AHS Properties paid $300M for the Shangri-La Dubai at roughly $911,000 per key, a 57% premium over its 2020 sale price. The per-key number looks like a hotel trade until you decompose what the buyer actually acquired.
Chartres Lodging Group paid $57.2 million for a 179-room converted property steps from SoFi Stadium, banking on the World Cup, Super Bowl, and Olympics to justify a per-key basis that makes sense only if you believe three years of mega-events can permanently reset an Inglewood rate ceiling.
Kolter Group is paying $96 million for a 333-room Hilton in downtown St. Petersburg, and the per-key math only makes sense if you stop thinking about it as a hotel transaction. This is a land play dressed in a room key, and it tells you something uncomfortable about where real estate value is heading in coastal Florida markets.
DRH's net income jumped 274% in Q4 and the dividend got a bump. But the full-year EBITDA guidance for 2026 is flat to down, and nobody's talking about what that means for the per-key math.
