🇹🇭 Phuket, Thailand · Portfolio asset
Bang Tao Branded Residences
Resort residence · 2 bed · 2 bath · 104 m² · Branded residence programme by Bang Tao Hotel Management
Purchase price
$312K
Est. ADR
$196
Est. occupancy
72%
Est. cash yield
6.8%
LullaScore
out of 100
Weighted across eight factors. Screening tool built on demo estimates — not investment advice.
Highlights
- —Hotel-operated rental pool
- —Beach club access
- —Long-haul leisure demand
AI Investment Analysis
Demo analysisThis property scores 80/100 on the LullaScore framework. It demonstrates attractive hospitality fundamentals in Phuket, Thailand, led by management infrastructure and tourism demand, with branded residence programme already in place through Bang Tao Hotel Management. Primary risks to monitor are acquisition value and currency risk. This is an illustrative analysis of demo data and is not investment advice.
Estimated nightly rate and demand strength relative to acquisition basis.
Estimated price per square metre against comparable inventory in the market.
Estimated visitor volume, seasonality spread and length-of-stay patterns.
Local short-term rental rules, licensing friction and building-level permissions.
Availability and depth of professional onsite or local management.
Exposure to local currency movement and repatriation friction.
Estimated ease and timeline of a future resale in the local market.
Contribution to geographic and demand-driver diversification.
Financial underwriting
Live underwriting model
Adjust any input and every figure, chart and scenario below recalculates.
Assumptions
Acquisition
- Purchase price
- $312,000
- Closing costs (4.5%)
- $14,040
- Furniture / setup
- $17,680
- Total acquisition cost
- $343,720
Revenue
- ADR
- $196
- Occupancy
- 72%
- Available nights
- 340
- Booked nights
- 245
- Est. annual gross revenue
- $47,981
Operating expenses
- Management fee
- $11,995
- Platform / booking fees
- $1,679
- HOA
- $3,840
- Utilities
- $1,872
- Maintenance reserve
- $2,399
- Insurance
- $1,872
- Property taxes
- $936
- Total operating expenses
- $24,594
Estimated NOI
$23,387
NOI margin
48.7%
Est. cap rate
7.5%
Est. cash yield
6.8%
Scenarios
| Case | Gross revenue | NOI | Cap rate | Cash yield |
|---|---|---|---|---|
| Downside case | $37,895 | $16,396 | 5.3% | 4.8% |
| Base case | $47,981 | $23,387 | 7.5% | 6.8% |
| Upside case | $59,242 | $31,320 | 10.0% | 9.1% |
Monthly revenue vs expenses
5-year projected cash flow
| Year 1 | $47,981 | $23,387 | 6.8% |
| Year 2 | $49,660 | $24,378 | 7.1% |
| Year 3 | $51,398 | $25,408 | 7.4% |
| Year 4 | $53,197 | $26,479 | 7.7% |
| Year 5 | $55,059 | $27,593 | 8.0% |
LullaStay is currently a demonstration platform. Information presented on this website is for informational purposes only and does not constitute an offer to sell or solicitation to purchase securities. Investment projections and property data displayed in the MVP may contain illustrative or simulated information.
Market context
🇹🇭 Phuket, Thailand
Phuket offers the most developed branded-residence rental programmes in the demo set, with hotel-operated pools and long-haul leisure demand.