Rating Rationale
October 23, 2019 | Mumbai
Umrao Hotels and Resorts Private Limited
Rating downgraded to 'CRISIL BB-/Negative'
 
Rating Action
Total Bank Loan Facilities Rated Rs.13 Crore
Long Term Rating CRISIL BB-/Negative (Downgraded from 'CRISIL BBB-/Stable')
1 crore = 10 million
Refer to annexure for Details of Instruments & Bank Facilities
Detailed Rationale

CRISIL has downgraded its rating on the long-term bank facility of Umrao Hotels and Resorts Private Limited (UHRPL) to 'CRISIL BB-/Negative' from 'CRISIL BBB-/Stable'.
 
The downgrade reflects deterioration in business risk profile, constrained liquidity and weakening of financial risk profile. UHRPL has witnessed a year-on-year decline of 35% in revenue to Rs 23.61 crore in fiscal 2019 from Rs 36.53 crore owning to order issued by Supreme Court on Oct 16, 2018 for sealing party lawns due to violation of municipal law and green norms.
 
Fall in revenue further impacted profitability reflected from operating losses in fiscal 2019. Margins are expected to improve marginally in fiscal 2020 on account of better occupancy (close to 100%) in hotel segment and laying off 80-90 employees resulting in reduced employee cost. However, business risk profile is expected to remain weak owing to sealing of party lawns resulting in subdued revenues.
 
Though management has filed a petition for de-sealing of the banquet and is expecting positive decision by the end of October 2019, CRISIL believes that revenues will be constrained by sealing of party lawns as previous petition filed in April 2019 did not turn out to be in favor of UHRPL.
 
Further, financial risk profile has also weakened reflected from negative interest coverage and NCAAD. Though it is supported by low total outside liabilities to tangible net-worth ratio of 0.35 times and moderate net-worth of Rs 43.71 crore as on March 31, 2019.
 
The rating reflects the established position of promoter group in the hospitality industry, funding support from promoters and advantageous location of hotel. These strengths are partially offset by sealing of party lawns by MCD, exposure to cyclicality inherent in the hospitality industry and to intense competition.

Analytical Approach

Unsecured loans have been treated as 75% equity and 25% debt as these bear interest less than the market rate and will be retained in the business over the medium term. Furthermore, promoters will continue to support liquidity through unsecured loans.

Key Rating Drivers & Detailed Description
Strengths
* Advantageous location of hotel: The company's hotel, The Umrao, is located on a 14-acre land near the Indira Gandhi International (IGI) Airport. The banquet and the hotel commenced commercial operations from August 2012. Proximity to the airport is a major advantage in attracting customers. The hotel is also close to Gurgaon, which has emerged as a key business destination in the last decade.
 
* Established position of the promoter group in the hospitality industry: UHRPL is part of the Cozy Deepika group, which has diversified business operations in airline ticketing, cargo services, and catering. It also represents airlines as general sales agents and owns and operates hotels and resorts.
 
* Funding from promoters: Unsecured loans from promoters stood at Rs 53 crore as on March 31, 2019.
 
Weaknesses
* Sealing of party lawns due to order issued by Supreme court :
UHRPL has witnessed a year-on-year decline of 35% in revenue to Rs 23.61 crore in fiscal 2019 from Rs 36.53 crore as the Municipal Corporation of Delhi and the Delhi police had sealed the wedding banquets of UHRPL in light of order issued by Supreme Court on Oct 16, 2018 for sealing party lawns due to violation of municipal law and green norms. Fall in revenue further impacted profitability reflected from operating losses in fiscal 2019.
 
* Exposure to cyclicality inherent in the hospitality industry:
The hotel and resorts industry is vulnerable to downturns in domestic and international economies. During a slowdown in the economy, revenue per available room for premium hotels is expected to be impacted more significantly than mid-scale or economy hotels. Moreover, maintenance costs remain high for premium properties even during downward shifts in demand; cash flows from these properties are, therefore, more susceptible during such periods.
 
* Exposure to intense competition: Growing presence of foreign players and expansion by domestic players have intensified competition. Around 11,400 premium segment rooms are likely to be added by fiscal 2021 to the existing base of 71,850 premium segment rooms in 12 key hotel destinations of India (Mumbai, the National Capital Region, Bengaluru, Hyderabad, Pune, Kolkata, Chennai, Ahmedabad, Goa, Jaipur, Agra, and Kerala). Competition is also going to increase from the branded mid-market hotels in both the business and leisure destinations.

Liquidity: Stretched
Expected net cash accrual of Rs 54 lakh will be insufficient to meet term debt obligation of Rs 128 lakh in fiscal 2020. Liquidity is partially supported by funding from promoters in the form of unsecured loans of Rs 53.60 crore.
Outlook: Negative

CRISIL believes rating of UHRPL continued to be constrained on account of deterioration in business risk profile and constrained liquidity on account of negative cash accruals:
 
Rating sensitivity factors:
Upward factor
* Improvement in revenue by more than Rs 30 crore and in operating profit by more than 25% resulting in positive net cash accruals
* Improvement in debt protection metrics.

Downward factor
* Higher than expected decline in revenues resulting in widening of gap between net cash accruals and repayment obligations
* Deterioration in financial risk profile reflected from withdrawal of USL by promoters or increase in leverage position by 1 time.

About the Company

Set up in 2012, UHRPL has developed a 4-star hotel near the IGI Airport. The company is a part of the Cozy Deepika group that has diversified business operations in airline ticketing, cargo services, catering, representing airlines as general sales agents, and owning and operating hotels and resorts. The group is promoted and managed by New Delhi-based entrepreneur, Mr Jagdish Yadav and his family, and friend, Mr Virender Teotia.

Key Financial Indicators
As on/for the period ended March 31 Units  2019 2018
Operating income Rs crore 23.61 36.53
Reported profit after tax (PAT) Rs crore -3.60 8.45
PAT margins % -15.2 23.14
Adjusted debt/adjusted networth Times 0.35 1.01
Interest coverage Times -1.35 10.62

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 Proposed Long Term Bank Loan Facility NA NA NA 8.0 CRISIL BB-/Negative
NA Term Loan NA NA Dec-2022 5.0 CRISIL BB-/Negative
 
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  13.00  CRISIL BB-/Negative      26-12-18  CRISIL BBB-/Stable  27-10-17  CRISIL BB+/Stable  19-08-16  CRISIL BB+/Stable  CRISIL BB/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 8 CRISIL BB-/Negative Proposed Long Term Bank Loan Facility 8 CRISIL BBB-/Stable
Term Loan 5 CRISIL BB-/Negative Term Loan 5 CRISIL BBB-/Stable
Total 13 -- Total 13 --
Links to related criteria
CRISILs Approach to Financial Ratios
CRISILs Bank Loan Ratings - process, scale and default recognition
Rating criteria for manufaturing and service sector companies

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