FROM PANDEMIC TO POLICY SHOCK: COMPETITIVE ADAPTATION OF A FOUR-STAR HOTEL IN JAKARTA DURING SUCCESSIVE MARKET DISRUPTIONS

This study examines the competitive performance dynamics of Hotel HARRIS Puri Mansion Jakarta during periods of market disruption between 2021 and 2025. Using a longitudinal quantitative approach, the research integrates internal Property Management System (PMS) data with CoStar benchmarking data to evaluate hotel performance relative to its competitive set. The analysis employs three key performance indicators, namely Market Penetration Index (MPI), Average Rate Index (ARI), and Revenue Generation Index (RGI), across three market phases: the pandemic period (2021–2022), the recovery period (2023–2024), and the policy shock period (2025). The findings indicate that the hotel outperformed its competitors during the pandemic, achieving superior occupancy, pricing, and revenue performance. However, competitive performance deteriorated during the recovery period as market competition intensified, resulting in lower MPI and RGI values. The implementation of government expenditure efficiency policies in 2025 further reduced demand, particularly from government-related segments, although the hotel demonstrated partial adaptation through pricing stability and market diversification. The study highlights the importance of competitive benchmarking, digital revenue management, and demand diversification in sustaining hotel performance under external disruptions. These findings contribute to the understanding of hotel competitiveness from a longitudinal and market-phase perspective.