Abstarct: Urban space is one of the most important parts of the public sphere, where people gather and engage in urban activities. Other than their physical form, the identity of an urban space is also affected by the presence of citizens, its characteristics and its quality. Commercial spaces, regardless of their main purpose and function, are considered as urban spaces. The traditional bazar, as a commercial space, has always been one of the main arteries of the city, answering to citizens’ needs by attracting, accommodating and organizing different activities around itself. The qualities of this space have been not only inviting people to be present, but also extend their presence. New developments in the design and function of modern commercial centers, has affected the characteristics of citizens’ presence. Introduction of new spaces and activities for leisure has attracted people to use the commercial space for new purposes. This development gives a new definition to the modern urban space in these centers which makes the study of its spatial qualities and characteristics significant. The present study, first uses qualitative methods for studying the concepts and criteria associated with urban spaces and bazars to use them for identifying the main factors that indicate the possibility of citizens’ presence in commercial spaces. The study then uses filed observations and questionnaires to conduct a comparative analysis between the Grand Bazar of Tehran and new commercial spaces. The analysis then evaluates the indicating factors in three categories of function, form, and meaning, baxsed on Kanter’s Model. The result of the study demonstrates that the bazar has low rating in function, while the modern commercial spaces have low rates in form and meaning. The results of the study are used for recommending solutions to improve the quality of modern commercial spaces in the three mentioned categories.