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Modis Navnirman BSE SME IPO review (Avoid)

Review By Dilip Davda on June 20, 2022

•    MNL is in a highly competitive real estate segment. 
•    Its financial data is non-illusive and does not match the asking price. 
•    Issue is exorbitantly priced based on its super earnings for FY22.
•    Following a small equity base, longer gestation for migration to the mainboard.
•    There is no harm in skipping this greedily priced issue. 

Modi's Navnirman Ltd. (MNL) is engaged in the real estate sector. Since its inception, it has been focusing on the mid-market and affordable housing categories as its target segment within the residential housing market. The mid-market and affordable housing categories have accounted for a significant share of overall market absorption in India in recent years

It currently has five Ongoing and five Upcoming projects, which are expected to provide an estimated total Carpet Area of 5.88Lakhs square feet. As of April 30, 2022, on a consolidated basis, it had 11 employees on the payroll of the Company.

MNL's Projects have been currently located in the western suburbs of Mumbai specifically in and around the areas of Borivali, Kandivali, Malad and Goregaon. Going forward it plans to establish a presence in the other regions in Mumbai and intends to execute projects in other major cities. 

To part finance its needs for investment in subsidiary company SMNPL (Rs. 17.79 cr.), general corporate purposes (Rs.4.21 cr.), MNL is coming out with a maiden IPO of 1260000 equity shares of Rs. 10 each at a fixed price of Rs. 180 per share to mobilize Rs. 22.68 cr. The issue opens for subscription on June 23, 2022, and will close on June 28, 2022. Minimum application is to be made for 800 shares and in multiples thereon, thereafter. Post allotment, shares will be listed on BSE SME. The issue constitutes 29.79% of the post-IPO paid-up capital of the company. MNL will spend Rs. 0.68 cr. for this IPO process. 

The issue is solely lead managed by Aryaman Financial Services Ltd. and Bigshare Services Pvt. Ltd. is the registrar to the issue. Aryaman Capital Markets Ltd. is the market maker for the issue. 

Post-IPO, MNL's current paid-up equity capital of Rs. 2.97 cr. will stand enhanced to Rs. 4.23 cr. Based on the IPO pricing, the company is looking for a market cap of Rs. 76.14 cr. 

The company has issued its entire equity capital at par so far. The average cost of acquisition of shares by the promoters is Rs. 10 per share. 

On the financial performance front, for the last three fiscals, MNL has posted turnover/net profits of Rs. 21.95 cr. / Rs. 1.40 cr. (FY20), Rs. 13.22 cr. / Rs. 0.38 cr. (FY21) and Rs. 11.51 cr. / Rs. 1.33 cr. (FY22). While its top line has shown a decline for the reported periods, its bottom line marked inconsistency with spectacular earnings on the declined top line that raises eyebrows. It is operating in a highly competitive and fragmented market segment. The sustainability of such profits amidst uncertain ongoing trends is a major concern.

For the last three fiscals, it has posted an average EPS of Rs. 3.44 and an average RoNW of 29.51%. The issue is priced at a P/BV of 14.02 based on its NAV of Rs. 12.84 as of March 31, 2022, and at a P/BV of 2.87 based on its post-IPO NAV of Rs. 62.63. 

If we attribute FY22's super earnings on fully diluted post-issue paid-up equity capital, then the asking price is at a P/E of 57.32. Thus the issue is greedily priced at an exorbitant level.  

The company has not declared any dividend since incorporation. It will adopt a prudent dividend policy based on its financial performance and future prospects. 

As per the offer document, MNL has shown Arihant Superstructures, KBC Global, Ajmera Realty, Hubtown, Godrej Properties, Macrotech Developers and Vascon Engineers as its listed peers. They are currently trading at a P/E of 12.67, 13.93, 20.23, 00, 62.71, 44.34 and 13.77 (as of June 20, 2022). However, they are not truly comparable on an apple-to-apple basis. Its comparison with giants like Godrej Properties and Macrotech Developers is a bit surprising. 

This is the 19th mandate from Aryaman Financial in the last four fiscals (including the ongoing one). Out of the last 10 listings, 1 opened at a discount and the rest with premiums ranging from 0.02% to 6.81% on the debut day. Thus it has an average track record. 

Conclusion / Investment Strategy

MNL is operating in a highly competitive and fragmented segment of real estate. Its top line has marked declining trends while net profits have seen inconsistency. The issue is priced exorbitantly on the basis of super-profits posted for FY22. The inclusion of Godrej Properties and Macrotech Developers in its listed peers raises eyebrows. There is no harm in this greedily priced bet.

Reviewer recommends Avoid to the issue.

Review By Dilip Davda on June 20, 2022

Review Author

DISCLAIMER: No financial information whatsoever published anywhere here should be construed as an offer to buy or sell securities, or as advice to do so in any way whatsoever. All matter published here is purely for educational and information purposes only and under no circumstances should be used for making investment decisions. My reviews do not cover GMP market and operators game plans. Readers must consult a qualified financial advisor before making any actual investment decisions, based the on information published here. With entry barriers, SEBI wants only well-informed investors to participate in such offers. With crazy listings in the recent past, SME IPOs drew the attention of investors across the board and lead to seer madness. However, as SME issues have entry barriers and continued low preference from the broking community, any reader taking decisions based on any information published here does so entirely at their own risk. The above information is based on information available as of date coupled with market perceptions. The Author has no plans to invest in this offer.

About Dilip Davda

Dilip Davda

Dilip Davda is veteran journalist associated with stock market since 1978. He is contributing to print and electronic media on stock markets/insurance/finance since 1985.

Dilip Davda is a leading reviewer of public issues and NCDs in the primary stock market in India. The knowledge he gained over 3 decades while working in the stock market and a strong relationship with popular lead managers makes his reviews unique. His detail fundamental and financial analysis of companies coming up with IPO helps investors in the primary stock market. Dilip Davda has a special interest in analyzing the SME companies and writing reviews about their public issues. His reviews are regularly published online and in news papers.

(Dilip Davda -SEBI registered Research Analyst-Mumbai,

Registration no. INH000003127 (Perpetual)

Email id: ).

Modis Navnirman IPO FAQs

  1. 1. Why Modis Navnirman IPO?

    The initial public offer (IPO) of Modi's Navnirman Limited offers an early investment opportunity in Modi's Navnirman Limited. A stock market investor can buy Modis Navnirman IPO shares by applying in IPO before Modi's Navnirman Limited shares get listed at the stock exchanges. An investor could invest in Modis Navnirman IPO for short term listing gain or a long term.

  2. 2. How is Modis Navnirman IPO?

    Read the Modis Navnirman IPO recommendations by the leading analyst and leading stock brokers.

  3. 3. Modis Navnirman IPO what should investors do?

    Modis Navnirman IPO offers an opportunity to buy IPO shares before they get listed at the stock exchanges. Read the Modis Navnirman IPO Notes, Analysis and Recommendations by leading stock brokerage firms and experts in the above answer.

  4. 4. Is Modis Navnirman IPO good?

    Our recommendation for Modis Navnirman IPO is to avoid.

  5. 5. Is Modis Navnirman IPO worth Investing?

    As per the analysis by our lead analyst Mr. Dilip Davda, we suggest you to avoid the Modis Navnirman IPO.

  6. 6. When will Modis Navnirman IPO allotment status?

    The Modis Navnirman IPO allotment status will be available on or around July 1, 2022. The allotted shares will be credited in demat account by July 5, 2022. Visit Modis Navnirman IPO allotment status to check.

  7. 7. When will Modis Navnirman IPO list?

    The Modis Navnirman IPO will list on Wednesday, July 6, 2022, at BSE SME.