$re = '/(\w+)\s=\s(.+?)(?=$|\n[A-Z])/s';
$str = 'CONTENT = ALL
TABLES = TEST.RAW_1
, TEST.RAW_2
, TEST.RAW_3
, TEST.RAW_4
PARALLEL = 4';
preg_match_all($re, $str, $matches, PREG_SET_ORDER, 0);
// Print the entire match result
var_dump($matches);
Please keep in mind that these code samples are automatically generated and are not guaranteed to work. If you find any syntax errors, feel free to submit a bug report. For a full regex reference for PHP, please visit: http://php.net/manual/en/ref.pcre.php