PINC POWERPICKS - Myiris.com
PINC POWERPICKS - Myiris.com
PINC POWERPICKS - Myiris.com
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<strong>PINC</strong> <strong>POWERPICKS</strong> RESEARCH<br />
RESEARCH<br />
PHOENIX MILLS: BUY, TP-Rs240 (11% upside)<br />
What’s the theme?<br />
PHNX's key project, High Street Phoenix (HSP) is now fully operational and is likely to generate rental<br />
in<strong>com</strong>e of Rs2-2.2bn in FY12E. Q1FY12 saw the launch of Pune Market City (PHNX stake 58.5%). This<br />
will strengthen the rental model of PHNX. Presently PHNX's rental revenue (FY11-Rs1,760mn) <strong>com</strong>es<br />
from HSP and the launch of Pune Market City is likely to further add Rs500mn to top line of PHNX in<br />
FY12E.<br />
What will move the stock?<br />
We see the following near-term triggers for the stock: (i) Commencement of Kurla and Bengaluru Market<br />
City projects by Q3FY12 end. (ii) Commencement of the first phase of Shangri- La Hotel in Q3FY12.<br />
(iii) HSP-Phase IV (at present 0.25 msf) will provide a strong delta to the <strong>com</strong>pany's valuation if it manages<br />
to get hospitality FSI (5x). (v) The <strong>com</strong>pany may further choose to increase stake in the Bengaluru and<br />
Chennai market city projects, which would enhance stock valuation.<br />
Where are we stacked versus consensus?<br />
Our EPS estimates for FY12 and FY13 are Rs14.3 and Rs15.8 respectively. Our FY12 earnings estimate<br />
is 52% is higher than consensus estimate of Rs9.4. We have a 'BUY' re<strong>com</strong>mendation on the stock with a<br />
target price of Rs240, which discounts FY12E Gross NAV by 20%.<br />
What will challenge our target price?<br />
1) Slowdown in execution in Market City projects and extending free rental periods may hamper the holding<br />
<strong>com</strong>pany's profitability; economic slowdown may affect revenue from Market City and HSP.<br />
(Rs mn) FY10 FY11 FY12E YoY % FY13E YoY %<br />
Net Sales 1,230 2,102 5,095 142.4 6,194 21.6<br />
EBITDA 775 1,406 3,106 120.9 3,461 11.4<br />
EBITDA Marg. (%) 63.0 61.5 61.0 (59)bps 55.9 (508)bps<br />
Adj. Net Profits 620 818 2,064 152.4 2,288 10.8<br />
Dil. EPS (Rs) 4.3 5.7 14.3 148.7 15.8 10.8<br />
PER (x) 50.7 37.9 15.2 - 13.7 -<br />
ROE (%) 4.0 7.2 11.5 430 bps 11.4 (3)bps<br />
ROCE (%) 3.2 5.3 8.2 288 bps 8.1 (2)bps<br />
10<br />
Sector: Real Estate<br />
CMP: Rs217; Mcap: Rs31bn<br />
Bloomberg: PHNX IN; Reuters: PHOE.BO<br />
Price performance<br />
300<br />
250<br />
200<br />
150<br />
PHNX Sensex Rebased BSE Realty<br />
100<br />
Aug-10 Nov -10 Feb-11 May -11 Aug-11<br />
PHNX One year forward NAV<br />
Project NAV (Rs)<br />
High Street Phoenix 141<br />
Market City (Kurla, Bengaluru, Chennai, Pune) 94<br />
Other Residential 18<br />
Investment in Treasure World Developers 18<br />
Investment in Galaxy Entertainment 1<br />
Investment in Phoenix construction 0.1<br />
Other investments 27<br />
Shangrila hotel 21<br />
HSP Phase IV 14<br />
Less: Net Debt 36<br />
G. NAV 298<br />
Less: 20% Discount to NAV 60<br />
Net NAV 238<br />
suman.memani@pinc.co.in +91-22-6618 6479<br />
abhishek.kumar@pinc.co.in +91-22-6618 6398