Transit-induced gentrification in the context of urban regeneration: Evidence from East London and implications for inclusive transit-oriented development

Lin, Jen-Jia, Chen, Chia-Lin ORCID: 0000-0003-2308-8976, Fujiyama, Taku, Ye, Zi ORCID: 0000-0001-5190-5211 and Wang, Huei-Yin (2026) Transit-induced gentrification in the context of urban regeneration: Evidence from East London and implications for inclusive transit-oriented development CITIES, 173. 106926-. ISSN 0264-2751, 1873-6084

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Abstract

The relationship between transit and gentrification has been widely examined over the past two decades; however, how this relationship unfolds within urban regeneration contexts remains underexplored. This study addresses this gap by employing the inverted U-curve as an interpretive heuristic to characterize the long-term evolution of transit-related neighborhood change, drawing on evidence from the London Boroughs of Newham and Tower Hamlets. Both areas have experienced major regeneration initiatives and mass rapid transit (MRT) investments since the 1980s. We assembled a panel of 44 wards observed at five time points (1981, 1991, 2001, 2011, and 2021) and estimated panel-data regression models. Gentrification is operationalized using the shares of residents with a college degree and employed in white-collar occupations, while transit proximity is measured by travel distance to the nearest MRT station. The findings indicate that the empirical pattern consistent with an inverted U-shaped relationship is contingent on regeneration strategies and temporal lags in neighborhood change. The analysis further shows that the strength of the association between transit proximity and gentrification-related indicators varies across regeneration contexts. These results extend existing literature by situating transit–gentrification dynamics within long-term regeneration trajectories. Finally, the study reframes inclusive transit-oriented development as a multi-pillar planning approach that extends beyond housing provision to incorporate broader socioeconomic measures aimed at mitigating exclusionary neighborhood change.

Item Type:	Article
Uncontrolled Keywords:	Transit-induced gentrification, Urban regeneration, Transit-oriented development, Inverted U -curve, East London
Divisions:	Faculty of Science & Engineering Faculty of Science & Engineering > School of Environmental Sciences Faculty of Science & Engineering > School of Environmental Sciences > Geography and Planning
Depositing User:	Symplectic Admin
Date Deposited:	04 Mar 2026 14:12
Last Modified:	17 Jun 2026 12:52
DOI:	10.1016/j.cities.2026.106926
Related Websites:	Author Publisher
URI:	https://livrepository.liverpool.ac.uk/id/eprint/3197348
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