Actor and entrepreneur Parul Gulati has opened up about the less glamorous side of investing in Goa real estate and hospitality.
The actor, who also founded hair-extension brand Nish Hair, discussed her investments during a conversation with Sharan Hegde on Finance With Sharan.
Among the biggest surprises for Gulati was the rental potential of a two-bedroom villa in Goa. She had previously expected to charge around ₹45,000 per night, but changing market conditions have forced her to revise that expectation considerably.
According to Gulati, the property is currently being rented for approximately ₹11,000 a night.
“Reality hit me,” she said while explaining how the Goa rental market had changed between the time she booked the property and when she finally received possession.
Parul Gulati’s Goa Villa Cost Over ₹3 Crore
Gulati said she booked a two-bedroom villa in Nerul, Goa, in 2021.
The property was reportedly priced at around ₹2.7 crore, while her overall investment rose to approximately ₹3.1 crore after taxes, stamp duty and other associated costs.
The property was initially expected to be handed over within two years. However, delays pushed possession to January 2026.
The delay also meant the market had changed considerably by the time the property became available.
Gulati explained that when she initially discussed the investment, there were fewer luxury villas competing for holiday rentals.
That situation has changed significantly.
“There weren’t so many villas, so many luxury villas,” she said, adding that there are now considerably more properties competing in the market.
From Expected ₹45,000 to Around ₹11,000 a Night
In 2024, Gulati had spoken about potentially charging ₹45,000 per night for the villa.
The current market, however, has proved considerably different from those earlier expectations.
“Right now we are charging 11K,” she revealed.
Gulati said the growth in the number of rental properties in Goa has increased competition and put pressure on nightly rates.
During the off-season, she said the villa achieves roughly 30–40% occupancy and generates close to ₹1.2 lakh a month.
After expenses, she said around ₹70,000–₹80,000 remains.
The numbers could improve during the peak season. Gulati said she hopes to charge approximately ₹20,000 per night with occupancy reaching around 70%.
Gulati Says Rental Income Was Not the Main Goal
Despite the lower-than-expected rental income, Gulati said she did not purchase the villa with the expectation that it would immediately make her wealthy through holiday rentals.
Instead, she viewed the property primarily as a long-term asset.
“I never saw it as I’m going to become richer through the rental income,” she explained.
For Gulati, the larger attraction was the possibility of capital appreciation and long-term wealth creation.
She said the property is now valued at approximately ₹4.5 crore, although property valuations can change with local market conditions and are not necessarily equivalent to an actual sale price.
Parul Gulati Also Invested ₹1.2 Crore in a Goa Hostel
Gulati’s Goa investments extend beyond the villa.
She also discussed her investment of approximately ₹1.2 crore in Malkin Hostel, a hospitality business in Goa.
Running the property comes with substantial recurring expenses.
According to Gulati, the monthly operating cost is close to ₹6 lakh, including approximately ₹3 lakh in rent, along with electricity, salaries and other expenses.
She also invested around ₹18 lakh in constructing a swimming pool at the property.
Hostel Revenue Can Fall Short in the Off-Season
The economics of the hostel are highly dependent on the season.
Gulati said the property generates approximately ₹5.5 lakh during the off-season, which is below the roughly ₹6 lakh monthly operating cost she described.
That means the business can operate at a loss during weaker periods.
Peak season offers a much more favourable picture. Gulati expects revenue to reach approximately ₹12 lakh during busier periods.
The property also includes a Nish Hair store, which she said generates approximately ₹3 lakh in profit.
According to Gulati, that business helps cover the hostel’s monthly rent.
“Hospitality Business Is Very Difficult”
Gulati also pushed back against the perception that owning hospitality properties is an easy or glamorous business.
Social media can make property investments and boutique hospitality businesses appear highly lucrative, but she said the day-to-day reality involves maintenance, staffing and numerous unexpected costs.
“Not as sexy as it looks on Instagram. Not at all,” she said.
She described running an older property as particularly challenging and added that hospitality can be difficult even when revenue appears strong on paper.
“Even when I make 9 lakh a month, it’s still not enough,” Gulati said, highlighting the difference between gross revenue and the amount left after operating expenses.
Gulati Does Not Yet Know When She Will Break Even
Despite the money invested in the hostel, Gulati admitted that she does not currently know exactly when she will recover her ₹1.2 crore investment.
Her comments highlight one of the less visible realities of hospitality investments: revenue alone does not determine profitability.
Rent, salaries, electricity, maintenance, renovations, taxes, marketing and seasonal fluctuations can significantly affect the final return.
For investors, a property generating substantial monthly revenue can therefore still have a long road to break-even.
What Parul Gulati’s Goa Investments Reveal About Hospitality
Gulati’s experience illustrates how quickly assumptions about a property investment can change.
A rental rate that appeared realistic when she booked the villa may no longer work when the property finally enters an increasingly competitive market several years later.
Her story also highlights the importance of distinguishing between property appreciation and rental cash flow.
Gulati appears to view the villa primarily as a long-term asset, while the hostel represents a more operational business with recurring costs and seasonal revenue.
Neither approach guarantees a profit.
For Gulati, the experience has offered a practical lesson in what happens when the expectations surrounding an investment meet the realities of the market.
And perhaps her biggest takeaway is the simplest one: a high-value property does not automatically translate into high rental income or easy profits.
