Since the year 2000, Harare has experienced periods of spectacular decline, particularly in the 2000s, but since the Great Recession it has stabilized and experienced significant population growth, along with uneven economic growth. Despite this volatility (or perhaps because of it), there has been substantial international investment and speculation in the city's financial and property markets. Major development has occurred on the urban fringes of the city has occurred in areas such as Borrowdale, Glen Lorne, The Grange, Mount Pleasant Heights, and the new suburbs of, Hogerty Hill, Shawasha Hills, Bloomingdale and Westlea resulting in urban sprawl into nearby Mount Hampden, Ruwa and Norton. In addition, inner city areas such as Avondale, Eastlea, Belgravia, Newlands and Milton Park have seen increased gentrification driven by speculation from expat Zimbabweans that has also attracted other foreign buyers, resulting in high property prices and widespread rent increases. Harare sustained the highest population increase and urban development of any major Zimbabwean city since 2000, with other cities such as Bulawayo, Gweru and Mutare largely stagnating during the same period.