COLD STORAGE

1.0

INTRODUCTION
Cold storages are meant to preserve the perishable commodities of food items for a longer
period with retention of the original colour, flavour and taste. However, each commodity or
item has certain life and they cannot be stored even in a cold storage for indefinite period.
Storage beyond certain period may not be economical as well since payment of rent of cold
storage increases the cost of the item. Hence, cold storages are used for high value items or
when prices crash down due to bumper crop or for such items which are grown during the
season but there is a demand round the year or for products like meat, fish or milk products
which are quickly perishable.

2.0

PRODUCT
Cold storages are being used for preservation of many food products since long. Their location
has to be strategic and they should have easy access. Cold storages have demand all over the
country. This note primarily looks into the prospects in Assam. Assam grows many varieties
of fruits and vegetables. Consumption of meat, fish, chicken etc. is also on the higher side.
Hence, a cold storage unit seems to have good scope.

3.0

MARKET POTENTIAL
3.1
Demand and Supply
Location is a very critical aspect for the success of cold storage. It should be in close
proximity of growing area as well as market and at the same time should be easily accessible
for heavy vehicles round the year. Uninterrupted power supply is yet another pre-requisite.
3.2

Marketing Strategy

Many fruits and vegetables like pineapples, apples, plums, oranges, potatoes, brinjals,
cauliflowers etc. are grown in Assam. Likewise, consumption of meat, chicken, fish etc. is also

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substantial. Hence, there is a good scope for a cold storage unit. A possibility of storing some
milk products may also be explored. Different items are stored during different times
requiring different temperatures. Hence, there is a need to divide total storage space in
different temperature zones depending upon local needs.
4.0

MANUFACTURING PROCESS
A proper market analysis would throw light on storage needs and accordingly tentative plan
for the whole year has to be drawn. Compressors suitable for using ammonia have to be
selected as ammonia is cheap, easily available and is of high latent heat of evaporation, but it
is highly toxic in nature if mixed with oil containing high carbon percentage. Hence, handling
and maintenance has to be very careful. Rooms with different temperature requirements
must be properly insulated and protected from moisture. On outside walls, one coating of
foam with vapour proof material is advisable. Temperature and humidity is maintained
according to the items stored. Use of skewed door arrangements, proper insulation and
required circulation of cool air inside the storage area would make operations economical and
improve profitability.

5.0

CAPITAL INPUTS
5.1
Land and Building
For storage capacity of 100 tonnes, the size of the cold storage has to be around 150 sq.mtrs.
whereas non-storage area of 100 sq.mtrs. for office, utility room and guard room is sufficient.
Hence, a plot of land of around 400 sq.mtrs. shall be required which would cost around
Rs.1.25 lacs. Construction cost of cold storage is taken at Rs.3,000/- per sq.mtr. due to special
insulation and coating and other needs whereas that of office, guard room and utility room, it
is considered to be Rs.2,500/- per sq.mtr. Thus, the total cost of construction works out to
Rs.7.00 lacs.
5.2

Plant and Machinery

There are turnkey suppliers of cold storage plants. They undertake supply, erection as well as
complete electrification of the plant. The main requirements are reciprocating compressors
suitable for ammonia, induction motor, blowers, overhead perforated water pipes with tanks,
electric pump, piping, ducting and insulation and standby generator etc. Total cost of 100
tonnes capacity would be around Rs.12.00 lacs including erection and commissioning charges.
5.3

Miscellaneous Assets

A provision of Rs.25,000/- would take care of other assets like furniture and fixtures.
5.4

Utilities

Power requirement shall be 60 HP whereas water requirement shall be 700-750 ltrs. per day.
Ammonia gas cylinders shall also be required. Diesel for generator set shall also be required.
5.5

Raw Materials

Since this is not a manufacturing activity, there will not be any need of raw materials.

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6.0

7.0

MANPOWER REQUIREMENTS
Particulars

Nos.

Monthly
Salary (Rs.)

Total Monthly
Salary (Rs.)

Technicians

2,500

5,000

Godown Keepers

2,000

4,000

Helpers

1,250

2,500

Security Guards

1,500

3,000

Total

14,500

TENTATIVE IMPLEMENTATION SCHEDULE

Activity

8.0

Period (in months)

Application and sanction of loan

Site selection and commencement of civil work

Completion of civil work and placement of

orders for machinery

Erection, installation and trial runs

DETAILS OF THE PROPOSED PROJECT

8.1
Land and Building
Particulars

8.2

Area (Sq.Mtrs)

Cost (Rs.)

Land

400

1,25,000

Building

200

7,00,000

Total

8,25,000

Machinery

A provision of Rs. 12.00 lacs is made as explained earlier.

8.3

Miscellaneous Assets

Total value of such assets will be Rs.25, 000/- as spelt out before.
8.4

Preliminary & Pre-operative Expenses

There will be many pre-production expenses like registration, establishment, travelling,

administrative, market survey, interest during implementation period, trial run expenses, etc.
They are assumed to be Rs.75, 000/-.
8.5

Working Capital Requirements

Banks would not finance pre-sales facilities as there is no production. Post-sales facilities are
possible if there is a long-term firm contract with some reputed company or government
agency. But there will be certain recurring expenses for which margin amount of Rs. 50,000/is considered.

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8.6

Cost of the Project & Means of Financing

(Rs. in lacs)
Item

Amount

Land and Building

8.25

Machinery

12.00

Miscellaneous Assets

0.25

P&P Expenses

0.75

Contingencies @ 10% on Land and

Building & Plant & Machinery

2.00

Working Capital Margin

0.50

Total

23.75

Means of Finance
Promoters' Contribution

7.35

Term Loan from Bank/FI

16.40

Total

23.75

Debt Equity Ratio

2.23 : 1

Promoters' Contribution

31%

Financial assistance in the form of grant is available from the Ministry of Food Processing
Industries, Govt. of India, towards expenditure on technical civil works and plant and
machinery for eligible projects subject to certain terms and conditions.
9.0

PROFITABILITY CALCULATIONS
9.1
Production Capacity & Build-up
Cold storage would work for all the year and hence its capacity would be to store 1200 tonnes
during the year. Actual utilisation is expected to be 60% and 75% during first 2 years
respectively, and third year onwards it is restricted to 80%.
9.2
Sales Revenue at 100%
Rent of cold storage would vary according to the temperature to be maintained, duration of
storage, temperature differences according to season, volume or size of items to be stored and
so on. Hence, an average rent of Rs. 1750/- per ton is assumed and accordingly annual rent
works out to Rs. 21.00 lacs.
9.3
Utilities
The annual cost at 100% utilisation will be Rs. 6,00,000/-.
9.4
Interest
Interest on term loan of Rs. 16.40 lacs is calculated @ 12% per annum assuming repayment
in 5 years including a moratorium period of 1 year.
9.5
Depreciation
It is calculated on WDV basis @ 10% on building and 15% on machinery.

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10.0

PROJECTED PROFITABILITY
(Rs. in lacs)
No.

Particulars

Installed Capacity

1st Year

60%

75%

80%

12.60

15.75

16.80

Utilities

3.60

4.50

4.80

Salaries

1.74

2.10

2.40

Stores and Spares

0.30

0.45

0.54

Repairs & Maintenance

0.24

0.36

0.42

Selling & Administrative Expenses

0.48

0.66

0.80

Total

6.36

8.07

8.96

Profit before Interest & Depreciation

6.24

7.68

7.84

Interest on Term Loan

1.80

1.47

1.01

Depreciation

2.50

2.16

1.87

Profit before Tax

1.94

4.05

4.96

Income-tax @ 20%

0.40

0.80

1.00

Profit after Tax

1.54

3.25

3.96

Cash Accruals

4.04

5.41

5.83

--

3.75

3.75

Sales Realisation

Cost of Production

Repayment of Term Loan

11.0

3rd Year

-------- 1200 Tonnes -------

Capacity Utilisation

2nd Year

BREAK-EVEN ANALYSIS
No

Particulars

[A]

Sales

[B]

Variable Costs

(Rs. in lacs)
Amount
15.75

Utilities (85%)

3.82

Salaries (65%)

1.35

Stores & Spares

0.45

Selling Expenses (50%)

0.33

5.95

[C]

Contribution [A] - [B]

9.80

[D]

Fixed Cost

4.71

[E]

Break-Even Point [D] [C]

48%

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12.0

[A]

LEVERAGES
Financial Leverage
= EBIT/EBT
= 5.52 4.05
= 1.36
Operating Leverage
= Contribution/EBT
= 9.80 4.05
= 2.41
Degree of Total Leverage
= FL/OL
= 1.36 2.41
= 0.56

[B]

Debt Service Coverage Ratio (DSCR)

Particulars

[C]

(Rs. in lacs)

1st Yr

2nd Yr

3rd Yr

4th Yr

5th Yr

Cash Accruals

4.04

5.41

5.83

6.87

8.04

Interest on TL
Total [A]

1.80
5.84

1.47
6.88

1.01
6.84

0.57
7.44

0.23
8.27

Interest on TL

1.80

1.47

1.01

0.57

0.23

Repayment of TL
Total [B]

-1.80

4.10
5.57

4.10
5.11

4.10
4.67

4.10
4.33

DSCR [A] [B]

Average DSCR

3.24

1.23
1.34
1.59
1.91
----------------------------- 1.86 -----------------------------

Internal Rate of Return (IRR)

Cost of the project is Rs. 23.75 lacs.

Year

Some
1.
2.
3.
4.

(Rs. in lacs)

Cash Accruals

16%

18%

20%

4.04

3.48

3.42

3.37

5.41

4.02

3.88

3.75

5.83

3.74

3.55

3.38

6.87

3.79

3.54

3.31

8.04

3.83

3.51

3.23

8.44

3.46

3.12

2.83

8.97

3.18

2.82

2.50

47.60

25.50

23.84

22.37

The IRR is around 18%.

of the machinery suppliers are
Sundersingh and Sons, 1/6, Roop Nagar, New Delhi- 110006
Punjab Engg. Works, 32, Ramakrishna Samadhi Road, Kolkata- 700054
Freezking Industries Pvt. Ltd. 7/17, Kirti Nagar Industrial Area, New Delhi-110015.
Tel No. 25930681/85
Frick India Ltd. 809, Surya Kiran, 19, KG Marg, New Delhi-110001.
Tel No. 23322381/384/391

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