This PhD thesis is a fundamental and practical research. The principle scientific basis of the research is the city’s text regeneration with a linguistic approach. Planning and urban design could borrow the analytical tools of linguistics as a method of analysis applicable in the sign-meaning domains within the city. Cities are full of meanings and signs that indicate to them. The main feature of sign-meaning system is its flexibility and fluidity. This feature is comprehendible through the time and the continuous metamorphosis of urban structure. Therefore, it’s quite possible to recognise series of production, reconstruction, omission, alteration and variation of signs and meanings by an analysis based on semiotics principles. In other words, the city, like dialogue in linguistics, could generate a flexible sign-meaning system that because of its flexibility, produce new sign-meaning structures at their turn. This research explores city as a text and takes the textuality standards into consideration for analyzing it. Linguistics as a practical approach could be used for analyzing subjects and their structure in various disciplines; so planning and urban design could also use the tool as an analytical method.The applied method begins by the designation of semantics fields. A Semantic field, whatever its scale might be, shows degrees of meaningfulness which has been influenced by a variety of economic, social and political issues dominating the urban text and context. Each semantic field changes in form and content by changing, omission and addition of its words and subsidiary elements. So by occurring changes in form and content of semantic fields, meanings may change considerably or new meanings may occur.At the next step, by referring to the urban regeneration, a new approach to the city text has been presented and one could consider it as the ‘text-led regeneration’. ‘Text-led regeneration’ develops a structural and substantial analysis method, borrowing the concept of text and textuality from linguistics, and elaborates a tool for the form-content analysis in an urban design scope. This approach got three steps: a) testing the quality and the extent of textuality; b) comparing the textuality extent of the semantics fields (sub-texts) in order to designate the model text; and c) founding the regeneration framework. This methodology has been applied in a case study, and the textuality standards have been tested in apos;Sang-e-Si?hapos;, a historic quarter of the olden city of Shiraz. The achievements of this research, set in a conclusion chapter are to define the city text regeneration with a linguistic approach, and to resurrect the city’s text in a text-led regeneration process.Key words: Urban semantics, Urban semiotics, Semantic fields, City text, Textuality, City text regeneration, Historic quarter of apos;Sang-e-Si?hapos; in Shiraz.