According to Demographia (2020), there are 35 megacities with a population of more than 10 million people in the world. As 51.4% of the world's population are living in built-up areas, the number of megacities has increased, alongside the dramatic expansion of urbanization and rapid industrialization. The growth of cities is also driven by national policies that foster megacities, reinforcing their global competitiveness.However, megacities are facing a range of urban problems in relation to housing, environment, transportation and employment. One easily noticed in urban development is the urban sprawl prominent at city peripheries where land acquisition is relatively easy and affordable. These city-edge cases see population concentrated within certain parts of the city and show a high living density. Increasing population density in these areas often exceeds the underlying capacity of urban infrastructure such as schools, public transport and community service facilities.Economically less competitive rural villages and communities have a net population loss with continuing population outflow to major cities and many local communities may disappear if no revitalization occurs otherwise. The most difficult tasks that address the issues of shrinking local populations and revitalizing the local communities are often those that must be done.A potential solution is urban regeneration, which refers to the "comprehensive and integrated vision and action which…. in economic, physical, social and environmental condition of an area…[provides] opportunities for improvement," as Roberts and Sykes (1999) defined in 1999. Furthermore, many researchers broadly describe urban regeneration as economic, social and cultural, physical and environmental, and governancerelated in nature, according to Tallon (2013). Turok (2005) categorizes urban regeneration into people, business and place. Major themes and topics for urban regeneration are suggested such as economic regeneration and funding, physical and environmental aspects, social and community issues, employment, education and training and housing (Roberts & Sykes, 1999). However, it is also important that project managers in local government, university professionals and neighbourhood community organizations should contribute towards the urban regeneration process. What is required to rekindle city life is a package of comprehensive analysis, appropriate strategy and follow-up, including evaluation and feedback. In particular, it is
