<![CDATA[Urban rail can support local economic development when station areas are accessible, connected and integrated with surrounding land uses. This study examines Ma Hlwa Gone Station on the East Wing of the Yangon Circular Railway as a case of railway-led urban regeneration. It applies an implementation-oriented TOCC framework combining TOD principles, compact urban form, Rail + Property mechanisms and institutional coordination. A mixed-methods approach was used, including GIS catchment analysis, field observation, land-use assessment, nine stakeholder interviews, policy review and STEEP evaluation. The findings show that railway-owned land, an established residential population and active local businesses provide development potential. However, poor walkability, weak YCR-YBS integration, fragmented land use and divided institutional responsibilities constrain value creation. The study argues that R+P should be introduced gradually, following accessibility improvements, clearer land management and inter-agency coordination. The framework offers an exploratory approach for station-area regeneration in Southeast Asian developing cities.]]>
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