Participants

Adam Rohman; Senior Vice President, Global Financial Planning & Analysis and Investor Relations; Hyatt Hotels Corp

Mark Hoplamazian; President, Chief Executive Officer, Director; Hyatt Hotels Corp

Joan Bottarini; Chief Financial Officer; Hyatt Corp

Shaun Kelley; Analyst; Bank Of America

Michael Bellisario; Analyst; Baird

Ben Chaiken; Analyst; Mizuho

Richard Clarke; Analyst; Bernstein

Patrick Scholes; Analyst; Truist Securities

Chad Beynon; Analyst; Macquarie

Stephen Grambling; Analyst; Morgan Stanley

Duane Pfennigwerth; Analyst; Evercore ISI

Smedes Rose; Analyst; Citi

Connor Cunningham; Analyst; Melius Research

Brandt Montour; Analyst; Barlcays

Kevin Kopelman; Analyst; TD Cowen

Presentation

Operator

Good morning and welcome to the Hyatt first quarter 2025 earnings conference call. (Operator Instructions) As a reminder, this conference call is being recorded. I would now like to turn the call over to Adam Rohman, senior Vice President of Investor Relations and Global FP&A. Thank you. Please go ahead.

Adam Rohman

Thank you and welcome to Hyatt's first quarter, 2025 earnings conference call. Joining me on today's call are Mark Hoplamazian, Hyatt's President and Chief Executive Officer, and Joan Bottarini, Hyatt's Chief Financial Officer.
Before we start the call, I would like to remind everyone that our comments today will include forward-looking statements under federal securities laws. These statements are subject to numerous risks and uncertainties as described in our annual report on Form 10-K, quarterly reports on Form 10-Q and other SEC filings. These risks could cause our actual results to be materially different from those expressed in or implied by our comments.
Forward-looking statements and the earnings released that we issued today, along with the comments on this call, are made only as of today and will not be updated as actual events unfold. In addition, you can find a reconciliation of non-gap financial measures referred to in today's remarks under the financial section of our investor relations website and in this morning's earnings release.
An archive of this call will be available on our website for 90 days. Additionally, we posted an investor presentation containing supplemental information on our Investor Relations website this morning.
Please note that unless otherwise stated, references to occupancy, average daily rate, and RevPAR reflect comparable system-wide hotels on a constant currency basis. Percentage changes disclosed during the call or on a year over year basis unless otherfiwise noted. With that, I'll now turn the call over to Mark.

Mark Hoplamazian

Thank you, Adam. Good morning, everyone, and thank you for joining us today. I'm very proud of our many accomplishments in the first quarter, including Strong revPAR and adjusted EBITDA growth, the introduction of the Hyatt Select brand and being selected to the 100 best companies to work for annual list of US companies according to Fortune and Great Places to work for the 12 consecutive year.
While we began to experience greater macro uncertainty during the first quarter, we delivered great results because of our durable asset-like business model and heights culture of care.
Before I comment on our results, I'd like to provide a brief update on the Playa transaction. On April 20th, we extended the tender offer period until May 20, 2025, at which time we will evaluate if all closing conditions are met.
We continue to advance discussions for the sale of Playa's real estate and expect to be in a position to enter into an agreement to sell the real estate in the near future. We will continue to provide updates on all aspects of the Playa transaction as we have additional information to share.
We're also making progress to sell several of our own properties, including one that is under a signed PSA. Two that are under a letter of intent and three, hotels in a formal marketing process. We remain under contract for the sales of Hyatt Grand Central New York and Andaz's London Liverpool Street, but do not expect either of those transactions to close this year.
We will continue to share additional updates as these transactions progress and consistent with the past statements expect that we will continue to reduce our ownership of hotels.
Turning to growth, we were very busy on the development front and ended the quarter with a pipeline of approximately 138,000 rooms, a 7% increase over last year. New signings replaced the rooms that opened during the quarter, and development interest in our brands remains very strong.
We signed several exciting projects during the quarter, including the Park Hyatt Taormina in Italy, the Grand Hyatt Shiwala Hills in India and a Hyatt Centric in downtown Cincinnati, to name a few. We are encouraged by the continued deal flow that we expect will translate to greater signings and expansion of our pipeline.
We achieved net room's growth of 10.5% during the quarter. We welcomed the Venetian resort Las Vegas in January, and we are thrilled for our roll of Hyatt members and group customers to experience these hotels on the Las Vegas Strip.
Other notable fuller openings during the quarter included Andaz Doha and Hyatt Regency Bangkok Airport. In February, we opened the first Hyatt Studios hotel in Mobile, Alabama. Hyatt Studios Mobile Tillman's Corner is off to an impressive start, including strong bookings through Hyatt direct channels and great feedback from guests and developers.
We are excited about the future growth of Hyatt Studios and the momentum we are building to expand our brand presence in the upper mid-scale segment in the United States. We expect to further accelerate our upper mid-scale segment growth in the United States with the introduction of our newest brand, Hyatt Select, an upper mid-scale transient conversion brand which we announced earlier this year.
The brand expands Hyatt's offerings to travelers seeking shorter stays in secondary and tertiary markets. Hyatt's Select brand is flexible for both new builds and conversions designed to deliver attractive returns for owners and offers an opportunity for us to expand our owner network.
As you will recall during our 2023, Investor Day, we discussed the opportunity to grow our domestic brand footprint, especially in suburban, interstate, and small metro markets, and we believe Hyatt Select, along with Hyatt Studios are the perfect brands for growth in these markets.
There's strong interest in the Hyatt Select brand from owners who are looking for conversion opportunities and access to Hyatt's powerful commercial platform, especially in markets where Hyatt has significant white space for growth. We are very excited about the potential of this brand and the opportunity to provide more options for our members and guests in new markets.
Now turning to operating results, this morning we reported system-wide RevPAR growth of 5.7% for the quarter, which was positively impacted by the shift of Easter from the first quarter in 2024 to the second quarter in 2025.
RevPAR growth was strongest among our luxury brands in line with the trends that we've seen over the last two years as high-end consumers continue to prioritize travel. Leisure transient RevPAR was flat to last year, reflecting the shift of Easter and increased approximately 4% across our luxury brands.
We also saw solid results across our all-inclusive resorts in the Americas as net package RevPAR was up over 4% compared to the first quarter of 2024. Business transient RevPAR 12% in the quarter, driven by our large corporate customers, and group RevPAR increased 9% in the quarter as the timing of Easter positively impacted both customer segments.
Our strong brand portfolio and growth into new markets and customer segments is clearly resonating with guests, driving the success of our award-winning World of Hyatt loyalty program. We added over 2 million members during the first quarter, ending the quarter with approximately 56 million members, a 22% increase over the past year.
Loyalty room penetration grew 170 basis points compared to last year as our members realized the benefits of our program, deepening their engagement with Hyatt and contribute to greater direct bookings. We also continue to see strong co-brand credit card spend, which increased significantly compared to last year.
As we look forward, we are seeing mixed indicators as it relates to future booking activity. Based on what is currently on the books and recent booking trends, we expect RevPAR growth in our international markets to outperform the United States.
We're also seeing positive bookings for our all-inclusive portfolio where pace is up approximately 7% in the second quarter for the Americas. In the United States, group pace for full service managed properties is up approximately 3% compared to 2024 for the last three quarters of the year.
We expect groups to positively contribute to RevPAR growth in the US for the remainder of the year, but we do anticipate growth in the second quarter to be softer due to the timing of Easter. As we look further out, group production for 2026 and beyond increased by double digits in the quarter, driven by corporate bookings, and pace in 2026 is up over 10%.
We are seeing software booking trends for near-term leisure and business transient bookings in the United States, which have been down in the high single digits versus last year over the last few weeks, with the greatest impact in our upscale brands.
Our larger corporate customers are still on the road traveling for business, and while transient remains short term, we believe that if visibility to macroeconomic policy improves, bookings could accelerate from what we've seen over the past few weeks.
These trends informed our decision to adjust our full year outlook, which Joan will review in a few minutes. But before I turn the call over to Joan, I want to highlight the benefits of our asset-like business model in the face of macroeconomic uncertainty.
Through our asset-like transformation, we have grown our room base significantly and now have over 80% of asset-light earnings compared to approximately 40% at the time of our IPO in 2009. During the 2008 financial crisis, a 1% drop in RevPAR led to a nearly 2.5% drop in adjusted EBITDA due to our higher mix of owned and leased earnings.
Today, as we benefit from a greater asset-light earnings mix, we anticipate a 1% change in RevPAR will lead to an approximate 1.4% change in adjusted EBITDA using the midpoint of our earnings model, which can be referenced on page 14 of our supplemental investor deck.
This sensitivity illustrates the positive benefits of our asset light model which is more durable and predictable through economic cycles. We have consistently invested in growth as a key part of our capital allocation strategy which has enabled us to realize the benefits of scale.
We believe our broader distribution across luxury lifestyle, all inclusive, and more recently upper mid-scale segments, positions us to meet our guests and customers in more places and engage them more frequently. As a result, our expanded reach and growing membership base have contributed to a pipeline that is now 5 times larger than it was in 2008. Fueling the potential for continued fee growth well into the future.
We sharpened our customer focus, reinforced our financial foundation, and significantly enhanced our organizational agility, enabling us to respond more swiftly and effectively as market dynamics evolve. Our teams closest to the customer are making more data informed decisions, leveraging new tools that deliver tailored insights resulting in quick, high-quality decision making.
We remain committed to investing in talent systems and processes that strengthen our agility and ensure. We continue delivering exceptional value to all stakeholders regardless of the macroeconomic backdrop. I would like to close by expressing my gratitude to all Hyatt colleagues who live our purpose every day by caring for each of our stakeholders, especially in uncertain times. Joan will now provide more details on our operating results. Joan, over to you.

Joan Bottarini

Thanks, Mark, and good morning everyone. As we shared during our last earnings call, we expected first quarter RevPAR growth to exceed the high end of our full year range, and we were pleased with our exceptionally strong 5.7% RevPAR growth.
As Mark mentioned, business transient and group travel meaningfully contributed to RevPAR growth, and the highest end chain scales outperformed, with our luxury brand categories up over 8%, leading to over 2% points of RevPAR index gains.
In the United States, RevPAR increased 5.4%. The shift of Easter and the Presidential inauguration in Washington DC positively impacted growth by approximately 150 basis points, and group and business transient segments each delivered double digit growth in the quarter.
RevPAR in the Americas excluding the United States increased 2.3%, and net package RevPAR for our all-inclusive properties in the Americas increased 4.1%. In Greater China, RevPAR was flat to last year as we lapped the strongest quarter of growth in 2024, but we increased our market share by approximately 1%. International inbound travel from the broader Asia Pacific region increased 14% compared to last year.
Asia Pacific, excluding Greater China, had another great quarter, with RevPAR up 11.2%. RevPAR in Japan, India, Australia, and South Korea were up a combined 14%. International inbound continues to be an important driver of results in the region.
RevPAR in Europe grew by 8.5% compared to the same period last year. Leisure travel in the region grew by 8% from growth in both rate and demand. We reported gross fees in the quarter of $307 million up 16.9%. Our record level of fees was driven by strong RevPAR performance, new hotel openings, and growth in non-rev par fees.
Owned and lease segment adjusted EBITDA increased by 18% when adjusted for the net impact of asset sales. Distribution segment adjusted EBITDA improved by 9.6% when excluding the impact of the UVC transaction. Performance in the quarter was driven by higher pricing, effective cost management, and favorable FX.
In total, adjusted EBITDA was $273 million in the first quarter, an increase of approximately 24% after adjusting for assets sold in 2024.
In the first quarter, we repurchased approximately $149 million of Class A common stock and had approximately $822 million remaining under our share repurchase authorization. During the quarter we issued $1 billion of senior notes. And on April 11, we closed on a $1.7 billion delayed draw term loan. We intend to use the net proceeds from our senior notes offering and the future proceeds to be drawn from the new term loan to finance the Playa acquisitions.
We remain committed to our investment grade profile, and as we've previously disclosed, we plan to use proceeds from the asset sales to pay down this incremental debt. As of March 30, 2025, our balance sheet remains strong, with total liquidity of approximately $3.3 billion including approximately $1.5 billion in capacity on our revolving credit facility and approximately $1.8 billion of cash and cash equivalents and short-term investments.
Again, $1 billion of our cash on hand is expected to fund a portion of the playa acquisitions. I'll now cover our full year outlook for 2025 with the full details to be found on page 3 of our earnings release. As a reminder, our outlook does not include acquisition or disposition activity beyond what we have completed as of today.
We continue to monitor the dynamic macroeconomic environment and while we had a very strong first quarter, the trends that Mark mentioned have led us to adjust our RevPAR expectations for the remainder of this year.
We have seen signs of slowing customer booking behavior, particularly in short term leisure and business transient demand. At this time, we anticipate RevPAR growth to moderate in the balance of the year. Our full year 2025 RevPAR range of 1% to 3% implies RevPAR growth for the balance of the year up between flat to up 2%.
For the United States, after a strong first quarter with RevPAR up over 5% to last year, we expect RevPAR for the balance of the year to be around flat compared to last year. For Greater China, visibility remains limited, but as we lap easier comparisons to last year, we believe RevPAR could be flat to slightly up for the balance of the year.
We anticipate our properties in Asia Pacific, excluding Greater China, will have the strongest growth in RevPAR of any geographic region as they continue to benefit from significant international inbound travel. We are maintaining our net room's growth outlook range of 6% to 7% driven by organic growth.
Growth fees are expected to be in the range of $1.185 billion to $1.215 billion a 9% increase at the midpoint of our range compared to last year.
Adjusted EBITDA is expected to be in the range of $1.08 billion to $1.135 billion a 9% increase at the midpoint of our range compared to last year when adjusting for the impact of asset sales. As a reminder, owned assets sold in 2024 accounted for $80 million worth of owned and leased segment adjusted EBITDA last year.
Adjusted free cash flow is expected to be in the range of $450 million to $500 million which excludes $117 million of deferred cash taxes expected to be paid in 2025 related to asset sales that took place in 2024, as well as approximately $43 million of costs related to the planned acquisition of Playa.
Our capital allocation strategy remains consistent. We are committed to our investment grade rating. Identifying opportunities to invest in growth that create value for our shareholders. Paying a quarterly dividend and returning excess cash in the form of share repurchases. We expect to return additional capital to shareholders in 2025 beyond quarterly dividends and our year-to-date share purchases.
In closing, we're proud of our first quarter results which highlight the strength of our asset light business model. We believe our commercial and growth strategy, the quality of our brand portfolio, and operational agility position us well to navigate this dynamic environment, and we remain committed to delivering against our long-term financial and strategic objectives. And this concludes our prepared remarks, and we're now happy to take your questions.

Question and Answer Session

Operator

(Operator Instructions) Shaun Kelley, Bank of America.

Shaun Kelley

Hi, good morning, everyone. Mark and Joan, just wondering if you could give us a little update on sort of how you expect some of your line items or business units to perform in let's call it this choppier, macro environment, specifically a little color on your expectations around district. I think you called out, some slower bookings and then only at least an incentive management fees as these are tough for a lot of people to model and understand the kind of sensitivity points given, when RevPAR especially gets down to around the zero level which I think you're implying for the balance of the year. Thanks.

Mark Hoplamazian

Thanks, Shaun. It's Mark. I'll start and on sort of a macro commentary, and then I think Joan can cover the specifics on the ONL and distribution that you asked.
So generally speaking, I think, look, it's obviously a choppy environment. Having said that, the first quarter was solid really across the board. And we are seeing strength in in the very near term. The pace as we get into the end of April into May is coming off a bit in terms of leisure that is looking forward except for our all-inclusive business. Which remains very solid. So our all-inclusive business in terms of pace in the second quarter is up 7%.
If you look at the actualized revenues in April for our all-inclusive business, it's up 9%. Of course that includes Easter effects, but 7% of that 9% growth was ADR. And Q3 pace at this point is flat. Q2 has 88% of the business book and Q3 has got 45% of the business book. So the leisure picture is much weaker in the US resorts than it is in the non-US Americas.
We have seen increases in Canadian travelers into Mexico and the Caribbean and but overall that segment is actually holding up very nicely on the leisure front. On business transient and group on business transient first of all, very strong first quarter up 12, and as we look into the current outlook, it really is a tale of sort of three segments.
Luxury is very strong as far into the future, which is really through the end of May as we can see. Upper upscale is also positive through the end of May. Now these are not huge percentages of the total volume. These are all of our negotiated accounts, but very positive. The place where it's negative is in upscale. It's select-service and so BT is coming off.
In select-service overall our negotiated accounts, our biggest accounts I should say, are actually positive in slug Service, but the overall business transient pace is definitely off on the select slug service side.
And then on group we're up for the remainder of the year just under 3%, somewhere in the 2.5% to 3% range, that'll that if that holds, which, right now we don't have any reason to believe it won't, will yield a total year of up about 4.5 to 5, closer to right in the middle of that actually, and I think that that's actually a very good result for the year. What's most encouraging is with about 50% of the business on the books for 2026 we're seeing an over 10% pace increase including really healthy rate increases. So I would say as we sit here right now, the near term is definitely disrupted.
It is very important to recognize that 70% of our portfolio is luxury and upper upscale and so as we look at how this is unfolding, the tracking by segment and price point has actually become really important to understanding the total story. So that's kind of the macro picture at this point. I would say there are risks, of course, the GDP figures that just came out are not encouraging I don't, it doesn't necessarily feel like we're on the precipice of some massive contraction, but I'm not an economist because if I were, I'd have like five opinions about that same topic, so I'll spare you my speculations, but then I think Joan can talk about the other two pieces of your question.

Joan Bottarini

Sure, Shaun, I'll just comment on the owned segment and distribution. So owned is a smaller portfolio now, less than 20% of our earnings mix, and there's a bit of a higher concentration to luxury. So the performance that we're seeing in those chain scales is obviously helping the portfolio in the quarter. And also because of the shift in Easter, New York had a really great quarter, and we have a couple of owned hotels there.
Yeah, as we look forward, this portfolio, we expect to be to continue to be strong. We have a concentration in the US, so we're watching that closely as far as the short term pick up. We have a Q3 difficult comp because of the European hotels and what we generated last year in Paris with the Olympics, but all in all, on balance, the own portfolio is performing strongly and margins are up in the quarter, up over last year 70 basis points, which, is really a result of our teams in the field and our asset management teams. A really pushing on productivity and costs that that we can't control.

Mark Hoplamazian

So and Joan and I would just add that that strength that you just described continued through April.

Joan Bottarini

That's right. We had actually a very good April part of that was actually driven by New York too, continuing to be strong on the business side. For distribution, we had a good quarter in the first quarter and it was a little bit better than expectations actually as our teams are being very disciplined about cost efficiencies, they're, they are seeing some slowdown in booking activity at. Lower chain scales, not into some of the five star locations in Mexico and the Caribbean, but in lower chain scales.
So they're working hard to make sure that we're very disciplined about the cost structure and driving pricing in those upper chain scales that they're delivering to. So that really helped results in the quarter and we got a little boost from FX2 in that segment. As we look towards the remainder of the year again, we think we're watching the bookings closely.
We do think that the 5 million to 10 million upside to last year will probably be closer to around flat, which means, a slight pullback in the last three quarters of the year relative to the first quarter, but nothing material. And again, the teams have some levers at their disposal as they manage through the business into the. Into the coming weeks where I that's where visibility is. It's really in the next couple of weeks.

Operator

Michael Bellisario from Baird.

Michael Bellisario

Thanks. Good morning, everyone. Just want to dig in a little bit more on the booking trends. I mean, are you seeing cancellations or is it all just less bookings at this point and then a group, what markets, what customer types are you seeing the hesitancy from and that 3% pays for the remainder of the year? Where was that 90 days ago? Thanks.

Mark Hoplamazian

Yeah, I think, well, first of all, I guess, while government only represents a couple of percent of our total group business, there were significant cancellations in government, so a small percentage of our total but significant cancellations. This is a year that so far has been dominated by corporate.
Corporate is up in all respects, and especially in bookings into the future, association is actually off. So, we've seen, really strong pace development from corporate. In terms of sectors, the key sectors that really drive our business, both on the business transient and the group side, that is IT, consulting and banking and finance, on the, this is on the BT side, the business transient side are up, they're all up double digits, in Q1, and, so those are the key sectors that are that are, firing at all cylinders at this point. So I would say the key, differentiation that we're seeing at this moment is association pull back versus corporate lean forward.

Joan Bottarini

Yeah, I know, I would just add, oh sorry, I would just add to, when we look globally, really the international markets are stronger, notably stronger when we look at the transient pacing both on the business transient and the leisure transient side. So it's there really is it's the US is a little bit slower than in the last couple of weeks than international. So, when you look on a global basis, actually business is up and leisure on a global basis is slightly down, but that again is driven by the two different, very different dynamics we're seeing international versus US.

Operator

Ben Chaiken from Mizuho.

Ben Chaiken

Hey, good morning. Thanks for taking my question. Would love to give more color on the progress around Playa. Language in the release seemed to suggest a little faster timeline than was indicated the last time we spoke when I think you're referencing 2027. Not sure if that read is fair, and then any color on the number of potential buyers would be great. Thanks.

Mark Hoplamazian

Yeah, I think, as I mentioned, we expect to be in a position to be able to sign a deal with respect to asset dispositions, and I really beyond that it's a bit difficult to say anything further by virtue of some uncertainties on timing and so forth.
By way of reminder, we established the end of '27 in relation to a total sell down commitment of $2 billion in in the aggregate. That wasn't just it was unspecific as to whether it was going to be acquired Playa assets or excuse me, a existing owned assets in our portfolio. So that's that that was the reference to 2027.
We have a very long history of establishing a goals and providing some guidance on our activities on the on the portfolio side that we absolutely feel certain that we can accomplish. We have actually beaten every single goal that we've ever set in both in terms of time, in terms of dollars, and in terms of valuation. So that is a that's a track record that we are extremely proud of and intend to maintain.

Operator

Richard Clarke from Bernstein.

Richard Clarke

Hi, good morning. Thanks for taking my question. So just a question on the construction landscape, what level of cost inflation are your developers seeing and is that having any impact on maybe your US construction and any update on the percentage of your pipeline that is under construction, that was, I think, 25% of the last quarter.

Mark Hoplamazian

Thank you, Richard. A couple of things. First, I had the great pleasure to be at the grand opening of the first Hyatt Studios that opened in Mobile, Alabama, and during that time I spent all of my time talking to the other developers, the developer of that hotel and other developers that came, there were quite a few of them.
Many of them were involved in the creation of the brand to begin with. And to a person they said that they are putting contingencies in their cost estimations right now that range as high as 20% in terms of cost to build.
However, the inspiring part of that conversation was that at least two different developers talked about having stood up, well, in one case they themselves stood it up, and in another case they have identified case good manufacturers in the United States that they are now working with on an accelerated basis to limit any impact of tariffs with respect to imported case goods.
A lot of the other materials, as you can imagine, building materials don't ship well in terms of cost, given the weight meaning drywall, lumber, steel, etcetera. And certainly, Ready-mix concrete is a hyperlocal business. Those are all not affected by those are all factor building cost factors that are not impacted by tariffs at all.
So I'm actually, I was really taken by the ingenuity and the creativity of the of the group that I talked to, and I think we're going to see more and more of that is discovering and standing up onshore providers of case goods which historically has been almost entirely coming out of China.
Carpeting and other hardware is largely sourced from US manufacturers. Again, I think a lot of that has to do with a it has to do with shipping costs and so forth. So I'm not saying it's not going to we're going to skate by and not have any impact from tariffs whatsoever. I am saying that necessity is the mother of invention and our developers are really showing some great ingenuity in how they're approaching this.
And by the way, with respect to the proportion of the of the pipeline that's under construction, it's actually about 30% on '25, and secondly, excuse me, secondly, the pipeline activity in the first quarter is very vibrant. We opened over 4,000 rooms, out of the pipeline in the first quarter and we added a bit more than that in the quarter, and I think you know this well, Richard, because you've been a student of the industry for a long time, but the first quarter is notoriously a slow quarter for signings, so we're quite happy with that and we're especially happy to see the activity that's underway in the sort of feeder system into the deals that we're currently negotiating which we have confidence we're going to end up signing. So I would say the activity on the pipeline front feels better to me than it did a year ago and I think our performance here to date is actually quite strong.

Richard Clarke

Thank you.

Operator

Patrick Scholes, Truist Securities.

Patrick Scholes

Hey good morning everyone. Quick question for you on the higher transaction. What if anything at this point would make you, not go forward with this deal? Thank you.

Mark Hoplamazian

Well, we have a committed transaction and we're in the middle of a tender offer. There are conditions to the completion of that tender offer. I'm not going to enumerate all of them, and this is not by any means an exhaustive list, but a few really important ones.
First, getting to an 80% tendered percentage, that is the 80% of the shares tendering. Second would be clearance of all antitrust clearances that are required. And third, if we don't get to 100% in the tender, then there's a process that you go through that's prescribed that will take some number of weeks to complete in order to acquire the remaining shares. So those are the key conditions and so I hope that helps to sort of outline what's ahead of us.

Patrick Scholes

Okay, can I follow up? How confident at this juncture do you feel about those key conditions being, matter satisfied? Thank you.

Mark Hoplamazian

We're confident that we'll get through this. I think the, antitrust predictions on antitrust, if you look backwards over the last four to eight years, have this is not US, by the way, it's primarily Mexico that we're talking about, have been maybe a little less predictable than they seem to be now. But so I, with respect to the tender and so forth, I really don't think that's going to end up being a constraint. I think we're just in a waiting pattern right now for clearance from on antitrust. I think that's the one that we're focused on. Yeah, but I think we will get to, the tender level that we that we have as a minimum requirement.

Patrick Scholes

Okay, understood. Thank you.

Mark Hoplamazian

Thank you.

Operator

Chad Beynon, Macquarie.

Chad Beynon

Morning, thanks for taking my question. With respect to the 2025 outlook, has anything changed with the non-hotel related fees and with any softness that you've seen recently in the in the leisure traveler does that usually correlate with kind of what you see in that line? Thank you.

Joan Bottarini

No, Chad, on the non-hotel related fees in the first quarter, we had a very strong result up significantly in our franchise and other fees. Some of that was boosted by the UVC transactions, which closed in the last year in the middle of the quarter. So that did help us in the first quarter, but we're anticipating healthy growth in both franchise and other non-RevPAR related fees for the rest of the year.
And then, I don't know if this is behind your question, but maybe just a little bit of color as we think about the other fee streams, incentive management fees again strong in the in the quarter across all actually dimensions of our fee growth.
One thing that is important is the health of the US market and the China market, which we've described, China being flat in the quarter, and we anticipate as we look through the rest of the year that that could improve based on what we're seeing in fact, April was a little bit better in China.
And then for the US, the same comment I would make is that the short term bookings being a little bit softer, we with what we see evolves in the environment, we could see some pick up because the bookings are short term right now and again, April was positive in the US.
So. It's a matter of watching this really closely and making sure that our teams are going to market where the demand is coming, and that's what we're focused on in light of some booking activity that's a little bit softer than we would have anticipated a couple of months ago. And that should help us sustain this fee growth numbers through the rest of the year. We've got a, we posted 17% growth in the first quarter, and we anticipate the full year at the midpoint will be 9%, so still strong growth for the remaining three quarters of the year.

Chad Beynon

That's great. Thank you.

Operator

Stephen Grambling, Morgan Stanley.

Stephen Grambling

Hi, thank you. I think last quarter we talked about this a little bit, but as we think about your co-brand credit card, is there a path to this being potentially renegotiated early as some of your peers have and any reason to believe that your terms would be different than some of those recent renewals?

Joan Bottarini

So Stephen, we don't have an update today to share, and we will absolutely provide an update when we have more information. We do believe we're going to achieve a very competitive new deal because of our brand portfolio, our distribution, the growth, the options we provide.
So, serving the high-end traveler helps us in this regard. And of course the performance of the World of Hyatt program is also a key contributor to why we think we'll have a successful deal when we get to be able to share the negotiation specifics with you.

Stephen Grambling

Great. And then I think that you touched on this with Chad's question, but have you seen any big deviation in the spend on your existing co-brand credit card, whether it's shifting more towards goods versus services that may mirror some of what you're seeing on the other side on the from a RevPAR standpoint.

Joan Bottarini

No really strong results that we've been, we've seen personally and what we've heard from our issuers, so nothing that is concerning at all or materially different than that strong result.

Stephen Grambling

Great. Thank you.

Operator

Duane Pfennigwerth, Evercore ISI.

Duane Pfennigwerth

Hey, thank you. On the favorable all-inclusive pacing, you briefly mentioned or alluded to Canadians overflying the US. I wondered if you had any stats on how the point of sale might be changing for all inclusive, is US point of sale stable, or are you seeing other geographies, meaningfully perk up?

Mark Hoplamazian

I think that the answer is, a yes factor in this case. I think we're seeing, an increase in Canadian flow and, consistency, from Americans. The percentage increase from Canada was high in the first quarter in terms of actual stays, but the US is the dominant feeder market, so I would say that that a lot of a big portion of the total performance of, first aid business in the first quarter and the pacing is coming from the US.
I would describe the move up a significant percentage increase of Canadians is a bit of a cascade out of some US resorts, but I found this maybe most acute actually in a non-all-inclusive resort that we have in the Bahamas where in the first quarter they experienced very significant increase in Canadian travelers. And anecdotally at least some of that had to do with as you described it, a flyover.
So, I think it's absolutely a current a current phenomenon, but, and the US is positive, but the Canadian travelers are basically adding a boost to overall results in Q1 and in terms of the pace that we see in the next couple of months.

Duane Pfennigwerth

Thank you for that. And I just wonder, big picture, I know you have a longer term goal, but how should we be thinking about dispositions this year excluding potentially transaction? Thanks for taking the questions.

Mark Hoplamazian

Sure, I have to say I think it's a little less predictable in terms of timing at this point. One of the things that has been a byproduct of policy decisions and policy volatility in fiscal matters is disruption in the fixed income markets and that's, you already understand that and that does create disruptions and I wouldn't go so far as to call it dislocations, just disruptions in capital formation and most importantly, not necessarily capital availability but pricing and so I feel like there's some measure of awareness and thinking about how best to finance property acquisitions at this point in time.
Some of the properties that we have for sale are actually in Europe, so the capital formation there is a little more straightforward. So we absolutely have an expectation that we will close on some of the things that we enumerated earlier, but timing wise it's right now as we sit here at this moment. Not very predictable, in terms of the actual, effectuation of this.

Duane Pfennigwerth

Thank you. Sure.

Operator

Smedes Rose, Citi.

Smedes Rose

Hi, I just wanted to follow up a little bit on that, on the potential, real estate dispositions. Maybe, you've obviously been through a lot of cycles, this space very well, you've been very successful at it. You mentioned sort of, difficulties maybe around financing, and I'm just wondering, is, are you more inclined to offer seller financing in some circumstances?
Have you gotten maybe pushback around pricing from potential buyers given increased uncertainty, or are they kind of just looking through all of it? And any thoughts maybe just on more sort of institutional interest in the all-inclusive space, which I think you talked about a little bit on the last quarter, which we haven't seen so much of in terms of real estate ownership and just sort of any thoughts there.

Mark Hoplamazian

Yeah, so, first of all, thanks Smedes. I appreciate the question. The fact is that, anytime you effectuate a trade, you are by definition locking in, whatever is available at that moment at the pricing that's available at that moment, and there is a trade-off if, like we do believe that there's great long term value creation, longer term, medium to long term value creation in the asset base and so what you don't want to do is end up getting basically crystallizing a sale that is unduly, I would say maybe in some cases if it were to be unduly influenced by the cost of debt.
So, there are many ways to ameliorate that or mitigate it, and one of which is to do what you asked about, which is seller financing. So, my inclination at this point in time is to evaluate exactly how the different sources of capital, whether they be banks or non-bank lenders, are pricing risk.
Seeing how we might step in on a highly asymmetric risk reward basis to provide either credit support or other kind of seller financing that would allow for more efficient borrowing for buyers with great confidence that we've got great asset coverage and a very appropriate risk rated return. So that's how we're thinking about it, and we've been applying that sort of thinking for our entire lives here, but it becomes even more relevant in today's world.
I would say that the valuation point goes to the quality of the assets. I think the key from my perspective is, and we've said this for at least a decade now, that the quality of the portfolio that we've got matters. The resiliency of the performance of our hotels matters. The current performance of our portfolio matters, and you heard Joan talk about how well our own at lease portfolio is doing.
And I can tell you, well you can read through my own comments about our all-inclusive segment, as a indication of performance in that in that segment. So really, let's not forget that that valuation is in multiples actually has to be multiplied by earnings and with sustained and improving earnings over time valuations can and should be maintained and increase.
So that's really this is all the balancing act that I mean I've covered the whole waterfront now, but that's the that's the way in which we are engaged in all of this, whether that's all inclusive assets that we will come into ownership of through Playa or our existing portfolio.

Smedes Rose

Okay. Thank you.

Operator

Connor Cunningham, Melius Research.

Connor Cunningham

Hi everyone, thank you. I'm sorry to get back to sort of the short-term question, but just I'm just trying to understand what's going on business transient and leisure, in general. There's obviously a lot of noise from the calendar shifts and whatnot, but has demand stabilized in April? Like if you, if they exclude all the all the counter stuff, is it now stable from where it was before, all the uncertainty kind of crept in the market? And then just as you think about internationally, you talked about it outperforming the US, that all makes sense, but it seems like the entities are at much different spots. So if you could just talk about where you see the most upside and potential more muted outcomes, that would be helpful. Thank you.

Joan Bottarini

So, Connor, I maybe I, you touched on it and it's actually a way that we're sitting here as we're processing the numbers is that April was an unusual month because of the holiday, the Easter holiday, and the holiday being later in the month too.
So, you have this, you sort of have this spring break that existed for several weeks prior to the Easter holiday. We are looking at preliminary numbers for April, and they're positive. So while we've been seeing some bookings slowing, April still has, positive results and very strong continued momentum outside the US in markets in Asia outside of Greater China, even though I also mentioned Greater China with positive in the month and in our all-inclusive business, you heard the pace numbers we were sharing at 7% in the Americas, the all-inclusive segment.
So that's where the mixed comment comes and so we're watching it closely. We will, I think, look at May and June as indicators of what you're suggesting with respect to a more quote normalized period in this uncertain environment where we can actually track what's landing because it is so short term. And I mean the one call out that is probably, you know a bit more of a as we look at the chain scales because luxury has been outperforming and the upscale segments have been underperforming, they've been a bit weaker, so that's the area that I think what we'll be watching that closely, in particular in May and June when we have a little bit more of a clear calendar and a month that should be healthy from a business perspective on a normalized basis. So that'll give us and next quarter's call we'll be able to give you a really good insight into those two months, May and June.

Connor Cunningham

Okay, thank you.

Joan Bottarini

Sure.

Operator

Brandt Montour, Barlcay.

Brandt Montour

Good morning, everybody. Thanks for taking my question. I was curious if you could give us an update on the ground, signing momentum in China and specifically, Mark, I was hoping you could kind of talk a little bit about the bigger, a bigger picture question or idea that's been in the news a lot lately of America Inc. And if you're seeing any sort of hesitation from local developers in China in terms of signing on with an American brand.

Mark Hoplamazian

Thanks for that, Brandt. The signing activity in China started off as we expected it would slow in the first quarter. That's not atypical. The continued activity in the upper mid-scale brand UrCove by Hyatt has been very strong.
The pipeline for those hotels, we have more than 70 hotels now, so altogether that would put us close to 130 hotels under that brand. So the expansion of the pipeline, even as we continue to open more and more of those hotels is very encouraging. I think it's a format.
And with our brand associated with it, a desirable alternative for business travelers who are definitely looking to stay in central locations. These are hotels that are largely developed from adaptive reuse of office buildings and residential buildings in very central locations but at a lower price point. And so I would say it's been strongest among our across our portfolio.
I think the pipeline under construction in China is lower than the overall 30% that I cited earlier. That still has to do with projects that during the hard shutdowns of two years ago, were either suspended or pushed, and so we're continuing to monitor that.
I think one thing that we have deliberately done to mitigate any concerns about the financial base behind the pipeline has been to work with state-owned enterprises and larger state-owned enterprises, and we have joint ventures with two. We have we have actually three joint ventures in total, but two of them are with companies that are ultimately owned by the state.
And so our progression with them in growing the portfolio has been very consistent and I think it's very reliable. There have been news reports about Chinese consumers trading away from American products that is on the consumer goods front. We don't see that same dynamic in our business.

Brandt Montour

Thanks.

Operator

Kevin Kopelman, TD Cowen.

Kevin Kopelman

Thanks so much. I just had, just a follow up on the rev our comments. First, could you clarify that the 0% to 2% that you're thinking of for the rest of the year, is that also a good, range for how you're thinking about the second quarter and on all inclusive, could you help us translate the pacing numbers that you gave for how you could get that, net package RevPAR in Q2, understanding obviously that it's because it's so right now. Thanks.

Joan Bottarini

Sure, Kevin, the first question, and I, and I'm going to ask you to repeat the second question, around the second quarter, the answer is yes, we expect around to be in that same range between 0% to 2%. I told you the numbers for April that are preliminary, so we're tracking, I would say to the higher end of the range in April, and that's, boosted by leisure because of Easter in the month.
And also boosted by the international markets Asia Pacific outside of Greater China and Europe in the month of April. So the answer is yes, and that's kind of a little bit of context of where we're where we're tracking quarter today.

Kevin Kopelman

Great. And on the all, yeah, I'm the all-inclusive, just kind of the pacing, you shared the pacing data point which looked really good if you could just, help translate that for us to how--net package RevPAR might be looking for the second quarter compared to the first?

Joan Bottarini

Yeah, you can expect, a high single digit pacing number is going to be about a mid-single digit result on the net package RevPAR, similar to the first quarter, and you know that is strong and actually, on the books is healthy because we have a little bit more visibility into that business because it takes a little bit more time as travelers make the decisions about the second quarter so we feel good about that result for all-inclusive in Q2.

Mark Hoplamazian

Yeah, I would say we feel really good about it in Q2 because 8% of the business is already booked. So we, there's not a lot of, yeah, there's not a lot of open to buy, so to speak or remaining revenue that we need to generate in order to meet those numbers.

Kevin Kopelman

Thank you so much.

Mark Hoplamazian

Well, thanks everybody. I appreciate all of you for taking your time this morning, and we appreciate your interest in Hyatt. We look forward to welcoming you into our hotels and resorts so that you can not only experience the power of the care of the Hyatt family but also give our RevPAR boost, which we would greatly appreciate. So, thanks, and we'll talk to you soon.

Operator

This concludes today's conference call. Thank you for participating and have a wonderful day. You may all disconnect.