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Brigade Enterprises Ltd>
  • CMP : 1,041.1 Chg : 20.65 (2.02%)
  • Target : 620.0 (27.84%)
  • Target Period : 12-18 Month

13 Feb 2023

Strong pre-sales; robust launch pipeline ahead...

About The Stock

Brigade Enterprises (BEL) is one of the leading property developers in South India. Its offerings include Grade-A commercial property, affordable to ultra-premium housing in real estate business and operational marquee hotel assets in hospitality segment

Q3FY23

BEL reported a strong performance

  • The sales value at ₹ 1010 crore was up 47.6% YoY driven by strong demand momentum. The realisations were up ~4.9% YoY at ₹ 6586/sq ft. The company reported sales volume of 15.3 lakh sq feet, up 40.6% YoY.
  • On financial reported numbers, reported revenues declined 10.9% YoY to ₹ 820 crore, with revenue recognition from real estate being lower at ₹ 558.5 crore, down 21% YoY.  The revenues from hospitality (up by ~61% YoY) was at ₹ 106 crore, with improved average room rate and sustained occupancy and the rental revenues at ₹ 199.5 crore, up ~19% YoY saw robust recovery
  •  EBITDA at ₹ 207.9 crore, was down 19%% YoY owing to lower revenues YoY. Reported EBITDA margins were down 270 bps YoY to 25.3%. The company reported PAT of ₹ 56.9 crore
What should Investors do?

BEL’s share price has grown at ~21% CAGR over the past five years (from ~₹ 190 in February, 2018 to ~₹ 485 levels currently).

  • We maintain our BUY rating. Apart from robust residential sales volumes traction (led by strong end user demand in its key markets & new launches), we expect sustained recovery in commercial/hospitality to drive overall traction
Target Price and Valuation

We value BEL at ₹ 620/share.

Key Triggers for future price performance
  • Traction in sales momentum in the residential business with strong pipeline of 17.8 mn sq ft ongoing projects and ~11 mn sq ft upcoming projects
  • Stable cash flows in office leasing portfolio with traction in leasing picking up now; normalised malls operation to add incremental growth
  • Hospitality portfolio recovery led by reopening of economy
New Stock Ideas

Besides BEL, we like Mahindra Lifespace in real estate space

  • A play on expanding residential real estate portfolio
  • BUY with a target price of ₹ 475

Key Financial Summary

(| crore) FY20 FY21 FY22E 5 yr CAGR (FY17-22) FY23E FY24E FY25E 3 yr CAGR (FY22-25E)
Net Sales 2,632.2 1,950.0 2,998.8 8.2 3,476.2 4,008.8 4,785.0 16.9
EBITDA 663.2 471.9 766.3 5.9 905.3 1,200.3 1,491.0 24.8
EBITDA Margin(%) 25.2 24.2 25.6 - 26.0 29.9 31.2 -
Net Profit 130.6 -46.3 82.8 2.5 277.5 330.9 481.9 79.9
EPS (|) 6.2 -2.2 3.6 - 12.1 14.4 20.9 -
P/E(x) 78.3
EV/EBITDA(x) 23.1 32.7 19.0 - 15.8 11.5 9.5 -
RoE(%) 5.7 -2.0 2.8 - 8.7 9.7 14.1 -
RoCE(%) 7.6 4.1 6.2 - 8.8 11.8 15.4 -
- - - - - - - - -
Source: Company, ICICI Direct Research

Key performance highlight and outlook

  • Residential update: BEL has achieved healthy ~ sales volume of 15.3 lakh sq feet, up 40.6% YoY, valued at 1010 crore, up 47.6% YoY, driven by strong demand momentum. The realisations were up ~4.9% YoY at | 6586/sq ft but down 1% QoQ on account of plotted development in the mix.  Recall, the management endeavours to achieve 20% YoY of sales volume growth in FY23, which is largely achievable given the 9M momentum and strong launch pipeline ahead.
  • New Launches: BEL launched one project of 0.44 mn sq. ft (Brigade share ~0.18 mn sq. ft ) during the quarter, taking launches in 9MFY23 to 2.44 mn sq. ft, (BEL share: 1.92 mn sq, ft for 9MFY23). Overall launch pipeline remains strong for BEL at 11.03 mn sq. ft (BEL’s share of 8.32 mn sq. ft) for the next 4 quarters. The management is expecting launches of 2.5 mn sq. ft in 4QFY23.
  • Business Development: The company added one commercial property of ~0.33 mn sq. ft (| 200 crore GDV) in 3QFY23, in addition to a residential property in Bengaluru (2 mn sq. ft /| 1500 GDV) and another land acquisition of 75 acres in 1QFY23 (for mixed use development).
  • Commercial leasing & pipeline: The rental income was | 199.5 crore, up ~19% YoY and EBITDA of | 138.5 crore (up 43% YoY) in the quarter. Occupancy for the rental asset portfolio improved sequentially to 83% in 3QFY23. The company achieved gross leasing of 1 mn sq. ft in 9MFY23 (0.43 mn sq feet in Q3). The company has an active pipeline of ~1 mn sq ft as of now with demand largely coming out from IT/ITES, BFSI and automotive sectors. Also, the company is expecting DESH bill to catalyse the further growth in Tech Gardens and WTC Chennai. With these, the management expects majority of yet to transacted area (1.5 mn sq ft) to get leased by FY24-end. Furthermore, the construction of Brigade twin tower is likely get completed over by January 2024 (capex incurred: | 291 crore; balance: | 309 crore).
  • Hospitality: The revenues from hospitality (up by ~61% YoY) was at | 106 crore. The Hospitality business saw improvement in room rates by 8% qoq to | 6,081/day while occupancy rates were sustained at 68%. There were some one-off costs which impacted the EBITDA margins, at ~21% (31% in 3QFY23. Also, the company is now under discussions to monetize part of its hotel portfolio at right time and correct valuations.
  • Collection: Collections across major vertical remained healthy during Q3FY23 at |1328 crore mainly aided by healthy sales performance, pick-up in construction activities and increased leasing activities. Residential collection was at | 884 crore, followed by commercial sale (| 52 crore), commercial lease (| 137 crore), retail (| 56 crore), hospitality (| 126 crore) and others (| 73 crore)
  • Land Bank: BEL has total land bank of 478 acres as on Q3 majorly spread across Bengaluru (358 acres), Chennai (74 acres), Kochi (18 acres), Mysore (15 acres) and Hyderabad (10 acres) having developable potential of 47.6 mn sq ft (Brigade share 36.3 mn sq ft). Most of the properties in the land banks are developable with receipt of sanctions and approvals. The company has paid | 881 crore towards land while balance payable stands at | 966.4 crore, to be paid over next 2 financial years. The total requirement would be funded via mix of internal accruals, QIP amount, and debt.
  • Debt: Net outstanding debt on the consolidated basis at the end of Q3FY23 stood at | 1,991.7 crore vs. | 2,226.3 crore at Q2FY23-end (BEL’s share: | 1,294.4 crore at Q3FY23-end vs. | 1,491 crore at Q2FY23-end). Real estate division debt has reduced to | 77 crore (down | 76.7 crore QoQ) aided by higher sales and decent operating cash flows generated in Q3FY23. Additionally, hospitality, and leasing segments debt stood at | 579.8 crore and | 3,257.7 crore respectively with Cash balance at | 1922.8 crore. The company’s average cost of debt stood at 8.46% (up 37 bps QoQ).

Disclaimer

ANALYST CERTIFICATION

I/We, Bhupendra Tiwary, CFA Research Analysts, authors and the names subscribed to this report, hereby certify that all of the views expressed in this research report accurately reflect our views about the subject issuer(s) or securities. We also certify that no part of our compensation was, is, or will be directly or indirectly related to the specific recommendation(s) or view(s) in this report. It is also confirmed that above mentioned Analysts of this report have not received any compensation from the companies mentioned in the report in the preceding twelve months and do not serve as an officer, director or employee of the companies mentioned in the report.

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