Product Quantum (Rs. Cr) Long Term Rating Short Term Rating
Bank Loan Ratings 292.50 ACUITE A- | Stable | Reaffirmed -
Non Convertible Debentures (NCD) 37.50 ACUITE A- | Stable | Reaffirmed -
Total Outstanding Quantum (Rs. Cr) 330.00 - -
Total Withdrawn Quantum (Rs. Cr) 0.00 - -
 
Rating Rationale

Acuité has reaffirmed the long-term rating of ‘ACUITE A-’ (read as ACUITE A minus) on the Rs. 292.50 Cr. bank facilities of KIFS Housing Finance Limited (KHFL). The outlook is ‘Stable’.

Acuité has reaffirmed the long-term rating of ‘ACUITE A-’ (read as ACUITE A minus) on the Rs. 37.50 Cr. Non-convertible Debenture issued by KIFS Housing Finance Limited (KHFL). The outlook is ‘Stable’.
 
Rationale for the rating

The rating takes into account healthy capital structure and support of resourceful promoters, which is well reflected through Capital Adequacy Ratio (CAR) of ~104.85 percent and leverage of 0.81 times as on September 30, 2022. The promoters have been supporting KHFL through regular equity infusions which has enabled the company to maintain the healthy capital structure while scaling up its operations. The rating also factors in the significant traction in disbursements and collections post Q1FY2022. KHFL’s overall collection efficiency remained healthy at 91.87 percent for 6 months ended September 30, 2022. Disbursements in FY2022 moderated to Rs. 134.52 Cr as compared to Rs 212.08 Cr during FY2021. Further, the disbursements stood healthy at Rs 105.87 Cr as on September 30, 2022. The ratings further factor in comfortable financial performance and resources raising ability of the company at competitive rates.
The rating is, however, constrained due to limited track record & low portfolio seasoning, modest scale of operations, and marginal asset quality pressures. Although the asset quality remained healthy marked by on-time portfolio of 90.88 percent and GNPA of 1.97 percent as on December 31, 2022 however, delinquencies were observed in the softer buckets. Although the company is well positioned to benefit from continued government focus on affordable housing, Acuite believes that company’s ability to profitably scale up business operations in highly competitive housing finance sector is a key monitorable.

 


About the company

Ahmedabad based KHFL, incorporated in November 2015, is a housing finance company (HFC) registered with National Housing Bank (NHB). It primarily focuses on affordable housing segment. KHFL is promoted by the KIFS (Khandwala Integrated Financial Services) group. The group is engaged in the businesses of capital markets activities with presence in segments  such as stocks and commodities broking, bullion trading, arbitrage and portfolio management services as well as any movable/ immovable properties. KHFL is owned by KIFS International LLP through its promoters, Mr. Rajesh Khandwala, Mr. Vimal Khandwala and Mr. Jayesh Khandwala. KHFL operations are spread across 79 branches located in 11 states as on September 30, 2022. The geographies targeted are periphery of Tier 2 and Tier 3, towns. KHFL has majorly two products - home loans and loan against property (LAP). Currently, it has 7,224 borrowers and loan book of Rs. 547.31 Cr. as on September 30, 2022.

 
Analytical Approach
­Acuité has considered the standalone financial and business risk profile of KHFL to arrive at the rating.
 

Key Rating Drivers

Strength
Experienced Management Team
KIFS Housing Finance Limited is governed by a professional board, headed by Mr. Rajesh P. Khandwala and Mr. Vimal P. Khandwala being its Promoter Directors. Other Directors to the KIFS Housing Finance Private Limited include Mr. Kartik Shailesh Mehta, Mr. Satish Mehta, Ms. Bhavna Govindbhai Desai and Mrs. Purvi Bhavsar. The top management is supported by Mr. Avinash Srivastava (Chief Operating Officer) and Mr. Vikki Soni (Chief Financial Officer) who run the day to day business of KHFL and have previously worked with large housing finance companies.The management has also implemented strong credit and risk management systems which will enable the company to improve upon  their collections and maintain asset quality at moderate levels.

Acuité believes that KHFL’s business profile will continue to benefit from the established presence in the housing segment backed by strong promoter support.

Comfortable capitalisation supported by resourceful promoters
KHFL commenced its operations in the affordable housing finance segment in FY2018, with a focus on extending credit in the affordable housing finance segment. Over the past two years of operations, the company has received continuous support in the form of periodic capital infusion from the promoter group. The company is promoted by the KIFS group through the parent company, KIFS international LLP. The promoters have infused ~Rs. 250 Cr. into the company as on March 31, 2020 and are expected to support any future growth plans as and when required. The day to day operations are managed by promoter director Mr. Vimal Khandwala. The promoters have over 2 decades of experience in financial services industry and are well supported by seasonal management team. The company has also demonstrated its ability to raise debt from banks and financial institutions; it has raised debt of from various public and private banks and through refinancing schemes of National housing bank. KHFL’s capital adequacy ratio stood at 104.85 percent as on September 30, 2022. KHFL’s networth and gearing stood at Rs. 303.46 Cr. and 0.81 times as on September 30, 2022 as against Rs. 298.50 Cr. and 0.90 times as on March 31, 2022.
Acuité believes that KHFL will continue to maintain healthy capitalisation levels backed by support from the promoters.

 Government thrust towards Affordable housing segment

KHFL entered into the lending space to extend credit in the affordable housing finance segment, the company over the past two years has built a granular portfolio with maximum ticket size upto Rs. 50 Lakhs. Over the past few years, affordable housing finance segment has received the Government’s thrust through various incentives such as the Pradhan Mantri Awas Yojana (PMAY) scheme. Around 29 percent of the existing home loan customers of KHFL have availed this subsidy.
KHFL has a prudent lending philosophy as seen in the granular nature of its portfolio, low Loan to value (LTV) ratio and focus on lending towards salaried class borrowers. The company currently has no real estate developer loans in its portfolio due to which the company has a relatively less risky asset portfolio. As on September 30, 2022 the company had a borrower base of 7,224 borrowers with an average ticket size of ~Rs.10 Lakhs. KHFL’s portfolio comprises borrowers who are mainly from the salaried class with comfortable Fixed obligation to income ratio (FOIR) (average less than 50%) and Loan to value (LTV) ratio (average ~55%).


Acuité believes that KHFL will benefit from its prudent lending philosophy along with the governmental thrust in the affordable housing segment while it focuses on growth in its loan portfolio.
Weakness

Limited seasoning of portfolio; Marginal asset quality pressures likely over the near term

KIFS established operations in FY2018 and commenced disbursements from July 2017, the company has a loan book of Rs. 491.31 Cr. as on March 31, 2022 as against Rs. 451.22 Cr. as on March 31, 2021. Further, the loan book stood at Rs. 547.31 Cr as on September 30, 2022. The borrower base comprises mainly of salaried customers and balance comprises of self-employed customers. The performance of the portfolio will be demonstrated only over a period of time. Acuité observes that the company has seen a decline in the collection efficiency at ~93 percent for the month ended September 2022.  Any further disruption of activities in the country may impact the asset quality of lenders such as KHFL. This may result in higher credit costs and moderation in profitability margins, notwithstanding the adequate capital buffers available to absorb any adverse income shocks. Besides the concerns on its asset quality, the loan portfolio is also susceptible to risks of prepayments, balance transfers to other NBFCs/Banks; this is also likely to impact the loan book growth. KHFL’s asset quality remained moderate marked by on-time portfolio of 90.88 percent and GNPA of 1.97 percent as on December 31, 2022 however, delinquencies were observed in the softer buckets. KHFL’s asset quality marginally deteriorated with the NNPA at 1.60 percent during 9MFY23. 

Acuité believes that KHFL’s ability to contain asset quality parameters and credit costs while maintaining growth in its scale of operations will be a key rating monitorable.

Moderate financial risk profile

KHFL’s operating income (net of interest expenses) stood at Rs. 46.08 Cr. for FY2022 from Rs. 44.61 Cr. in FY2021 improving significantly from Rs. 20.49 Cr. for FY2019. Profitability metrics have moderated marked by Return on Average Assets (RoAA) at 2.11 percent as on March 31, 2022 (P.Y: 3.54 percent) & Net Interest Margin (NIM) at 7.24 percent as on March 31, 2022 (P.Y: 8.27 percent). The company reported a decline in PAT levels to Rs. 12.83 Cr in FY2022 as compared to Rs. 17.68 Cr in FY2021. The PAT stood at Rs. 4.97 Cr as on September 30, 2022. KHFL’s Operating Expenses to Earning Assets (Opex) increased to 6.64 percent (annualised) as on September 30, 2022 vis-à-vis 4.10 percent as on March 31, 2022.

Acuité believes, going forward, KHFL’s ability to deploy the funds profitably while maintaining its asset quality will be key rating monitorable.

ESG Factors Relevant for Rating
­KIFS Housing Finance Limited (KHFL) belongs to the housing finance sector which complements banks’ efforts in improving mortgage penetration in India. Some of the material governance issues for the financial services sector are policies and practices with regard to business ethics, board diversity and independence, compensation structure for board and KMPs, role of the audit committee and shareholders’ rights. On the social aspect, some of the critical issues for the sector are the contribution to financial inclusion and community development, responsible financing including funding of environmentally friendly housing projects and policies around data privacy. The industry, by nature has a low exposure to environmental risks. KHFL maintains adequate transparency in its business ethics practices as can be inferred from the entity’s disclosures regarding related party transactions, vigil mechanism, insider trading and whistle blower policy. It also adheres to Reserve Bank of India’s Fair Practices Code and has the necessary interest rate and grievance redressal policies. The board of directors of the company comprises two independent directors and two female directors out of a total of six directors. The company works on several community development initiatives through its CSR projects.
 
Rating Sensitivity
  • ­ Scale up in business operations
  • Movement in profitability & asset quality metrics
  • Changes in regulatory environment
 
Material Covenants
­KHFL is subject to covenants stipulated by its lenders/investors in respect of various parameters like capital structure, asset quality, among others. As per confirmation received from the client, the company is adhering to all terms and conditions stipulated as covenants by all its lenders/investors.
 
Liquidity Position
Adequate
­The company has adequately matched asset liability profile as on December 31, 2021 with majority of the portfolio currently funded with equity. The company had liquidity of ~Rs. 68.52 Cr. as on September 30, 2021 in liquid investments and unencumbered cash and bank balances. 
 
Outlook - Stable
­Acuité believes that KHFL will benefit from its strong capitalisation levels and expected continuous support from its promoters. The outlook may be revised to ‘Positive’ in case of significant and sustainable growth in its AUM while maintaining profitability, asset quality and capitalization indicators. Conversely, the outlook will be revised to ‘Negative’ in case of any deterioration asset quality or profitability metrics.
 
 
Other Factors affecting Rating
­None
 
Key Financials - Standalone / Originator
­
 Particulars Unit FY22
(Actual)

 
FY21
(Actual)

 
Total Assets Rs. Cr. 614.19 603.38
Total Income (Net of Interest Expense)  Rs. Cr. 46.08 44.61
PAT Rs. Cr. 12.83 17.68
Networth Rs. Cr. 298.50 285.44
Return on Average Assets (RoAA) (%) 2.11 3.54
Return on Net Worth (RoNW) (%) 4.39 6.37
Total Debt/Net Worth (Gearing) Times 0.90 1.04
Gross NPA’s (%) 1.08 0.81
Net NPA’s (%) 0.62 0.46
* Total income equals to Net interest income plus other income
 
Status of non-cooperation with previous CRA (if applicable):
None
 
Any other information
None
 
Applicable Criteria
• Application Of Financial Ratios And Adjustments: https://www.acuite.in/view-rating-criteria-53.htm
• Banks And Financial Institutions: https://www.acuite.in/view-rating-criteria-45.htm
• Default Recognition: https://www.acuite.in/view-rating-criteria-52.htm
• Non-Banking Financing Entities: https://www.acuite.in/view-rating-criteria-44.htm

Note on complexity levels of the rated instrument
­In order to inform the investors about complexity of instruments, Acuité has categorized such instruments in three levels: Simple, Complex and Highly Complex. Acuite’ s categorisation of the instruments across the three categories is based on factors like variability of the returns to the investors, uncertainty in cash flow patterns, number of counterparties and general understanding of the instrument by the market. It has to be understood that complexity is different from credit risk and even an instrument categorized as 'Simple' can carry high levels of risk. For more details, please refer Rating Criteria “Complexity Level Of Financial Instruments” on www.acuite.in.
 

Date Name of Instruments/Facilities Term Amount (Rs. Cr) Rating/Outlook
04 Feb 2022 Term Loan Long Term 2.50 ACUITE A- | Stable (Reaffirmed)
Non Convertible Debentures Long Term 25.00 ACUITE A- | Stable (Reaffirmed)
Term Loan Long Term 88.87 ACUITE A- | Stable (Reaffirmed)
Term Loan Long Term 35.22 ACUITE A- | Stable (Reaffirmed)
Term Loan Long Term 3.52 ACUITE A- | Stable (Reaffirmed)
Term Loan Long Term 50.00 ACUITE A- | Stable (Reaffirmed)
Proposed Bank Facility Long Term 48.78 ACUITE A- | Stable (Reaffirmed)
Term Loan Long Term 4.67 ACUITE A- | Stable (Reaffirmed)
Non Convertible Debentures Long Term 12.50 ACUITE A- | Stable (Reaffirmed)
Term Loan Long Term 1.66 ACUITE A- | Stable (Reaffirmed)
Term Loan Long Term 10.78 ACUITE A- | Stable (Reaffirmed)
Term Loan Long Term 8.24 ACUITE A- | Stable (Reaffirmed)
Term Loan Long Term 10.26 ACUITE A- | Stable (Reaffirmed)
Term Loan Long Term 2.67 ACUITE A- | Stable (Reaffirmed)
Term Loan Long Term 2.00 ACUITE A- | Stable (Reaffirmed)
Term Loan Long Term 3.75 ACUITE A- | Stable (Reaffirmed)
Term Loan Long Term 10.00 ACUITE A- | Stable (Reaffirmed)
Term Loan Long Term 9.58 ACUITE A- | Stable (Reaffirmed)
04 Feb 2021 Term Loan Long Term 3.41 ACUITE A- | Stable (Upgraded from ACUITE BBB+ | Positive)
Term Loan Long Term 13.42 ACUITE A- | Stable (Upgraded from ACUITE BBB+ | Positive)
Term Loan Long Term 3.10 ACUITE A- | Stable (Upgraded from ACUITE BBB+ | Positive)
Term Loan Long Term 4.71 ACUITE A- | Stable (Upgraded from ACUITE BBB+ | Positive)
Term Loan Long Term 39.32 ACUITE A- | Stable (Upgraded from ACUITE BBB+ | Positive)
Term Loan Long Term 100.00 ACUITE A- | Stable (Assigned)
Non Convertible Debentures Long Term 12.50 ACUITE A- | Stable (Upgraded from ACUITE BBB+ | Positive)
Term Loan Long Term 2.62 ACUITE A- | Stable (Upgraded from ACUITE BBB+ | Positive)
Term Loan Long Term 10.00 ACUITE A- | Stable (Upgraded from ACUITE BBB+ | Positive)
Term Loan Long Term 40.08 ACUITE A- | Stable (Upgraded from ACUITE BBB+ | Positive)
Term Loan Long Term 14.10 ACUITE A- | Stable (Upgraded from ACUITE BBB+ | Positive)
Proposed Bank Facility Long Term 48.54 ACUITE A- | Stable (Upgraded from ACUITE BBB+ | Positive)
Term Loan Long Term 3.00 ACUITE A- | Stable (Upgraded from ACUITE BBB+ | Positive)
Term Loan Long Term 6.67 ACUITE A- | Stable (Upgraded from ACUITE BBB+ | Positive)
Term Loan Long Term 3.53 ACUITE A- | Stable (Upgraded from ACUITE BBB+ | Positive)
Non Convertible Debentures Long Term 25.00 ACUITE A- | Stable (Upgraded from ACUITE BBB+ | Positive)
28 Jul 2020 Term Loan Long Term 45.00 ACUITE BBB+ | Positive (Reaffirmed)
Proposed Non Convertible Debentures Long Term 25.00 ACUITE BBB+ | Positive (Assigned)
Term Loan Long Term 5.00 ACUITE BBB+ | Positive (Reaffirmed)
Proposed Non Convertible Debentures Long Term 12.50 ACUITE BBB+ | Positive (Assigned)
Term Loan Long Term 4.75 ACUITE BBB+ | Positive (Reaffirmed)
Term Loan Long Term 10.00 ACUITE BBB+ | Positive (Reaffirmed)
Term Loan Long Term 10.00 ACUITE BBB+ | Positive (Reaffirmed)
Term Loan Long Term 15.00 ACUITE BBB+ | Positive (Assigned)
Term Loan Long Term 3.10 ACUITE BBB+ | Positive (Assigned)
Term Loan Long Term 5.00 ACUITE BBB+ | Positive (Reaffirmed)
Term Loan Long Term 15.00 ACUITE BBB+ | Positive (Reaffirmed)
Term Loan Long Term 50.00 ACUITE BBB+ | Positive (Reaffirmed)
Proposed Bank Facility Long Term 29.65 ACUITE BBB+ | Positive (Reaffirmed)
­

Lender’s Name ISIN Facilities Date Of Issuance Coupon Rate Maturity Date Quantum (Rs. Cr.) Complexity Level Rating
Bank of Baroda INE0CP107021 Non-Convertible Debentures (NCD) 31 Aug 2020 9.81 31 Aug 2023 25.00 Simple / Complex ACUITE A- | Stable | Reaffirmed
Canara Bank INE0CP107013 Non-Convertible Debentures (NCD) 29 Jul 2020 10.10 30 Jul 2023 12.50 Simple / Complex ACUITE A- | Stable | Reaffirmed
Not Applicable Not Applicable Proposed Long Term Bank Facility Not Applicable Not Applicable Not Applicable 48.78 Simple ACUITE A- | Stable | Reaffirmed
Not Applicable Not Applicable Proposed Long Term Bank Facility Not Applicable Not Applicable Not Applicable 34.35 Simple ACUITE A- | Stable | Reaffirmed
Federal Bank Not Applicable Term Loan Not available Not available Not available 10.00 Simple ACUITE A- | Stable | Reaffirmed
Federal Bank Not Applicable Term Loan 29 Sep 2021 8.30 30 Sep 2026 8.31 Simple ACUITE A- | Stable | Reaffirmed
IDBI Bank Ltd. Not Applicable Term Loan 04 Oct 2021 8.50 30 Nov 2026 8.62 Simple ACUITE A- | Stable | Reaffirmed
State Bank of India Not Applicable Term Loan Not available Not available Not available 45.00 Simple ACUITE A- | Stable | Reaffirmed
Federal Bank Not Applicable Term Loan 29 Sep 2018 8.80 29 Sep 2023 0.95 Simple ACUITE A- | Stable | Reaffirmed
Federal Bank Not Applicable Term Loan 11 Mar 2019 9.25 23 Jan 2024 1.65 Simple ACUITE A- | Stable | Reaffirmed
Federal Bank Not Applicable Term Loan 27 Sep 2019 9.10 30 Jul 2024 2.55 Simple ACUITE A- | Stable | Reaffirmed
Federal Bank Not Applicable Term Loan 27 Sep 2019 9.00 29 Dec 2024 2.07 Simple ACUITE A- | Stable | Reaffirmed
Federal Bank Not Applicable Term Loan 21 Dec 2020 9.10 31 Oct 2025 6.83 Simple ACUITE A- | Stable | Reaffirmed
A U Small Finance Bank Not Applicable Term Loan 13 May 2019 8.55 03 Apr 2024 3.17 Simple ACUITE A- | Stable | Reaffirmed
South Indian Bank Not Applicable Term Loan 17 Dec 2018 8.75 29 Dec 2023 1.25 Simple ACUITE A- | Stable | Reaffirmed
Karur Vysya Bank Not Applicable Term Loan 18 Sep 2019 9.45 28 Feb 2025 8.29 Simple ACUITE A- | Stable | Reaffirmed
National Housing Bank Not Applicable Term Loan 02 Aug 2019 6.20 01 Jan 2030 30.39 Simple ACUITE A- | Stable | Reaffirmed
National Housing Bank Not Applicable Term Loan 05 Mar 2020 6.50 01 Apr 2025 7.89 Simple ACUITE A- | Stable | Reaffirmed
National Housing Bank Not Applicable Term Loan 07 Sep 2020 6.10 01 Jan 2028 72.40 Simple ACUITE A- | Stable | Reaffirmed

Contacts
Analytical Rating Desk
About Acuité Ratings & Research

Acuité Ratings & Research Limitedwww.acuite.in