Date: March 27, 2026 Author: Gondola AI Research Data: 1,127,000+ rate observations across 1,927 Hyatt properties (pipeline run March 16, 2026)
There's been a lot of speculation about which Hyatt properties will get hit hardest under the new award chart. Rather than guess, we ran the numbers. Gondola monitors rates across nearly 2,000 Hyatt properties worldwide, and the metric that matters here is CPP (cents per point) — the ratio of what a room costs in cash versus what it costs in points.
Higher CPP = Hyatt is giving away more value per point = more incentive for Hyatt to raise the points price.
The program-wide median is 1.63 cpp. Anything significantly above that means Hyatt is leaving money on the table, and those properties are the most exposed to devaluation — whether through category changes or aggressive dynamic peak pricing.
These properties are in the top 1.3% of the entire Hyatt portfolio by CPP. They represent the biggest gap between cash rates and points pricing.
| Property | Location | Median Cash/Night | Points/Night | Median CPP | Portfolio Rank |
|---|---|---|---|---|---|
| Park Hyatt Milano | Milan, Italy | $1,681 | 40,000 | 4.24 | #10 |
| Park Hyatt Paris-Vendôme | Paris, France | $1,625 | 40,000 | 4.19 | #11 |
| Park Hyatt New York | New York, USA | $1,436 | 45,000 | 4.06 | #13 |
| Park Hyatt Maldives Hadahaa | Hadahaa, Maldives | $932 | 30,000 | 3.80 | #17 |
| Alila Ventana Big Sur | Big Sur, USA | $2,285 | 90,000 | 3.46 | #22 |
| Park Hyatt Kyoto | Kyoto, Japan | $1,167 | 45,000 | 3.37 | #25 |
At 4+ cpp, properties like Park Hyatt Milano and Paris are delivering more than double the program average in redemption value. Under any rational pricing model, these are the first to get repriced.
| Property | Location | Median Cash/Night | Points/Night | Median CPP |
|---|---|---|---|---|
| Park Hyatt Tokyo | Tokyo, Japan | $1,018 | 40,000 | 3.02 |
| Park Hyatt St. Kitts | Basseterre, St. Kitts | $653 | 25,000 | 2.89 |
| Impression Isla Mujeres by Secrets | Isla Mujeres, Mexico | $1,468 | 50,000 | 2.84 |
| Andaz Mayakoba | Playa del Carmen, Mexico | $556 | 29,000 | 2.73 |
| The Beekman (Thompson) | New York, USA | $563 | 25,000 | 2.69 |
| Park Hyatt Zurich | Zürich, Switzerland | $1,100 | 40,000 | 2.68 |
| Park Hyatt Vienna | Vienna, Austria | $753 | 30,000 | 2.64 |
| Hyatt House Tokyo Shibuya | Tokyo, Japan | $418 | 20,000 | 2.51 |
| Andaz Maui | Kihei, USA | $907 | 45,000 | 2.42 |
421 properties fall in the 2.0–3.0 cpp range. These likely won't see category changes, but expect more peak and super-peak pricing on high-demand dates. The new chart structure gives Hyatt enough pricing tiers to capture this value without moving categories.
Japan is the most-discussed market in the devaluation conversation, and for good reason — tourism demand has pushed cash rates well above points pricing at premium properties. But the exposure isn't uniform:
| Property | City | Median CPP | Cash/Night | Points/Night |
|---|---|---|---|---|
| Park Hyatt Kyoto | Kyoto | 3.37 | $1,167 | 45,000 |
| Park Hyatt Tokyo | Tokyo | 3.02 | $1,018 | 40,000 |
| Hyatt House Tokyo Shibuya | Tokyo | 2.51 | $418 | 20,000 |
| Hyatt Centric Ginza Tokyo | Tokyo | 2.28 | $571 | 30,000 |
| Grand Hyatt Fukuoka | Fukuoka | 2.15 | $252 | 15,000 |
| Andaz Tokyo Toranomon Hills | Tokyo | 1.96 | $656 | 40,000 |
| Hyatt House Kanazawa | Kanazawa | 1.94 | $126 | 8,000 |
| Caption by Hyatt Namba Osaka | Osaka | 1.81 | $129 | 9,500 |
| Hyatt Regency Yokohama | Yokohama | 1.74 | $169 | 12,000 |
| Hyatt Regency Tokyo | Tokyo | 1.72 | $275 | 20,000 |
| Hyatt Regency Hakone | Hakone | 1.70 | $348 | 25,000 |
| Hyatt Place Kyoto | Kyoto | 1.66 | $117 | 9,500 |
| Hotel Toranomon Hills (Unbound) | Tokyo | 1.65 | $436 | 30,000 |
| Hyatt Centric Kanazawa | Kanazawa | 1.58 | $142 | 12,000 |
| Grand Hyatt Tokyo | Tokyo | 1.44 | $464 | 40,000 |
| Hyatt Regency Naha, Okinawa | Naha | 1.33 | $136 | 12,000 |
| Hyatt Regency Kyoto | Kyoto | 1.19 | $253 | 29,000 |
| Park Hyatt Niseko Hanazono | Kutchan | 0.98 | $294 | 40,000 |
Park Hyatt Kyoto and Tokyo are clearly exposed. But most Japan properties below 2.0 cpp are priced fairly for their cash rates. Interestingly, Andaz Tokyo (1.96 cpp) is NOT as overvalued as people assume — it's already close to fair. And Park Hyatt Niseko at just 0.98 cpp is actually underpriced in cash relative to its points cost.
| Metric | Value |
|---|---|
| Median CPP | 1.94 |
| Median Cash | $241/night |
| Points/Night | 15,000 |
| Portfolio Rank | #536 of 1,927 |
At 1.94 cpp, Grand Cypress is close to fair value for a Cat 4. Cash rates at $241/night are solidly within Cat 4 territory. Its role as a conference hotel and the fact that it's not walking distance to the parks likely keeps it anchored. The Costco Hot Dog of Hyatt stays lives another day.
At 2.00 cpp (rank #475), the commenter who said "the price point is not that bad, it's often ~2cpp" nailed it. This property is middle-of-the-pack — not enough gap to justify a devaluation.
At 2.09 cpp (rank #404), the all-inclusive pricing absorbs much of the cash rate premium. Low risk for a significant move.
At 1.69 cpp (rank #1,196), this one's been called out as a Cat 5 that "should be a 4." The data agrees — there's zero upward pressure here. If anything, the chart reset could push it down.
| Pressure Level | CPP Range | Properties | % of Portfolio |
|---|---|---|---|
| Extreme | > 5.0 | 4 | 0.2% |
| Strong | 3.0 – 5.0 | 49 | 2.5% |
| Moderate | 2.0 – 3.0 | 421 | 21.8% |
| Fair value | 1.5 – 2.0 | 659 | 34.2% |
| Safe / undervalued | < 1.5 | 774 | 40.2% |
40% of the Hyatt portfolio is currently at or below fair value. Only about 50 properties (~2.5%) face strong devaluation pressure, and just 4 are in the extreme category. The new dynamic pricing tiers give Hyatt the tools to capture value on peak dates without needing to move categories — which is exactly what they said the chart changes were designed to do.
The Park Hyatts (Milano, Paris, New York, Kyoto, Tokyo, Maldives), Ventana Big Sur, and the Jamaica all-inclusives will see the most aggressive dynamic pricing. Actual category changes will be limited thanks to the new tier structure, but the effective cost of staying at these properties during peak season will climb 30–50% through super-peak pricing.
The silver lining: shoulder season and off-peak dates should still offer strong value at most properties. For the 40% of properties currently at or below 1.5 cpp, the chart change may actually be neutral — or even beneficial if some Cat 5s drop to Cat 4.
1,127,000+ rate observations across 1,927 Hyatt properties worldwide, collected via Gondola's hotel rate monitoring platform (pipeline run March 16, 2026). CPP (cents per point) calculated as cash rate in USD divided by points cost, multiplied by 100. Cash rates converted to USD using live exchange rates. Observations filtered to valid, non-anomalous rates. Median CPP used as the primary metric to reduce the impact of outlier pricing on individual dates.
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