Abstract

This study examines how patterns of income concentration, rent levels, housing composition, and development activity reflect luxury-led urban development in Manhattan’s Upper East Side and Upper West Side between 2010 and 2023. Grounded in theories of superstar cities and urban political economy, this study investigates whether rising demand from high-income households in supply-constrained urban environments contributes to increasing income concentration and rent levels in neighborhoods that are already affluent. The study analyzed four indicators: the share of households earning $200,000 or more, median gross rent, housing composition, and new building activity, using data from the American Community Survey, New York City Department of Buildings permit records, and PLUTO land use data. The findings show substantial increases in the concentration of high-income households and steady growth in median gross rent in both neighborhoods over the study period, supporting the study’s hypotheses. In contrast, housing composition and development activity indicators showed more mixed patterns, with uneven new building activity across both neighborhoods. These findings suggest that in already affluent and built-out neighborhoods, luxury-led urban change may occur less through continuous physical redevelopment and more through sustained income concentration and rising rent levels that reinforce elite residential status.

Advisor

Hamed, Goharipour

Department

Urban Studies

Keywords

luxury-led urban development, urban political economy, income concentration, rent escalation, New York City

Publication Date

2026

Degree Granted

Bachelor of Arts

Document Type

Senior Independent Study Thesis

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