The consequences of unplanned expansion and the lack of specific design criteria for materialization have caused the situation of material saturation and ups and downs of life within the material, and in some cases have led to the phenomenon of the death of the material or its change of use. This research tries to identify factors that have an effective role in creating vitality in property. In order to achieve this purpose, 30 semi-structured interviews were conducted with buyers in Kuroosh, Palladium, Sana, Arg, Tiraje commercial complexes with the qualitative method and grand theory approach. the data were analyzed using open, axial and selective coding methods, and finally, the context-based model of environmental vitality in the malls of Tehran city is presented. According to the results of this research, finance is lively, which has lively patterns (variety of users and bodies, physical and visual permeability, organization (positioning and readability), standards and conditions), lively ideas (sense of belonging, meaning, security), lively activities. (participation, activities, attraction). Also, among the factors interfering with the vitality of commercial spaces are complex planning (goods, target groups, auctions, celebrations and contests, film screenings...), media and advertisements, infectious diseases, official holidays and seasonal changes, design criteria and standards and Background factors affecting the vitality of commercial spaces include the economic characteristics of shopping (macro and micro, sanctions, people's purchasing power, income, occupation, economic class, etc.), social characteristics and Shopping culture (lifestyle, consumerism and fashionism, culture of buyers and sellers, cultural class of people, quality of life, etc.) can be mentioned. Also, the abundance of codes in the maxqda software shows that the factors of accessibility and permeability, the existence of spatial diversity, especially for recreational spaces, those that attract people to stay in the malls, have the greatest impact on the vitality of the mall. تفاصيل المقالة