14 August 2020 FLASH UPDATE INDIA REAL ESTATE
Plots & storeys India's weekly real estate news & numbers
HIGHLIGHTS
Blackstone set to acquire Prestige Group's assets Mall owners in Pune demand property tax waiver for US$ 1.7billion HSBC puts commercial building in South Embassy Group in talks with Indospace, ESR to Mumbai's Horniman Circle on the block monetise warehousing business ICICI Bank takes possession of Mantri SC reserves verdict on plea challenging NGT Developers' corporate office in Bengaluru order quashing EC for Godrej Reflections Have millions of homebuyers vanished? The Top realtors see spurt in take-over proposals for success of digital home sales says otherwise stressed office projects Japanese firm Amperex Technology Limited Sumitomo, Krishna group JV to invest INR 6.5bn acquires 180-acre at INR 5.5bn in Haryana in Gurugram township
Delhi court pulls up Miniso Life Style for non- payment of rent
CLICK HERE FOR Manish Agrawal [email protected] | Tel: (91 22) 6630 3068 LAST REPORT
JM Financial Research is also available on: Bloomberg - JMFR
JM FINANCIAL INSTITUTIONAL SECURITIES LIMITED India Real Estate 14 August 2020 We highlight this week’s top real estate news:
Blackstone set to acquire Prestige Group's assets for US$ 1.7billion: Blackstone Group is set to acquire Prestige Group’s rental income assets for more than US$ 1.7billion in the largest real estate portfolio buyout in India, said three persons with direct knowledge of the matter. If the deal goes through, Prestige will use the money to repay all of its debt and deploy the rest as equity capital for growth, they said. The transaction involves ready, income-producing and under-construction properties in key cities of south India, including Bengaluru, Chennai and Mysore. “The term sheets have been signed and the deal is set to be concluded in the next few weeks,” said one of the persons. Blackstone will acquire 100 per cent control of around 20 million square feet of commercial space, including 16 million sq ft of ready and completely leased assets. The deal will include the developer’s nine operational malls and the combined assets, after adding Blackstone’s retail entity Nexus Malls, will double the private equity firm’s retail portfolio size. The acquisition will also include a portion of the group’s hospitality assets, said the people cited above. “The deal is somewhat similar to the DLF-GIC investment. Prestige is looking to deleverage its balance sheet with this transaction and prepare itself for the next phase of growth,” said one of the persons. (Source)
Embassy Group in talks with Indospace, ESR to monetise warehousing business: Leading realty firm Embassy Group is in talks with Indospace and ESR to monetise its warehousing and industrial parks business at an enterprise value of INR 17.0- 20.0bn, according to sources. Bengaluru-based Embassy Group, which in 2015 formed a joint venture with private equity firm Warburg Pincus to buid industrial parks, is looking to monetise completed and under-construction assets of the JV. Embassy Industrial Parks, the JV firm, is developing warehousing projects at Chakan in Pune, Sriperumbudur and Hosur in Tamil Nadu; Farrukhnagar and Bilaspur in Delhi-NCR; and Kothur in Hyderabad. The total portfolio of the JV is 15-16 million sq ft, of which 3-4 million sq ft is operational. Warburg Pincus has a 70 per cent stake, while Embassy Group has 30 per cent shareholding in the JV. Earlier, sources had said Embassy Group is evaluating various options to monetise Embassy Industrial Parks. It could be the outright sale of the company or some new fund might come in as a new investor. The sources had said the enterprise value of the deal could be between INR 17.0-18.0bn. The debt of the JV is around INR 7.0bn. (Source)
Equinix expands into India with acquisition of GPX India data centers: Equinix, Inc, the global interconnection and data center company, has acquired the India operations of GPX Global Systems, Inc. in an all-cash transaction value of US$ 161mn. This includes two data center campuses in Mumbai with more than 200 international brands and local companies, including the cloud service providers (CSPs), content delivery network (CDN) providers, all local carriers, 130 internet service providers (ISPs) and four internet exchanges, the company said in a release. The acquisition is expected to close in the first quarter of 2021 subject to customary closing conditions including regulatory approval, the company said in a release. Globally, Platform Equinix comprises more than 210 data centers across 56 metros and 26 countries, providing data center and interconnection services for over 9,500 of businesses. Currently, it operates 46 IBX data centers in Asia-Pacific across 13 metros in Australia, China, Hong Kong, Indonesia, Osaka, Seoul, Singapore. (Source)
JM View: While historically PE investments have been mainly limited to commercial real estate but both warehousing and data centres offer an emerging asset class to invest. Globally, these are large asset classes while in India they are at a nascent stage currently.
JM Financial Institutional Securities Limited Page 2 India Real Estate 14 August 2020
SC reserves verdict on plea challenging NGT order quashing EC for Godrej Reflections: The Supreme Court has reserved its verdict on a plea challenging an NGT order quashing the environmental clearance granted to a high-rise luxury project by Godrej Properties Limited and Wonder Projects Development Private Limited in Bengaluru. The apex court had earlier issued notices to the Centre, the Karnataka government and others on an appeal filed by Wonder Projects Development Pvt. Ltd. and others. Senior advocate A M Singhvi, representing the project proponent, had argued that the National Green Tribunal (NGT) had reproduced its order from another case and stopped the project despite requisite consents. The green panel had ruled that the construction would fall within the buffer zone of the Kaikondrahalli lake and therefore is violative of the zoning laws. The NGT had said no environmental clearance (EC) can be granted for a construction that would violate the buffer zone of a lake. "It is clear that the project stipulates construction in the buffer zone, which is in violation of the zoning plan and a judgement of this tribunal as affirmed by the Supreme Court. Accordingly, the EC is quashed," it had said. (Source)
Amazon leases 2.8 million sq ft space in Bengaluru, Chennai & Mumbai: Amazon has leased about 2.8 million square feet of space in Bengaluru, Chennai and Mumbai to expand its offices in India as online customers shop more frequently and with larger baskets. The Chennai office will come up in the Brigade World Trade Centre. In Mumbai, it has signed a long-term lease agreement for space at Godrej Two in Vikhroli suburb. “Amazon has some immediate requirements and has locked in property across multiple locations. These properties are expected to be up and running in 2021,” said one person aware of the deal. This is the third such transaction by Amazon since the lockdown. The company also finalised 900,000 sq. ft. of office space in Bagmane Rio in Bengaluru. “Amazon plans to utilise the new space to grow in India and cater to its global operations. The e-commerce behemoth already occupies over 10 million sq. ft. of office space in Bengaluru, Chennai, Hyderabad and Gurgaon. (Source)
Top realtors see spurt in take-over proposals for stressed office projects: Top real estate developers such as Godrej Properties and Oberoi Realty are being flooded with takeover proposals for commercial properties from their distressed peers. So far, there were opportunities only in stalled residential projects for the realty majors. “We are getting a lot of proposals for office projects. We are well placed to use such opportunities, and these will be processed by our fund management arm,” said Pirojsha Godrej, chairman of Godrej Properties. Godrej Properties is seeing reasonable valuation from its partners in joint development/joint venture proposals, Godrej said in a recent call. Oberoi Realty is also loaded with similar proposals and is in the process of evaluating them, according to Vikas Oberoi. The developer is looking to build a portfolio of residential, office, and mall properties in Delhi-NCR and Bengaluru, besides in Mumbai. Not only developers, even fund managers are seeing a spurt in takeover proposals for commercial properties. Mumbai-based Nisus Finance is curating a portfolio of commercial properties, and has received close to eight proposals since April, said Managing Director Amit Goenka. “There is a pressure on rent. Lease rent discounting (LRD) loans need refinancing. A large pipeline of such properties have come to us in April and May,” said Goenka. (Source)
JM View: We remain positive on the commercial market trends as it gets consolidated into the hands of large institutional landlords. Calibrated supply, steady demand from MNC companies coupled with low vacancies / rentals are expected to augur well for the market going forward.
JM Financial Institutional Securities Limited Page 3 India Real Estate 14 August 2020
Sumitomo, Krishna group JV to invest INR 6.5bn in Gurugram township: Krisumi corporation, a joint venture between Japanese conglomerate Sumitomo Corporation and Indian auto components major Krishna Group, will invest INR 6.5bn to develop the first phase of the 65-acre township in Gurugram. The investment excludes the land cost. The JV hopes to complete the project by June 2024, with three towers and 433 apartments priced up to INR 25mn. He said development of more phases and investment in other real estate projects by the Krisumi will depend on the response of the first phase. The company said that the entire township will take 10 years to complete and they are targeting NRIs who are ready to invest in India. Sumitomo has delivered over 300 projects across Japan, USA, China and Indonesia and this will be their first major investment in India. . (Source)
Delhi court pulls up Miniso Life Style for non-payment of rent: A Delhi court has pulled up a subsidiary of Japanese designer lifestyle brand Miniso for non-payment of rent for leased property here during the COVID-19 lockdown, saying the company had no dearth of money and directed it to clear all arrears within seven days. The court said in its interim order that there was no dearth of money with Miniso Life Style Pvt Ltd and was successfully running business at almost 10 similar premises on rent in Delhi. District Judge Raj Kumar Chauhan directed Miniso Life Style to pay the rent for its rented premise at south Delhi's Greater Kailash. The court directed the company in its August 6 order to pay the rent arrears for the lockdown as well as post lockdown period, April to July, within seven days, failing which the petitioners may take the necessary actions under law. "The respondent (Miniso Life Style) is also doing its business in post lockdown from the tenanted premises. Even on that account also no case is made out for suspension of rent during the lockdown period and there is no justified reason with the respondent for non-payment of the rent during the post lockdown period as they are enjoying the premises and doing their business from it. "Since no reasons have been assigned for non--payment of rent for the post lockdown period, the payment of rent for the period will be strictly as per lease agreement between the parties. Petitioners are even entitled to the penal interest for non-payment of rent," the court said in its order. (Source)
Mall owners in Pune demand property tax waiver: After being forced to shut shop over the past four months, mall owners in the city have sought a property tax waiver and a deferred payment schedule for their dues, given the losses they’ve already suffered and continue to amidst the pandemic and related restrictions. Officials of Pune Municipal Corporation (PMC), however, stated that any such decision will happen only pursuant to calls taken by the state government. The malls that had to pull down their shutters since the lockdown was announced in March have barely returned to business since August 5. Yet, their operations are fraught with multiple restrictions that continue to be imposed, such as restaurants, food courts and multiplexes not being allowed to resume functioning. (Source)
JM Financial Institutional Securities Limited Page 4 India Real Estate 14 August 2020
HSBC puts commercial building in South Mumbai's Horniman Circle on the block: Multinational bank the Hong Kong and Shanghai Banking Corporation (HSBC) has put on the block its independent commercial building at Fort’s Horniman Circle in south Mumbai, said two people familiar with the development. The three-storey, neoclassical art deco building near the bank’s India headquarters houses the offices of HSBC Asset Management. It is among the few iconic colonial era buildings that are still in fine condition. Experts said the building has been managed and well maintained by HSBC, which has been the single owner and occupier of the property. The bank holds a 999-year lease for the plot on which the building stands. According to the people cited earlier, after a deal is struck, some of the departments and operations will be shifted to the nearby bank headquarters on Fort’s MG Road and some functions are expected to be moved to suburban offices. “The bank is looking to conclude the sale of this building by the end this year and the deal is expected to fetch approximately INR 1.0bn,” one of the persons said. The building stands on a quarter-of-an-acre plot and has a built-up area of 32,000 sq ft. The structure has a basement, too. (Source)
ICICI Bank takes possession of Mantri Developers' corporate office in Bengaluru: ICICI Bank has taken possession of the corporate office of Mantri Developers on Vittal Mallya Road in Bengaluru due to non-payment of dues, as a report on Saturday. The office, Mantri House, is spread across 30,000 sqft and is close to landmark properties such as UB City Mall and JW Mariott hotel. ICICI said it has taken possession under the Securitisation and Reconstruction of Financial Assets and Enforcement of Security Interest Act (Sarfesi). The bank issued a demand notice in November asking the borrower, Shore Dwellings Pvt Ltd (formerly known as Mantri Dwellings Pvt Ltd), to repay about INR 536mn within sixty days of receipt of the notice. Having failed to repay the amount, the bank has taken possession. “The company is engaged with the bankers to find a suitable way out to resolve the issue amicably and get reschedulement done at earliest, so that the NPA and possession notice issue get withdraw,” Mantri Developers’ chief financial officer S Baaskaran said in a statement. (Source)
JM Financial Institutional Securities Limited Page 5 India Real Estate 14 August 2020
Have millions of homebuyers vanished? The success of digital home sales says otherwise: The quick transition of real estate developers to digital platforms saved the day for both developers and homebuyers. Equipped with sophisticated tech apparatus including Virtual Reality, 3D walkthroughs, AI, and Machine Learning, real estate developers gave homebuyers a taste of the digital. Prospects looking for home are now able to take virtual tours to map every inch of the property through their smart devices without moving a leg. Meetings with real estate agents are happening through virtual chat mediums. And inventory booking and transactions are all taking place digitally, thanks to digital transaction tools. In all, home buyers are visibly delighted at this new real estate shopping marvel and it resonated well with their expectations. Transparency and credibility of the real estate sector is back on their minds. This virtual revolution has changed the fate of the real estate industry and how homebuyers’ shop for real estate. The phenomenal digital home sales numbers are a glaring testament to this. The fruition of digital real estate platforms where buyers and sellers can meet, share information & keep them securely at one place and get to shop real estate products seamlessly is the next big chapter in real estate; one that will change the property sector for good and ensure continued success irrespective of the market forces. (Source)
Japanese firm Amperex Technology Limited acquires 180-acre at INR 5.5bn in Haryana: Amperex Technology Limited (ATL), a manufacturer of rechargeable Lithium Ion Polymer (LIP) batteries, has acquired a 180 acre land at INR 5.5bn near Gurugram, Haryana in one of the largest land deals of the year. Owned by TDK corporation, a Japanese multinational technology company, ATL has acquired the land from Haryana State Industrial and Infrastructure Development Corporation (HSIIDC) through a bidding process. “We had invited online applications for allotment of a plot of about 180 acres of industrial land in IMT Sohna. ATL was the only company, which participated in the auction. The land has been allotted to them last week and they have 90 days to make the full payment,” said a HSIIDC official. The reserve price of INR 30.5mn crore per acre was fixed for allotment of the site lies about 46.6 km away from International Airport, New Delhi (Source)
JM Financial Institutional Securities Limited Page 6 India Real Estate 14 August 2020
APPENDIX I
JM Financial Institutional Securities Limited (formerly known as JM Financial Securities Limited) Corporate Identity Number: U67100MH2017PLC296081 Member of BSE Ltd., National Stock Exchange of India Ltd. and Metropolitan Stock Exchange of India Ltd. SEBI Registration Nos.: Stock Broker - INZ000163434, Research Analyst – INH000000610 Registered Office: 7th Floor, Cnergy, Appasaheb Marathe Marg, Prabhadevi, Mumbai 400 025, India. Board: +9122 6630 3030 | Fax: +91 22 6630 3488 | Email: [email protected] | www.jmfl.com Compliance Officer: Mr. Sunny Shah | Tel: +91 22 6630 3383 | Email: [email protected]
Definition of ratings Rating Meaning Buy Total expected returns of more than 15%. Total expected return includes dividend yields. Hold Price expected to move in the range of 10% downside to 15% upside from the current market price. Sell Price expected to move downwards by more than 10%
Research Analyst(s) Certification
The Research Analyst(s), with respect to each issuer and its securities covered by them in this research report, certify that:
All of the views expressed in this research report accurately reflect his or her or their personal views about all of the issuers and their securities; and
No part of his or her or their compensation was, is, or will be directly or indirectly related to the specific recommendations or views expressed in this research report.
Important Disclosures
This research report has been prepared by JM Financial Institutional Securities Limited (JM Financial Institutional Securities) to provide information about the company(ies) and sector(s), if any, covered in the report and may be distributed by it and/or its associates solely for the purpose of information of the select recipient of this report. This report and/or any part thereof, may not be duplicated in any form and/or reproduced or redistributed without the prior written consent of JM Financial Institutional Securities. This report has been prepared independent of the companies covered herein.
JM Financial Institutional Securities is registered with the Securities and Exchange Board of India (SEBI) as a Research Analyst and a Stock Broker having trading memberships of the BSE Ltd. (BSE), National Stock Exchange of India Ltd. (NSE) and Metropolitan Stock Exchange of India Ltd. (MSEI). No material disciplinary action has been taken by SEBI against JM Financial Institutional Securities in the past two financial years which may impact the investment decision making of the investor.
JM Financial Institutional Securities renders stock broking services primarily to institutional investors and provides the research services to its institutional clients/investors. JM Financial Institutional Securities and its associates are part of a multi-service, integrated investment banking, investment management, brokerage and financing group. JM Financial Institutional Securities and/or its associates might have provided or may provide services in respect of managing offerings of securities, corporate finance, investment banking, mergers & acquisitions, broking, financing or any other advisory services to the company(ies) covered herein. JM Financial Institutional Securities and/or its associates might have received during the past twelve months or may receive compensation from the company(ies) mentioned in this report for rendering any of the above services.
JM Financial Institutional Securities and/or its associates, their directors and employees may; (a) from time to time, have a long or short position in, and buy or sell the securities of the company(ies) mentioned herein or (b) be engaged in any other transaction involving such securities and earn brokerage or other compensation or act as a market maker in the financial instruments of the company(ies) covered under this report or (c) act as an advisor or lender/borrower to, or may have any financial interest in, such company(ies) or (d) considering the nature of business/activities that JM Financial Institutional Securities is engaged in, it may have potential conflict of interest at the time of publication of this report on the subject company(ies).
Neither JM Financial Institutional Securities nor its associates or the Research Analyst(s) named in this report or his/her relatives individually own one per cent or more securities of the company(ies) covered under this report, at the relevant date as specified in the SEBI (Research Analysts) Regulations, 2014.
The Research Analyst(s) principally responsible for the preparation of this research report and members of their household are prohibited from buying or selling debt or equity securities, including but not limited to any option, right, warrant, future, long or short position issued by company(ies) covered under this report. The Research Analyst(s) principally responsible for the preparation of this research report or their relatives (as defined under SEBI (Research Analysts) Regulations, 2014); (a) do not have any financial interest in the company(ies) covered under this report or (b) did not receive any compensation from the company(ies) covered under this report, or from any third party, in connection with this report or (c) do not have any other material conflict of interest at the time of publication of this report. Research Analyst(s) are not serving as an officer, director or employee of the company(ies) covered under this report.
While reasonable care has been taken in the preparation of this report, it does not purport to be a complete description of the securities, markets or developments referred to herein, and JM Financial Institutional Securities does not warrant its accuracy or completeness. JM Financial Institutional Securities may not be in any way responsible for any loss or damage that may arise to any person from any inadvertent error in the information contained in this report. This report is provided for information only and is not an investment advice and must not alone be taken as the basis for an investment decision.
JM Financial Institutional Securities Limited Page 7 India Real Estate 14 August 2020
The investment discussed or views expressed or recommendations/opinions given herein may not be suitable for all investors. The user assumes the entire risk of any use made of this information. The information contained herein may be changed without notice and JM Financial Institutional Securities reserves the right to make modifications and alterations to this statement as they may deem fit from time to time.
This report is neither an offer nor solicitation of an offer to buy and/or sell any securities mentioned herein and/or not an official confirmation of any transaction.
This report is not directed or intended for distribution to, or use by any person or entity who is a citizen or resident of or located in any locality, state, country or other jurisdiction, where such distribution, publication, availability or use would be contrary to law, regulation or which would subject JM Financial Institutional Securities and/or its affiliated company(ies) to any registration or licensing requirement within such jurisdiction. The securities described herein may or may not be eligible for sale in all jurisdictions or to a certain category of investors. Persons in whose possession this report may come, are required to inform themselves of and to observe such restrictions.
Persons who receive this report from JM Financial Singapore Pte Ltd may contact Mr. Ruchir Jhunjhunwala ([email protected]) on +65 6422 1888 in respect of any matters arising from, or in connection with, this report.
Additional disclosure only for U.S. persons: JM Financial Institutional Securities has entered into an agreement with JM Financial Securities, Inc. ("JM Financial Securities"), a U.S. registered broker-dealer and member of the Financial Industry Regulatory Authority ("FINRA") in order to conduct certain business in the United States in reliance on the exemption from U.S. broker-dealer registration provided by Rule 15a-6, promulgated under the U.S. Securities Exchange Act of 1934 (the "Exchange Act"), as amended, and as interpreted by the staff of the U.S. Securities and Exchange Commission ("SEC") (together "Rule 15a-6").
This research report is distributed in the United States by JM Financial Securities in compliance with Rule 15a-6, and as a "third party research report" for purposes of FINRA Rule 2241. In compliance with Rule 15a-6(a)(3) this research report is distributed only to "major U.S. institutional investors" as defined in Rule 15a-6 and is not intended for use by any person or entity that is not a major U.S. institutional investor. If you have received a copy of this research report and are not a major U.S. institutional investor, you are instructed not to read, rely on, or reproduce the contents hereof, and to destroy this research or return it to JM Financial Institutional Securities or to JM Financial Securities.
This research report is a product of JM Financial Institutional Securities, which is the employer of the research analyst(s) solely responsible for its content. The research analyst(s) preparing this research report is/are resident outside the United States and are not associated persons or employees of any U.S. registered broker-dealer. Therefore, the analyst(s) are not subject to supervision by a U.S. broker-dealer, or otherwise required to satisfy the regulatory licensing requirements of FINRA and may not be subject to the Rule 2241 restrictions on communications with a subject company, public appearances and trading securities held by a research analyst account.
JM Financial Institutional Securities only accepts orders from major U.S. institutional investors. Pursuant to its agreement with JM Financial Institutional Securities, JM Financial Securities effects the transactions for major U.S. institutional investors. Major U.S. institutional investors may place orders with JM Financial Institutional Securities directly, or through JM Financial Securities, in the securities discussed in this research report.
Additional disclosure only for U.K. persons: Neither JM Financial Institutional Securities nor any of its affiliates is authorised in the United Kingdom (U.K.) by the Financial Conduct Authority. As a result, this report is for distribution only to persons who (i) have professional experience in matters relating to investments falling within Article 19(5) of the Financial Services and Markets Act 2000 (Financial Promotion) Order 2005 (as amended, the "Financial Promotion Order"), (ii) are persons falling within Article 49(2)(a) to (d) ("high net worth companies, unincorporated associations etc.") of the Financial Promotion Order, (iii) are outside the United Kingdom, or (iv) are persons to whom an invitation or inducement to engage in investment activity (within the meaning of section 21 of the Financial Services and Markets Act 2000) in connection with the matters to which this report relates may otherwise lawfully be communicated or caused to be communicated (all such persons together being referred to as "relevant persons"). This report is directed only at relevant persons and must not be acted on or relied on by persons who are not relevant persons. Any investment or investment activity to which this report relates is available only to relevant persons and will be engaged in only with relevant persons.
Additional disclosure only for Canadian persons: This report is not, and under no circumstances is to be construed as, an advertisement or a public offering of the securities described herein in Canada or any province or territory thereof. Under no circumstances is this report to be construed as an offer to sell securities or as a solicitation of an offer to buy securities in any jurisdiction of Canada. Any offer or sale of the securities described herein in Canada will be made only under an exemption from the requirements to file a prospectus with the relevant Canadian securities regulators and only by a dealer properly registered under applicable securities laws or, alternatively, pursuant to an exemption from the registration requirement in the relevant province or territory of Canada in which such offer or sale is made. This report is not, and under no circumstances is it to be construed as, a prospectus or an offering memorandum. No securities commission or similar regulatory authority in Canada has reviewed or in any way passed upon these materials, the information contained herein or the merits of the securities described herein and any representation to the contrary is an offence. If you are located in Canada, this report has been made available to you based on your representation that you are an “accredited investor” as such term is defined in National Instrument 45-106 Prospectus Exemptions and a “permitted client” as such term is defined in National Instrument 31-103 Registration Requirements, Exemptions and Ongoing Registrant Obligations. Under no circumstances is the information contained herein to be construed as investment advice in any province or territory of Canada nor should it be construed as being tailored to the needs of the recipient. Canadian recipients are advised that JM Financial Securities, Inc., JM Financial Institutional Securities Limited, their affiliates and authorized agents are not responsible for, nor do they accept, any liability whatsoever for any direct or consequential loss arising from any use of this research report or the information contained herein.
JM Financial Institutional Securities Limited Page 8