March 27, 2026 | By the Gondola AI Research Team | Data from 1,127,000+ rate observations across 1,927 Hyatt properties
There’s been a lot of speculation about which World of Hyatt properties will get hit hardest under the new award chart. We decided to stop guessing and look at the data instead.
Gondola monitors rates across nearly 2,000 Hyatt properties worldwide. The metric that matters for predicting devaluations is CPP (cents per point): the ratio of what a room costs in cash versus what it costs in points. Higher CPP means Hyatt is giving away more value per point, which means more incentive for Hyatt to raise the points price.
The program-wide median sits at 1.63 cpp. Anything significantly above that means Hyatt is leaving money on the table, and those properties are the most exposed, whether through category changes or aggressive dynamic peak pricing.
The Properties Most at Risk
Tier 1: Near-Certain Targets (Median CPP 3.5+)
These properties are in the top 1.3% of the entire Hyatt portfolio by CPP. The gap between their cash rates and points pricing is enormous.
| 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, 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.
Tier 2: Strong Pressure (Median CPP 2.5 to 3.5)
| 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 |
Tier 3: Moderate Pressure (421 Properties)
421 properties fall in the 2.0 to 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.
The Japan Deep Dive
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 relative to their cash rates. 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.
Properties That Are Probably Safe
Grand Cypress Orlando
Someone on Reddit called Grand Cypress the “Costco Hot Dog” of Hyatt, and the data backs it up. It’s a solid deal that probably isn’t going anywhere.
| 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.
Alila Villas Uluwatu
At 2.00 cpp (rank #475 of 1,927), Uluwatu is firmly middle-of-the-pack. Not enough of a gap between cash and points to justify a devaluation.
Secrets Akumal
At 2.09 cpp (rank #404), the all-inclusive pricing absorbs much of the cash rate premium. Low risk for a significant move.
Hyatt Regency Boston
At 1.69 cpp (rank #1,196 of 1,927), this one gets 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.
The Big Picture
| Pressure Level | CPP Range | Properties | % of Portfolio |
|---|---|---|---|
| Extreme | > 5.0 | 4 | 0.2% |
| Strong | 3.0 to 5.0 | 49 | 2.5% |
| Moderate | 2.0 to 3.0 | 421 | 21.8% |
| Fair value | 1.5 to 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 (roughly 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.
Our Prediction
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 should be limited thanks to the new tier structure, but the effective cost of staying at these properties during peak season will likely climb 30 to 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.
If you’re planning a trip to any of these properties, book sooner rather than later. Points pricing tends to ratchet up, not down.
Methodology
This analysis is based on 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) is calculated as cash rate in USD divided by points cost, multiplied by 100. Cash rates were converted to USD using live exchange rates. Observations were filtered to valid, non-anomalous rates. Median CPP is used as the primary metric to reduce the impact of outlier pricing on individual dates.
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