Rating Rationale. Brickwork Ratings reaffirms ratings for the Non-Convertible Debentures (Deep Discounted

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1 Rating Rationale Palacial Real Estate Private Limited 1 Oct 2018 Brickwork Ratings reaffirms ratings for the Non-Convertible Debentures (Deep Discounted Bonds) issue of Rs Crores of Palacial Real Estate Private Limited Brickwork Ratings (BWR) has reaffirmed the rating of (Pronounced as BWR B Minus) with Stable Outlook for the Non-Convertible Debentures (Deep Discounted Bonds) of Palacial Real Estate Private Limited (PREPL or the 'Company') amounting to Rs Cr with a tenure up to 12 years Particulars Instrument NCD (DDB) Amount (Rs in Crs) Coupon Zero ISIN INE787V11019 Tenor 12 Years Issue Date 20- September2016 * Please refer to BWR website for definition of the ratings Maturity Date 20- September 2028 Rating* (Pronounced as BWR B Minus) Rationale BWR has essentially relied upon the Audited financials upto FY17, Provisional financials for FY18, publicly available information and information/clarification provided by the Company s management. Rationale/Description of Key Rating Drivers/Rating sensitivities: The rating continues to draw strength from, inter alia, experienced promoter group, and strategic location of the project and reputed developer. BWR also factored long tenure of the instrument with no near term repayment coupled with a structured mechanism of its repayment. The Rating continues to remain constrained on account of nascent stage of construction, high dependency on timely sale of the units to meet its debt servicing obligations. The rating is also constrained on account inherent risks associated with real estate industry 1 1 Oct 2018

2 Rating Outlook: Stable BWR believes the Palacial Real Estate Private Limited s business risk profile will be maintained over the medium term. The Stable outlook indicates a low likelihood of rating change over the medium term. Going forward, timely execution of the project and enabling timely sale of the units to meet its debt obligations on time would be the key rating sensitivities Issue/Project Details PREPL has bought 11 units of a project being developed by Radius and DB Realty, namely, X BKC situated at Bandra (BKC), Mumbai under the SPV, namely, Vishwaroop Estate and Developers Private Limited. The total sale consideration for the same was Cr valued at Rs per sq. ft. and with an acquired total saleable area of sq. ft. X BKC is a residential cum commercial project developed by Radius Developers and DB Realty, under the SPV floated by Radius Developers, namely, Vishwaroop Estate and Developers Private Limited. It is strategically located to all modes of transports. The project comprises of 10 towers of 22 storied and 5 towers of 29 storied, each, for a total saleable area of lacs square feet, ranging from 2BHK to 4BHK apartments with space for parking for over 1500 cars across five basements. The project is situated on a 5 acre site owned by MHADA in Bandra (E) with access from Madhusudan Kalekar Road which connects BKC to Western Express Highway. The project will have multiple amenities across a 1 lac square foot clubhouse which includes a swimming pool, various indoor & outdoor sports and F&B counters. In order to fund the above transaction, PREPL had issued deep discount bond (DDB s) amounting to Rs Cr (i.e. the upfront payment amount - being an amount equivalent to 50% of the total mortgaged/ sale consideration value). The tenor of DDB s is 12 years and are issued at Rs having face value of Rs. 1,00,000 issued on a private placement basis, to be redeemed on or before 12 years from the date of allotment, depending on the availability of the cash flows. However, it is to be noted that the company has a Put Option of early redemption, which can be exercised only after 30th September 2019 (apart from any event of default takes place), subject to the first redemption due date would not be earlier than 1 (One) year from the date of allotment of the Bonds. Construction at subject site has progressed above plinth level. Double height lobby level plus three residential floors has been cast. The DDBs have a first and exclusive charge by way of English Mortgage over the mortgaged apartments; and a first and exclusive charge on the receivables and all amounts received and/or receivable by the Company from the mortgaged apartments and attributable to the share of the Subscriber, as provided in the Debenture Trust Deed (DTD) and the executed term sheet. It also has pledge of all the equity shares of the company held by Mr. Sanjay B Lulla and Mr. Chirag N Majithia in favor of the trustee. Therefore of the Total Value, an amount equivalent to crs (being an amount equivalent to 50% of the Total Mortgaged Value - which is including the applicable service tax), has been paid to the developers, and an amount of Rs Cr (Balance of the Total Mortgaged Value + applicable tax), will be paid out of the sale proceeds of the mortgaged units (after the repayment of the DDBs to be issued), henceforth. 2 1 Oct 2018

3 About the Company Palacial Real Estate Pvt. Ltd. (PREPL) is an independent investment company, which was incorporated on 3rd August 2016 with its registered office at Santacruz East, Mumbai with an authorized capital of Rs Lac. The company currently does not have any real estate projects but invests in other projects developed by other real estate developers. The Board of PREPL comprises of 2 directors, namely, Mr. Sanjay Lulla and Mr. Chirag Mathijia. All the Directors of the company are well qualified and expertise in their domain industry. Company Financial Performance: Key Financial Particulars (Amt in Rs. Crs) 2017 (Audited) 2018 (Provisional) Total Operating Income NA NA Tangible Net worth Total Debt Oct 2018

4 Rating History for the last three years: (including withdrawn/suspended ratings) Sl. No. Instrument / Facility Current Rating (Year 2018) Rating History Type Amount (Rs in Cr) Rating September 2017 September NCD Long Term Reaffirmed NA Hyperlink/Reference to Applicable Criteria General Criteria Approach to Financial Ratios Analytical Contacts Mr. B K Piparaiya CGM Ratigs analyst@brickworkratings.com Media media@brickworkratings.com Relationship Contact bd@brickworkratings.com Phone: For print and digital media The Rating Rationale is sent to you for the sole purpose of dissemination through your print, digital or electronic media. While it may be used by you acknowledging credit to BWR, please do not change the wordings in the rationale to avoid conveying a meaning different from what was intended by BWR. BWR alone has the sole right of sharing (both direct and indirect) its rationales for consideration or otherwise through any print or electronic or digital media. Note on complexity levels of the rated instrument: BWR complexity levels are meant for educating investors. The BWR complexity levels are available at Investors queries can be sent to info@brickworkratings.com. About Brickwork Ratings Brickwork Ratings (BWR), a SEBI registered Credit Rating Agency, has also been accredited by RBI and empaneled by NSIC, offers Bank Loan, NCD, Commercial Paper, MSME ratings and grading services. NABARD has empaneled Brickwork for MFI and NGO grading. BWR is accredited by IREDA & the Ministry of New and Renewable Energy (MNRE), Government of India. Brickwork Ratings has Canara Bank, a Nationalized Bank, as its promoter and strategic partner. 4 1 Oct 2018

5 BWR has its corporate office in Bengaluru and a country-wide presence with its offices in Ahmedabad, Chandigarh, Chennai, Guwahati, Hyderabad, Kolkata, Mumbai and New Delhi along with representatives in 150+ locations. BWR has rated debt instruments/bonds/bank loans, securitized paper of over 9,30,000 Cr. In addition, BWR has rated about 5000 MSMEs. Also, Fixed Deposits and Commercial Papers etc. worth over 19,700 Cr have been rated. Brickwork has a major presence in rating of nearly 100 cities. DISCLAIMER Brickwork Ratings (BWR) has assigned the rating based on the information obtained from the issuer and other reliable sources, which are deemed to be accurate. BWR has taken considerable steps to avoid any data distortion; however, it does not examine the precision or completeness of the information obtained. And hence, the information in this report is presented as is without any express or implied warranty of any kind. BWR does not make any representation in respect to the truth or accuracy of any such information. The rating assigned by BWR should be treated as an opinion rather than a recommendation to buy, sell or hold the rated instrument and BWR shall not be liable for any losses incurred by users from any use of this report or its contents. BWR has the right to change, suspend or withdraw the ratings at any time for any reasons. 5 1 Oct 2018

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