Investigating the Effect of Regeneration-led gentrification in Inefficient neighborhoods; a comparative study of Atabak and Khani-Abad neighborhoods in Tehran

Gentrification as an important phenomenon in most of the world's cities, both developed and developing, is a newfound concept first emerged in the 60's. This phenomenon implies the replacement of lower classes by the middle classes in urban areas. This is more common in the central and older neighborhoods, which, over time, have gathered the lower strata of society. Many cities in Iran, including Tehran, contain physically inefficient areas. Because of physical problems, these areas are mainly secure locations for those classes who do not have the tendency or power to switch to areas with fewer difficulties. In these areas, along with undeniable social problems, intra-neighborhood relations and social capitals are bold and strong. Other prominent features of these areas are the proximity to commercial and administrative centers and, in general, to the city's work and activity centers. There are middle and upper classes in such cities who -for various reasons, such as time and cost saving- are interested in living close to the work and activity centers; residential areas at the margin of activity areas are of great desirability for these people. Some of the most important reasons for the decreased attraction of these areas as the target of immigration for middle classes are physical problems and weak public services and facilities. Improving the physical condition of these areas will lead to an increase in demand for housing by middle and upper classes and results in rising land prices. The added value of the estates, the increase in the entry of upper economic classes and the loss of previous social cohesion, will gradually cause the low-income groups to lose their ability and desire to live in the neighborhood.Urban regeneration projects and activities, in some experiences, solving the physical problems of neighborhoods and the major obstacles to their poor quality, will increase the demand for housing in these neighborhoods, resulting in an increase in the prices of residential units and displacement of old residents. In such cases, urban regeneration will accelerate the occurrence of gentrification within the context of the deteriorated neighborhoods. The main objective of this research is to investigate the effects of urban regeneration policies on the severity of the occurrence of gentrification as well as the effects of this phenomenon on the social and economic structure of inefficient neighborhoods. In order to achieve this goal, the method of case study and statistical analysis tool of the last ten years and completion of questionnaires in Khani-Abad and Atabak neighborhoods, both of which have experienced different levels of regeneration policies and actions, is used. In both neighborhoods, the trend of changes in the number of construction permits and the price of land in the ten-year period of 2006-2016 was investigated. According to the population of 2016, a number of residents were randomly assigned and theire residency background, educational level and income have been questioned. The results show that the symptoms of the occurrence of the gentrification are more obvious in the neighborhood where regeneration interventions and more physical changes are observed.