Hi Hemant,
Yesterday and today i spent a lot of my time reading your posts. I have benefited a lot from all the guys over here. They all know who they are. My time spent here is wisely spent time. Always learning more and more. I love your analysis too. The stocks you own are nearly the stocks I have. I too am waiting for an entry in Amaraja. You seem to have missed out on Indag Rubbers. This one has given me good returns.
I also own Nirlon which trades in the band of 39- 62. Leaving the main business aside here is what I like. This is all mentioned in their AR of 2012. Here are the contents mentioned in their Directors Report.
OPERATIONS & FUTURE OUTLOOK
i) Development of the Industrial Park /InformationTechnology (IT) Park i.e. Nirlon Knowledge Park ( NKP) âGoregaon, Mumbai.Nirlon Limited is the owner of NKP, a 23 acre campus inGoregaon (E), Mumbai. NKP is an Industrial Park as per theConsolidated Foreign Direct Investment (FDI) Policy of theGovernment of India (GOI), and is an IT Park under theGovernment of Maharashtraâs IT Policy. NKP, being anIndustrial Park, is eligible for FDI under the Automatic Routeas per the Government of Indiaâs Consolidated FDI Policy.Construction, Delivery of Premises, and License FeeCommencementPlanning for the development of NKP in four phases beganin 2006, and construction in April/May 2007. Currently,Phases 1 and 2 are complete.
Phases 1 & 2: A total of approx. 16.75 lac sq. ft. has beenconstructed in Phases 1 and 2. Income by way of Licensefees from approx. 10.60 lac sq. ft. licensable area, which corresponds to approx. 99 % of the total licensable area forPhases 1 & 2 of approx. 10.75 lac sq. ft., is accruing to theCompany as on March 31, 2012.
Please note: The total constructed area of approx. 16.75 lacsq.ft. for Phases 1 and 2 includes two levels of basementparking for each of the four office Blocks, as well as a 10floor Multi Level Car Parking ( MLCP) ( which also has twobasements) housing the utilities, i.e. generators, chillers,water tanks, electrical infrastructure etc. for Phases 1 and2, in addition to visitor and occupant parking.
Gross License fees as on March 31, 2012 from Phases 1and 2 aggregate approx. 8.46 crore per month. Additionalgross License fees as on March 31, 2012 of approx.
1.32 crore per month are also accruing from other licenseesoccupying the existing old buildings in NKP (approx. 3.41lac sq. ft.).
Phase 3: Construction of Phase 3 (approx. 5.46 lac sq. ft. ofconstructed area corresponding to approx. 3.97 lac sq. ft. oflicensable area) commenced in the last quarter of 2010,and is expected to be complete by approx. the April â Junequarter of 2013.License fees from Phase 3 are estimated to begin accruingin stages from approx. October 2013 (the intervening periodfrom the Project completion to license fee commencementbeing the fit out period for potential licensees).
Phase 4: Construction of Phase 4 (approx. 7.25 lac sq. ft. ofconstructed area corresponding to approx. 4.23 lac sq. ft.licensable area [including additional parking area for allfour phases]) is estimated to commence from July âAugust2012. Completion of Phase 4 is expected by the OctoberDecember quarter of 2014, and license fee commencementfrom approx. April 2015.
When complete, (estimated by approx. October- December2014) the total licensable area (including existing oldbuildings) in NKP will be approx 22.36 lac sq. ft.
Marketing
The profile of occupants occupying Phase 1 and Phase 2presently comprise highly regarded and well knownInternational and Indian corporates. The Company istargeting a similar profile of successful Corporates for itsPhase 3 and Phase 4 development.
Thus far, the Company has signed binding LOIs with twoMNCâs who have committed to license space in Phases3 / 4. Further the Company is in serious discussions withvarious other well known and financially sound Corporatesto secure additional commitments for these phases.
Financing
The Companyâs debt funding to-date continues to beprovided by HDFC Limited and can be broadly be brokendown into three categories:-
(i) Securitized loan - ` 518.89 crore (as on March 31, 2012)being repaid in equal monthly installments of principaland interest from the existing License fees.
(ii) Construction loan for Phase 3 - 57.00 crore drawndown as on March 31, 2012 (out of a total of
200.00crore sanctioned).
(iii) Construction loan for Phase 4 â ` 225.00 crore hasbeen sanctioned to date.
This is another Nesco in the making. A turnaround stock.
Will appreciate your views and of others over here.
Hitesh/ Ayush/ Donald/ Dhwanil and the others too please respond.