Systems and techniques are described for performing area recovery on a circuit design. Some embodiments can select a gate for area recovery in accordance with a reverse-levelized processing order, wherein an output pin of a driver gate is electrically coupled to an input pin of the gate. Next, the embodiment can determine a maximum delay value from an input pin of the driver gate to an output pin of the gate that does not create new timing requirement violations or worsen existing timing requirement violations at any of the timing endpoints of the circuit design. The embodiment can then downsize the gate based on the maximum delay value, wherein said downsizing comprises inputting the maximum delay value in a closed-form expression. Timing margin computation can be used to ensure that timing violations are not worsened when the embodiment recovers area from non-timing-critical regions of the circuit design.