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This paper examines urban regeneration outcomes for homeowners through a mixed-methods analysis of population change in six redevelopment sites. Israel's national urban regeneration policy presents itself as a ‘win-win’ mechanism, claiming that it mitigates displacement. This claim is tested and discussed through the theoretical lens of state-led gentrification and displacement. The Israeli program relies on contractual agreements between private homeowners and developers and provides homeowners with newly built high-rise condominium units. Consequently, homeowners can choose how to capitalize on their new property – whether to inhabit, let or sell. We argue that their choice reflects the preferences and varied capabilities of owners. While homeowners are relatively protected from direct displacement, the variance in owner capabilities may lead to economic pressures that chiefly impact vulnerable low-income owners. We suggest that the Israeli model of sharing the benefits from housing commodification glosses over the capability gap and frames potential displacement pressures as market choice features.

This article examines the roles of municipalities in Israel’s national, state-led urban regeneration program, contributing to the scholarship on the varied agendas of municipal entrepreneurialism. The Israeli urban regeneration program promotes the densification of private residential properties by incentivizing property deals between homeowners and developers. It has been criticized for attracting predatory practices and spurring conflicts between state, market, and community stakeholders. New intermediary bodies—Municipal Regeneration Agencies—were established as an effective policy response to both criticisms. We rely on 36 interviews and extensive document analysis to examine the roles and agendas of Municipal Regeneration Agencies, vis-à-vis the equity concerns associated with state-led urban regeneration. Municipal Regeneration Agencies support homeowners, increase regulation over private deal-making, and in two cases, direct entrepreneurial development of urban regeneration projects. We argue that these roles represent a model of equitable entrepreneurialism that attempts to reconcile the neoliberal logic of urban regeneration with a municipal commitment to social equity. This model allows municipalities to reassert their position in Israel’s centralized housing and planning policy but faces limitations due to municipalities’ varying capacities and continued reliance on market relations.

Despite the plethora of research on environmental participatory processes, the forms of nongovernmental organization (NGO) involvement in these processes, and the influence of their involvement on participation outcomes, are still under-conceptualized. This article aims to develop a conceptual typology for NGO roles in environmental participatory processes and to suggest how these roles might be associated with participation outcomes. Following a review of public participation literature and NGO capacities, we present four prototypes of NGO roles along two axes: orientation axis and nature of involvement axis. The prototypes include Entrepreneur, Service-Provider, Enabler, and Partner. We then offer an empirical illustration of the typology using eight case studies across the globe and discuss how the four NGO roles might be associated with outcomes of participatory processes. The framework acknowledges the complex, sometimes limited, contribution of NGOs to participatory processes and suggests practical implications.

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