable
Total 28 -- Total 28 --
Links to related criteria
CRISILs Approach to Financial Ratios
CRISILs Bank Loan Ratings - process, scale and default recognition

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