TRIS Rating has affirmed the company and senior debenture ratings of AP (Thailand) PLC (AP) at “A-” with “stable” outlook. The ratings reflect AP’s proven track record in the residential property development industry, strong business profile, product diversification, and secured revenues from high backlog. The strengths are partially offset by the cyclical nature of the property development industry, pressures from higher construction costs and labor shortage, and AP’s moderate financial leverage. The “stable” outlook reflects an expectation that AP will remain competitive in its core business franchise and will consistently be able to rebalance its product portfolio alongside market dynamic. The outlook is also based on the expectation that AP will continue to follow a prudent financial policy and keep its debt to capitalization ratio at around 50%-55% in the medium term.
AP was established in 1990 by Mr. Anuphong Assavabhokhin and Mr. Pichet Vipavasuphakorn who together owned approximately 30% of the company as of July 2013. In 2012, AP’s revenue stood at Bt17.2 billion, ranking it the fourth-largest property developer listed on the Stock Exchange of Thailand (SET), in terms of revenue. The company’s average revenue growth during the past five years was 18% per annum. AP had generated average presales of Bt17 billion per annum for the past three years.
AP’s products cover almost all key segments priced over Bt1 million per unit. Each product segment has generated strong presales and captured respectable market sizes and shares. The company’s track record is particularly strong in the middle- to high-end townhouse and condominium segments. Geographic focus of AP’s products is within the Greater Bangkok area.
AP’s financial profile in 2012 and the first quarter of 2013 remained in line with TRIS Rating’s expectation. TRIS Rating’s baseline scenario expects AP’s revenue to grow in a range of 8%-10% per annum over the next three years, or revenues in a range of Bt20-Bt22 billion per annum. The downside risk on AP’s revenue growth is limited given the company’s sizable condominium backlog. As of 7 May 2013, AP’s condominium backlog stood at Bt25.5 billion. About Bt8-Bt9 billion of the condominium backlog is expected to be recognized as revenue per annum over the next three years.
For the next three years, TRIS Rating expects AP’s operating margins to stay around 17%-18%. Downward pressures on operating margins include rising construction and land costs, as well as necessary operating costs to drive business growth. AP sets target for the net debt to equity ratio at 1.0 time. At the end of March 2013, the ratio was at 1.06 times. In TRIS Rating’s view, the target ratio of 1.0 time is in line with the company’s credit ratings and should provide adequate headroom to support business expansion appetite. AP’s debt to capitalization ratio is expected to stay around 50%-55% over the next three years. At the end of March 2013, about 72% of the company’s total debt was financed with unsecured or senior debentures. Low level of secured project-finance debts allows AP’s issue ratings to equal the company’s rating.
AP’s liquidity profile is acceptable. For the next three years, TRIS Rating expects AP to generate funds from operations (FFO) in a range of Bt2.5-Bt3 billion per annum. The FFO to total debt ratio is expected to stay above 14% (trailing 12 months), while the EBITDA (earnings before interest, tax, depreciation, and amortization) interest coverage is expected to stay above four times. At the end of March 2013, AP’s cash on-hand stood at Bt626 million. The undrawn long-term credit lines were reported at Bt17.4 billion. AP’s debts maturing over the next 12 months were Bt6.1 billion. AP typically matches the maturities of its short-term debts with expected cash received from condominium transfers. Meanwhile, the company expects to refinance most of the maturing bonds with new bond issues. The maturing bonds will also be backed up by AP’s credit lines from banks. Working capital for real estate inventories is expected at Bt4-Bt5.5 billion per annum for the next three years. AP’s dividend policy is to pay no more than 50% of net profits, or around Bt700-Bt800 million per annum. TRIS Rating views that AP’s funding needs to support investments and dividends should not add an upward pressure on the company’s debt to capitalization ratio above 60%, or debt to equity ratio over 1.5 times.
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