Showing posts with label realty. Show all posts
Showing posts with label realty. Show all posts

Friday, 30 May 2025

A Snapshot of Hemisphere Properties India Ltd 30May2025

 

A Snapshot of Hemisphere Properties India Ltd 30May2025
 

 

 
(This is for information purposes only. This should not be construed as a recommendation or investment advice even though the author is a CFA Charterholder. Please consult your financial adviser before taking any investment decision. Safe to assume the author has a vested interest in stocks / investments discussed if any.)
 
 

This is a brief analysis of Hemisphere Properties India Limited (HPIL).
 
This is a public sector undertaking (PSU) dealing in development of real estate and land holdings. 
 
 
Backgroup of HPIL
 
The surplus land holdings of Tata Communications Ltd were demerged from Tata Communications Ltd and transferred to HPIL in 2020.
 
The Scheme for demerger of surplus land had been approved by the NCLT, Mumbai on 12Jul2018. The Scheme filed by Hemisphere Properties India Ltd had been approved by the Ministry of Corporate Affairs, Govt of India on 05Aug2019. 
 
The Record Date for the Scheme was 18Sep2019. HPIL's shares were listed publicly on 22Oct2020, on NSE and BSE. 
 
After demerger of land assets from Tata Communications Ltd (formerly VSNL or Videsh Sanchar Nigamr Ltd), surplus land bank with Tata Communications amounting to nearly 739.69 acres was transferred to HPIL. The transferred land is located in Delhi, Pune, Chennai and Kolkata.


When Govt of India sold part of its stake in VSNL (25 per cent holding initially) to Tata group in 2002 (as part of its disinvestment programme), it was stipulated that the surplus land parcels of VSNL would be excluded from the stake sale of VSNL and the suprlus land would be transferred to another company.

To realise the objective, a company named Hemisphere Properties India Ltd (HPIL) was formed in 2005. HPIL was supposed to monetise the land. But nothing has happened in the last 20 years and HPIL has so far been not able to sell even a single land parcel. The land parcels of erstwhile VNSL were legally transferred to HPIL only in 2020.
 
The business model of HPIL is to monetise the land assets it is holding. It's four years and a half since its listing on BSE and NSE. But so far not a single acre of land is sold by HPIL, reflecting the efficiency with which government companies work.
 
HPIL is now majority owned by Govt of India.


It may be recalled VSNL was listed on NSE on 12Apr1995 -- which means as a government company then VSNL was publicly listed. After sale of stake to Tata group, VSNL was renamed as Tata Communications Ltd.

As of 31Mar2025, Govt of India holds 51.1 per cent stake in HPIL, while 18 per cent is held by Tata group and the rest by retail / HNI investors / others. Number of shareholders is 143,800.

The company's revenues in the past five years are practically nil, except some other income in the form of interest on bank deposits held by the company. Its accumulated losses are around Rs 47 crore.


Details of land parcels held by HPIL:

 

 

As per HPIL’s annual report of FY 2023-24, the value of all land assets owned by HPIL is Rs 10,879 crore as on 31Mar2024, according to the valuation done by NBCC, etc.

Fair value of HPIL assets as on 31Mar2025 is not yet available; and the same may be available once its annual report for FY 2024-25 is published.

Major assets of the company as on 31Mar2025:

Land assets (categorised as Investment property): Rs 662 crore at book value or carrying value
Goodwill on demerger: Rs 282 crore
Bank fixed deposits: Rs 88 crore
Cash and cash equivalents: Rs 50 crore

Major liabilities (other than equity and reserves) of HPIL as on 31Mar2025:

Stamp duty / mutation expenses payable: Rs 640 crore
Borrowings: Rs 60 crore

 

Valuation of HPIL  
 
Valuation of Hemisphere Properties India is tricky, as the revenues of the company are practically nil since its listing in 2020. The company has been struggling to sell / monetise its land parcels (which is its business model).


Against a carrying value of Rs 662 crore for its land assets, their fair value has been assessed at Rs 10.879 crore (as determined by NBCC as of 31Mar2024). As of 30May2025, the market capitalisation of HPIL is Rs 3,800 crore, with a share price of Rs 133.

Excluding certain payables--such as stamp duty and mutation charges, as outlined above--the company’s market capitalisation is quoted at a discount of 65 per cent to the fair value as on 31Mar2024. .

For retail investors, this remains the only reliable benchmark to assess the company’s valuation, given the lack of access to independently verified valuations of HPIL's land holdings.

The company’s all-time high (ATH) price is Rs 252 attained on 05Feb2024; and its all-time low price is Rs 62 attained on 11Nov2020. 
 
The current market price of Rs 133 is 115 per cent above its all-time low; and 47 per cent below its all-time high price. 
 
Land monetisation is a lengthy process in India due to a variety of issues, like, regulatory and legal hurdles, market conditions and management issues. That HPIL is under public sector is a significant factor in its inability to monetise the land parcels so far.


It is an irony while private real estate developers have been able to make significant gains through robust revenues in the past four years, HPIL has been unable to monetise its land holdings.
 

It is significant to mention that several top private real estate players across India have been able to achieve a sales growth of 50 to 200 per cent in the past four years.

Even though HPIL is quoting at a discount of 65 per cent to its fair value of land assets, the lack of execution capability on the part of Govt of India-owned HPIL is a drag on the HPIL share price. Whether investors can make decent returns from HPIL, in future, will largely depend on the success of HPIL to monetise its assets quickly.

Given the poor track record of HPIL in the past five years, the stock of Hemisphere Properties India Ltd looks like a speculative and risky bet as of now. The key variable to watch is management’s execution capability to sell land parcels held across four cities in India.

This is just for informational and educational purpose only; and should not be construed as investment advice. Prospective investors should consult their own financial advisors before making any investments in the stocks discussed above.  


 

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References:
 
 
To know about eAuction of HPIL > click on website > hpil.enivida.com

Tata Communications investor presentations
HPIL annual reports
BSE / NSE
 
Tweet thread 20Mar2024 -- similar companies, where Govt of India demerged land / other assets from PSUs - namely:
 
1 Hemisphere Prop India Ltd (land assets demerged from erstwhile VSNL)

2 NMDC Steel Ltd (steel assets demerged from NMDC)

3 BEML Land Assets Ltd (demerged from BEML)

4 Shipping Corporation of India Land and Assets Ltd (demerged from SCI)


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Disclosure:  I've got a vested interest in Indian stocks and other investments. It's safe to assume I've interest in the financial instruments / products discussed, if any.

Disclaimer: The analysis and opinion provided here are only for information purposes and should not be construed as investment advice. Investors should consult their own financial advisers before making any investments. The author is a CFA Charterholder with a vested interest in financial markets.

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Monday, 27 September 2021

Real Estate Stocks and REITs - vrk100 - 27Sep2021

Real Estate Stocks and REITs  

 

 

(An update dated 21May2023 is available)

 

Disclaimer: The analysis is purely for information purposes. This should not be construed as investment advice. The author has a vested interest in financial markets.

 

Reams and reams have been written about the vicissitudes of stock prices. Financial markets are inherently volatile depending on the mood swings of investors-cum-speculators. 

Now, the narrative in Indian stock markets is that real estate (realty) stocks are going to have their place in the sun once again. Realty stocks caught investors' fancy in the boom years of 2006 and 2007. In recent months, Indian real estate stocks have attracted market attention.

Nifty Realty index has risen by 140 per cent in the past one year while Nifty 50 delivered a comparatively 'modest' return of 65 per cent in the same period. Nifty Realty index is dominated by stocks of DLF Ltd, Godrej Properties, Oberoi Realty, Phoenix Mills and Prestige Estate Projects. 


(article continues below)

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Read more on REITs:

DLF versus Embassy Office Parks REIT

What are REITs?

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Two years ago, investors were extremely excited about REITs or real estate investment trusts but real estate stocks were down in the dumps at that time. (REITs trade on stock exchanges, having characteristics of both stocks and bonds, holding commercial properties as the underlying ).  

Now the enthusiasm is reversed with investors flocking in droves to real estate stocks and neglecting REIT stocks. 

The following table (courtesy Margin Value) provides a glimpse of price action of realty stocks and REITs in the past one year:


Two years ago, I made the following observation:
 

"DLF & Embassy Office Park REIT have a market cap of Rs 35,600 crore & Rs 33,150 crore respectively. 🥺 Market fancy or irrationality? Investors seem to be erring on the side of caution based on perceived corporate governance. Of course, there's no penalty for erring on caution."

After two years, DLF Ltd's market capitalisation is Rs 101,600 crore while that of Embassy Office Parks REIT is Rs 31,600 crore (values as at close of last Friday)--which means, DLF's market cap surged by 185 per cent while Embassy's market cap fell by 5 per cent nearly.

The momentum now seems to be in favour of realty stocks as compared to REITs. Investors seem to be betting on demand for individual housing (reflected partly in higher realty stock prices) while discounting the commercial real estate space (partly reflected in subdued market prices of REITs). 

This divergence between investors' outlook appears strange to me considering the fact  that real estate stocks' fortunes are a function of both the demand for individual housing and commercial real estate. I don't know how long this  infatuation for realty stocks continues. However, it's safe to assume that at some point in future the fortunes are likely to be reversed. Once again.

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References:

My Tweet thread dated 08Oct2019



Disclosure:  I've vested interested in Indian stocks and other investments. It's safe to assume I've interest in the financial products discussed, if any.

Disclaimer: The analysis and opinion provided here are only for information purposes and should not be construed as investment advice. Investors should consult their own financial advisers before making any investments. The author is a CFA Charterholder with a vested interest in financial markets. 

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He blogs at:

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Twitter @vrk100

Wednesday, 1 January 2014

Outlook for Indian Stocks in 2014-VRK100-31Dec2013





During the calendar year 2013, the S&P BSE Sensex 30 index clocked a return of 9 percent, while the NSE’s Nifty 50 index rose by 6.8 percent. But the BSE Dollex 30 index recorded a negative return of 3.5 percent due to steep depreciation, around 12 percent, of Indian rupee against the US dollar. Dollex 30 is dollar-linked version of Sensex. Let us see which sectors have come out winners and losers and what is in store for Indian stocks in 2014.

Sectoral performance:

Among the sectors that have done well are BSE IT index and Healthcare indices, with a gain of 60 and 23 percent respectively. Significantly, both these sectors have partly benefited from the rupee fall. Other things that benefited these sectors are strong export growth, investors’ bias towards companies with strong balance sheets and better corporate governance, good potential for growth and slight recovery in the US economy. Other sectors that have done well include FMCG and Automotive sectors.

Real estate and public sector companies continue to be among the worst-performing sectors in 2013. The BSE Realty and PSU indices showed a negative growth of 32 and 19 percent respectively.

Returns and Volatility:

The Sensex return of 9 percent in 2013 does not reflect the volatility of stock markets in 2013. The benchmark index started the year with 19,510 and reached a peak of 20,328 (intra-day) on 17May2013. But due to fears of Fed tapering, steep fall of rupee against dollar, high current account deficit and policy-related paralysis in India; the index fell to an intra-day low of 17,922 on 27Aug2013.

After the US Federal Reserve deferring the proposed tapering, Raghuram Rajan taking over the reins of Reserve Bank of India and return of FII portfolio inflows; the Indian stock markets recovered sharply with the Sensex reaching an intra-day high of 21,484 on 09Dec2013. By the end of December 2013, the index closed at 21,171. Between May and August 2013, the Sensex fell by 12 percent.

But between September and December 2013, the benchmark index rose by 18 percent, giving some cheer to scary and wary investors. During 2013, the FIIs have brought in USD 20 billion to Indian equity markets.

Why the Difference between Sensex and Nifty Returns?

While Sensex recorded a gain of 9 percent, the Nifty rose by 6.8 percent only. The difference is due to the fact that Sensex consists of 30 companies, while the Nifty reflects prices of 50 blue chip companies. Moreover, at the start of 2013, Nifty was concentrated toward banks and financial companies. During July and August 2013, banking sector lost heavily—though banking stocks recovered in the last four months.  For 2013, the BSE Bankex lost 9.4 percent—causing the difference between Sensex and Nifty returns.

BSE Market Capitalization:

Total Market Capitalisation of All BSE companies:

Rs Crore
USD Billion
USD-INR
Dec.2007
71 69 985
 1 818
39.41
Dec.2010
72 96 726
 1 616
44.44
Dec.2013
70 44 258
 1 125
61.80
Note: Figures are end of the month; USD-INR is US dollar-Indian rupee exchange rate


Some interesting facts come out when you look at the above table. The market cap of all BSE companies at the end of December 2007 was Rs 71.70 lakh crore, converted to USD 1,818 billlion. But the market cap slumped to USD 1,125 billion (a fall of 38 percent) by the end of December 2013, though in rupee terms it fell by only 2 percent.

Two factors contributed to the steep fall in market cap, in dollar terms, of all BSE companies. One is the steep depreciation of rupee against the dollar. Another factor is the fact that broader indices themselves have fallen. For example, BSE 200 index lost 4.7 percent between December 2007 and December 2013.

Performance Chart for 2013:

Indices
31-Dec-13
31-Dec-12
% change




BSE Sensex
 21 171
 19 427
9.0
BSE DOLLEX 30
 2 816
 2 917
(3.5)
BSE 200
 2 531
 2 424
4.4
BSE Mid Cap
 6 706
 7 113
(5.7)
BSE Small Cap
 6 551
 7 380
(11.2)




BSE Auto
 12 259
 11 426
7.3
BSE Bankex
 13 002
 14 345
(9.4)
BSE Capital Goods
 10 264
 10 868
(5.6)
BSE Consumer Durables
 5 821
 7 719
(24.6)
BSE FMCG
 6 567
 5 916
11.0
BSE Healthcare
 9 966
 8 132
22.6
BSE IT
 9 082
 5 684
59.8
BSE Metal
 9 964
 11 070
(10.0)
BSE Oil & Gas
 8 834
 8 519
3.7
BSE Power
 1 701
 1 991
(14.6)
BSE PSU
 5 910
 7 335
(19.4)
BSE Realty
 1 433
 2 111
(32.1)
BSE TECK
 5 051
 3 428
47.4




Nifty 50
 6 304
 5 905
6.8


As can be seen from the above table, the performance of Sensex, BSE Mid Cap and Small Cap indices differs widely—though select mid cap and small cap companies delivered good to decent returns in the latter half of 2013.

It is interesting to note that mid cap and small cap stocks did better than Sensex in 2012. Investors mood changes—some years they’re optimistic about large caps and in some years they shift their bias towards mid and small cap companies. In general, it’s difficult to predict the mood swings of investors.



What to Expect in 2014?

However, my sense is that small cap and mid cap companies may do well in 2014, subject to the caveat that 2014 general election will throw up a stable government and the Indian economy will fare well next year. Having said that, I would like to add that investors are required to be more diligent as far as small cap and mid cap companies are concerned. They’ve to be very careful about choosing their stock picks. If they’re not experienced, they better consult their financial advisors before investing.

World markets, particularly the US and Japanese, have done extremely well with S&P 500 rising by close to 30 percent and Nikkei 225 by 57 percent in calendar year 2013.

I always maintain that investors have to take care of their asset allocation first. After asset allocation, they’ve to take a portfolio approach towards their equity investments. At this point of time, my thinking goes like this. Suppose you have a stock portfolio with stocks from companies with strong balance sheets, robust cash flows and high perception of corporate governance. Such a portfolio may not outperform benchmark indices if the economy quickly makes a turnaround and interest rates start falling.

This is due to the fact that any sharp turnaround accompanied by falling interest rates will benefit highly-leveraged companies and where investors are highly pessimistic about prospects. (Readers have to take my views with a pinch of salt, because I may change my view quickly depending on market dynamics and outlook on economy).

Let me assume that around 70 percent of your money is currently invested in companies with strong cash flows, decent balance sheets, zero debt and high profit margins.

My feeling is that around 20% to 30% of your money can be allocated to companies with moderate debt (means debt-equity ratio of 0.4 to 0.8), strong corporate governance and managements, reasonable but not very high interest coverage ratios, low operating profit margins and with potential to increase capacity utilization in the next 12 to 18 months. (Many companies are at present struggling with low capacity utilization which negatively impacted their profit margins).

The idea is that if and when the expected turnaround happens, these companies with moderate debt will be highly benefited as compared to companies with strong balance sheets and rich valuations—that have already been discovered by the market. You may have observed this kind of churning actually happening to some extent in the market in the last two/three months—select stocks in auto ancillary, NBFC, capital goods and power equipment sectors have risen sharply.  

It goes without saying that higher risk is usually rewarded with higher returns, provided you do your homework properly—peppered with some luck.

Of course, in the long run (beyond three years), companies with strong balance sheets, robust cash flows, pricing power and competitive advantage will continue to perform well. For a long time, I have preferred companies with strong balance sheets, low debt-equity ratios, strong cash flows and high growth potential.

But now I am thinking that as long as around 70 to 80 percent of your money is invested in companies with strong balance sheets, competitive advantage, pricing power and strong profit margins; you can slightly tilt 20 to 30 percent of your money towards companies with moderate debt, strong managements, low interest coverage ratios and low profit margins. This churning can be done in the next six to nine months in a gradual manner—keeping in mind the changing market dynamics, electoral math and progress of India/world economy.

Select PSU stocks may offer some protection from any downside that is anticipated around the 2014 general elections.

This is not to say that India has no problems. As you are aware, India is currently bedeviled with persistently high inflation and moribund investment cycle—not to mention the high cost of subsidies and government policy/regulatory issues. The RBI has kept its option of raising interest rates open.

Government’s fiscal deficit is a problem as revenue collections have slowed down, while non-plan expenditure (mostly subsidies) shoots up. But unfortunately, plan expenditure is being cut according to several reports.

Global problems may continue to haunt the Indian markets going forward. The government’s divestment effort is making very slow progress.

Finance Minster P.Chidambaram has been trying to limit fiscal deficit to the budgeted 4.8 percent (of GDP), through some creative accounting and cut in plan expenditure. Current account deficit was controlled by imposing severe curbs on gold imports.

It is naïve to expect that government diktats can wean Indians away from the allure of gold. Once the gold import curbs are removed, the gold buying spree will come back with a vengeance. The government seems to have made no serious effort to increase and widen export basket and boost manufacturing sector.

Some headway is being made on the policy front, after years of policy logjam by the central government. Subsidies are cut partially in diesel, LPG and petrol. After a decade, Railway fares too have been increased though marginally. Tesco of the UK has announced FDI in multi-brand retail sector in partnership with the Tatas. Abu Dhabi-based Etihad Airways recently bought a 24 percent-stake in India’s Jet Airways. Air Asia of Malaysia is planning a joint venture with Tatas.

Share repurchases (buybacks) by listed companies are happening. Many foreign promoters—like, Unilever, Vodafone plc and Glaxo Pharma—have been increasing their stake in Indian subsidiaries.  In the last two to three years, foreigners seem to be more optimistic about the prospects of select Indian companies rather than Indian investors, who have been selling heavily. FIIs have pumped in USD 20 billion into Indian equities in 2013.

My sense is that BSE 200 broader index may give 15 to 20 percent return in 2014. My optimism stems from the fact that many Indian companies have been able to weather the storms and will be able to generate decent profits and robust cash flows in future also—despite the uncertainties surrounding the political, fiscal and external fronts.   

Notes:

BSE – Bombay Stock Exchange, FII – Foreign Institutional Investor, NSE – National Stock Exchange and PSU – Public Sector Undertakings.

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Disclaimer: The author is an investment analyst, equity investor and freelance writer. The author has a vested interest in the Indian stock markets. This write-up is for information purposes only and should not be taken as investment advice. Investors are advised to consult their financial advisor before taking any investment decisions. He blogs at:



Connect with him on twitter @vrk100