The article aims to describe beneficiaries’ tendency and patterns of participation in civic regeneration plan in Tabarsi Aarea, Mashhad city centre, Iran. The method was survey and sample size (involving 64% of population) included 506 beneficiaries consisted of property owners (37.7%), renters (45.1%) and key money occupants (Sarghoflidar ) (17.2%) who were selected randomly out of a list. Results showed that the tendency of participation differed between beneficiaries and was 81.2%, 52.4% and 51.4% respectively for key money occupants, renters and owners. Patterns of participation was also different according to all the five patterns between beneficiaries so that the highest percent of tendency to participate was in pattern one, indicating willing to pick out a property in the new project in exchange of his own property price, which amounted 67.9% for the key money occupants and 34.2% for owners. This pattern was not applicable for renters. The second highest percent was in pattern five, indicating willing to be stockholder of the total project plan via buying project plan stocks which amounted to 46.3%, 24.1% and 16.9% for renters, key money occupants and owners respectively. The third highest percent was in pattern two indicating willing to share with others to rebuild a separate project, which amounted to 22.6%, 22.4% and 9% for the key money occupants, owners and renters respectively. The fourth highest percent was in pattern three indicating willing to be stockholder of the total project plan in exchange of his own property price, which amounted to 17.1% and 14.1% for key money occupants and owners and not applicable for renters. The fifth highest percent was in pattern four indicating willing to exchange part of his property with total project plan stocks while other part with cash, which amounted to 15.7% and 9.8% for key money occupants and owners respectively and not applicable for renters. The author concluded that although owners are dominant because they own renters’ occupant properties, they are less willing to participate than other groups of beneficiaries in patterns which involve stock exchange, despite the fact they are offered more alternatives for participation, while renters are more willing to participate in stockholding pattern because they have no property right. This may be due to the more essential legal property right of owners that means more chance of bargain and less confidence to the project plan managers and thus, the less willing to participate as stockholder of the total project plan. Key words: participation, Patterns of participation, beneficiaries’ tendency, civic regeneration, project plan stocks.

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