Introduction to Gentrification in Mexico City
Gentrification, often portrayed as urban revitalization, has raised concerns about displacement and inequality in Mexico City (CDMX). During a discussion at Tertulias, an dialogue platform organized by the Mexican College of Urbanists (ECUM), suelo urbano expert Carlos Morales Schechinger emphasized that this phenomenon cannot be oversimplified.
Inaccessible Land and Displacement
Morales Schechinger highlighted that a persistent issue in developing countries is the limited access to affordable, well-located, and secure land for lower-income populations who self-build their homes. According to the Programa General de Ordenamiento Territorial de la Ciudad de México 2020-2035, over 20,000 households from lower-income groups (deciles I to V) are displaced annually due to the lack of affordable housing.
Land Speculation and Inequality
The ECUM analysis reveals that land speculation in Mexico City has become the guiding principle of the urban land market, as private interests prioritize accumulating and retaining land value over ensuring fair access.
Urbanist Juan Carlos Zentella Gómez proposes fiscal and urban instruments to curb these practices, including enforced construction after a period of inactivity, concerted expropriation for public utility, and progressive land taxes to penalize speculative land retention.
Public Investment and Territorial Justice
Morales Schechinger stressed that urban planning should be viewed as a tool for social justice, as the value of urban land is primarily generated by public investment and planning.
He explained that cities manage territory through plans and legal instruments, such as land taxes (impuesto predial) and expropriation. The urban planner argued that land should not be considered an absolute private property right but rather a social, political, and cultural resource.
Ensuring equitable access to urban land is crucial for making fundamental rights like housing, healthcare, and education effective.
Proposed Solutions to Mitigate Gentrification
Morales Schechinger suggested several strategies to counteract gentrification’s negative effects, including:
- Inclusive zoning
- Equitable distribution of costs and benefits
- Penalties for speculative waste
- Social management of land value appreciation
He also shared international examples that could serve as references for Mexico, such as progressive vacant land taxes in Brazil, Community Land Trusts in Puerto Rico and Kenya, and inclusive housing programs in Europe and Latin America.
