Asia
China’s 50% Domestic Equipment Rule: The Semiconductor Mandate Reshaping Global Tech
How Beijing’s Quiet Policy Shift Is Accelerating Chip Independence and Putting $18 Billion in Foreign Sales at Risk
When Chinese chipmakers began receiving approval applications for new fabrication plants in early 2024, they encountered an unexpected requirement: demonstrate that at least half of their equipment purchases would come from domestic suppliers, or face rejection. No formal regulation announced it. No press conference explained it. Yet this unpublished rule—requiring chipmakers to use at least 50% domestically made equipment for adding new capacity—represents one of Beijing’s most aggressive moves yet in the technology cold war with the West.
The mandate arrives at a pivotal moment. China’s semiconductor equipment market reached $23.89 billion in 2024, accounting for roughly 40% of global wafer fabrication equipment spending. With major chip equipment makers’ China revenue doubling from 17% in late 2022 to 41% by early 2024, the new policy threatens to fundamentally reshape who wins and loses in the world’s largest chip market.
This isn’t just another trade restriction. It’s a calculated industrial strategy that’s already yielding measurable results—and forcing both Chinese manufacturers and foreign suppliers to completely rethink their approach to the most critical technology of our time.
The Policy Decoded: What the 50% Rule Really Means
The mandate operates through China’s state approval process rather than published regulations. When companies like Semiconductor Manufacturing International Corporation (SMIC) or Hua Hong Semiconductor submit proposals to build or expand facilities, authorities now require detailed procurement tenders proving that domestic equipment will constitute at least 50% of total spending.
Applications that fail to meet the threshold are typically rejected, though the policy includes strategic flexibility. Advanced production lines targeting cutting-edge nodes receive temporary exemptions where domestic alternatives simply don’t exist yet—particularly for lithography equipment, the most sophisticated tools in chip manufacturing.
The scope is revealing. State-affiliated entities placed a record 421 orders for domestic lithography machines and parts in 2024 worth around 850 million yuan ($121.3 million), signaling an unprecedented surge in demand for locally developed technologies. However, these orders include both new systems and spare parts, making the actual number of new tools difficult to assess.
To put this in perspective, a single advanced lithography tool from ASML—the Dutch company that dominates the market—costs approximately $27.9 million for dry ArF systems used in mature node production. The total value of China’s domestic orders barely covers four or five equivalent machines, illustrating both the progress Chinese suppliers have made and the massive gap that remains.
What makes this policy particularly potent is its timing. While US export controls blocked China’s access to the most advanced chipmaking equipment, the 50% rule forces Chinese manufacturers to choose domestic suppliers even in areas where foreign equipment remains available and technically superior.
Winners Rising: China’s Semiconductor Equipment Champions
The mandate is producing exactly what Beijing intended: a rapid acceleration in domestic equipment capabilities, backed by extraordinary revenue growth and technological breakthroughs.

Naura Technology: The Emerging Powerhouse
Naura Technology Group’s 2024 revenue reached between 27.6 billion yuan and 31.78 billion yuan ($3.79-$4.36 billion), reflecting growth of 25% to 44%. Net profit surged even faster, climbing 33% to 53% year-over-year. This isn’t just financial engineering—it’s a company rapidly closing the technology gap.
Naura is testing its etching tools on SMIC’s cutting-edge 7-nanometer production line, a crucial milestone that puts Chinese equipment into advanced node manufacturing for the first time. Previously, such sophisticated etching was exclusively the domain of American giants Lam Research and Tokyo Electron.
The company’s innovation pipeline is equally impressive. Naura successfully developed key products including capacitively coupled plasma etching equipment, plasma-enhanced chemical vapor deposition systems, atomic layer deposition vertical furnaces, and stacked wafer cleaning systems—all of which have been integrated into customer production lines at scale.
Perhaps most revealing: Naura filed a record 779 patents in 2024, more than double what it filed in 2020 and 2021. This isn’t incremental improvement; it’s a company operating in overdrive.
AMEC: Specializing Under Pressure
Advanced Micro-Fabrication Equipment (AMEC) is taking a different path, focusing intensely on etching technologies. The company’s 2024 revenue hit 9.065 billion yuan ($1.24 billion), up 45% year-over-year, with etching equipment accounting for 7.276 billion yuan—a 55% increase.
AMEC developed electrostatic chucks to replace worn parts in Lam Research equipment that the company could no longer service after 2023 restrictions, demonstrating how necessity drives innovation. When American suppliers were forced to withdraw support, Chinese companies didn’t just wait—they engineered solutions.
China gained nine percentage points in the dry etch tool segment between 2019 and 2024, with AMEC and Naura each capturing roughly 5% market share. It’s a small but strategically significant foothold in a market previously dominated by the United States (59%) and Japan (29%).
ACM Research: The Quiet Achiever
ACM Research, specializing in cleaning and polishing equipment, expects 2024 revenue between 5.6 billion yuan and 5.88 billion yuan ($769-$807 million), reflecting growth of 44% to 51%. The company projects 2025 revenue will reach 6.5-7.1 billion yuan thanks to a robust order backlog.
Analysts estimate that China has now reached roughly 50% self-sufficiency in photoresist-removal and cleaning equipment, a market previously dominated by Japanese firms but now increasingly led by domestic players like Naura and ACM.
These aren’t paper achievements. Multiple sources confirmed that the 50% rule is “accelerating results” and forcing rapid quality improvements as domestic suppliers work directly with leading fabs under commercial pressure.
Losers Squeezed: Foreign Equipment Makers Face Strategic Loss
For Western equipment suppliers, the 50% mandate represents a slow-motion strategic catastrophe—even as some maintain strong China revenues in the near term.
The Scale of Exposure
The top five global wafer fabrication equipment manufacturers experienced a 48% year-over-year revenue increase from China in 2024, with China now accounting for 42% of total system sales. At first glance, this seems positive. In reality, it’s a warning sign—companies are enjoying a final surge before the hammer falls.
Applied Materials provides a cautionary tale. The company’s China business dropped from 54% of semiconductor equipment revenue in Q1 2024 to 39% in Q2 2024, representing a loss of approximately $750 million in DRAM business. Applied Materials’ CFO acknowledged that China exposure would decline further to around 29% in Q4, with the expectation that depressed levels would persist for several quarters.
ASML’s revenue from mainland China reached 10.195 billion euros (about $11.16 billion) in 2024, accounting for 36.1% of total sales. Yet management forecasts this will drop to approximately 20% in 2025, reverting toward historical averages as the mandate takes full effect.
The Technological Lock-Out
The financial impact is significant, but the strategic implications are more profound. China represents not just revenue but the world’s fastest-growing semiconductor market and a critical testbed for new equipment technologies.
Bernstein analysts estimate that potential further restrictions could jeopardize up to 50% of China’s wafer fabrication equipment spending, with China’s total equipment spending at $43 billion in 2024 and $41 billion forecast for 2025.
Lam Research, which competes directly with AMEC in etching equipment, has seen its fortunes shift. The company expects China’s share of revenue to normalize around 30% in Q4 2024, down from 37% in Q1, with management noting that spending from domestic Chinese customers specifically would decrease.
Even sectors where Chinese capabilities lag dramatically—like lithography—are experiencing pressure. While ASML maintains dominance in extreme ultraviolet (EUV) lithography for advanced nodes, its deep ultraviolet (DUV) systems for mature nodes face increasing competition as China aggressively develops alternatives and employs multi-patterning workarounds.
The Feasibility Question: Can China Actually Hit 50%?
The ambition is clear. The execution is another matter entirely.
Where China Has Achieved Parity
As of 2024, China’s semiconductor equipment self-sufficiency rate reached 13.6% overall, but this average masks significant variation across different equipment categories.
In specific segments, China has already achieved or exceeded the 50% threshold:
- Photoresist stripping and cleaning: Approximately 50% self-sufficiency, with Naura taking market leadership from Japanese firms
- Chemical mechanical planarization (CMP): China’s market share jumped from 1.5% in 2022 to nearly 11% in 2023
- Dry etching: China reached 11% market share, up from under 3% in 2019
In areas such as etching, a critical chip manufacturing step that involves removing materials from silicon wafers to carve out intricate transistor patterns, the policy is already yielding results.
The Critical Gaps
Lithography remains the Achilles’ heel. China’s leading lithography company, Shanghai Micro Electronics Equipment (SMEE), produces systems roughly equivalent to technology ASML developed 15-20 years ago. For advanced nodes requiring extreme precision, no domestic alternative exists.
China’s domestic equipment industry can handle various stages of semiconductor manufacturing processes (excluding lithography machines), according to TrendForce analysis. Challenges also persist in measurement, coating, development, and ion implantation equipment.
This explains why authorities grant flexibility for advanced production lines. SMIC’s 7-nanometer manufacturing—used to produce Huawei’s breakthrough Kirin 9000s chip—still relies on ASML’s DUV immersion lithography systems combined with multiple patterning techniques to achieve features smaller than the equipment was originally designed to create.
The Timeline Reality
By 2030, China’s mature semiconductor process market (≥22nm) is projected to reach nearly 40% global market share, up from 30% in 2023, according to IDC. This suggests China will dominate older-generation chip production where domestic equipment can compete effectively.
For advanced nodes, the timeline extends much further. Industry experts estimate China remains roughly a decade behind the cutting edge, and the gap may widen rather than narrow for the most sophisticated processes. Each new generation of lithography—from EUV to the emerging High-NA EUV—represents exponentially greater technical complexity.
The Geopolitical Chessboard: Washington’s Dilemma
The 50% mandate didn’t emerge in a vacuum. It’s a direct counter-move to US technology restrictions that began escalating in 2022 and intensified dramatically in 2023.
The Export Control Paradox
A former Naura employee noted that before 2024 export restrictions, domestic fabs like SMIC would prefer US equipment and would not really give Chinese firms a chance. Washington’s sanctions created an inadvertent gift to Chinese equipment makers: captive customers with no alternative suppliers.
The October 2023 US export controls blocked sales of advanced AI chips and sophisticated semiconductor equipment to China, forcing companies like Applied Materials, Lam Research, and KLA to withdraw personnel from Chinese facilities. These restrictions targeted not just finished equipment but also inputs to Chinese domestic equipment makers, attempting to strangle the emerging industry in its cradle.
It hasn’t worked as intended. Instead of crippling China’s chip sector, the controls accelerated exactly what they aimed to prevent: the development of indigenous alternatives.
The State Backing
China established the National Integrated Circuit Industry Investment Fund Phase III in May 2024 with registered capital of 344 billion yuan ($47.5 billion)—larger than the previous two phases combined and representing the largest government semiconductor investment globally.
The fund operates on a 15-year timeline extending to 2039, acknowledging the long-term nature of semiconductor development. China’s Ministry of Finance holds the largest stake at 17%, with five major state banks each contributing approximately 6% of total capital.
This isn’t venture capital seeking quick returns. It’s strategic industrial policy willing to sustain losses for years to achieve technological sovereignty. The fund targets both the entire semiconductor supply chain and specific critical areas including large manufacturing plants, high-bandwidth memory, and advanced AI chips.
Allied Nations Caught in the Middle
Europe, Japan, and South Korea face an impossible position. Their companies—ASML, Tokyo Electron, and others—generated enormous revenue from China, but increasingly must align with US restrictions or risk their own access to American technology and markets.
The Netherlands, under pressure from Washington, restricted ASML from selling its most advanced High-NA EUV lithography machines to China. Japan implemented similar export controls on advanced chipmaking equipment. These allied restrictions close potential loopholes but also accelerate China’s determination to eliminate foreign dependencies entirely.
Taiwan presents perhaps the thorniest dilemma. TSMC, the world’s leading chipmaker, supplies chips to Chinese customers while maintaining advanced fabs in Taiwan that depend on American equipment and technology. Any escalation in US-China tensions or moves toward Chinese reunification could severely disrupt global chip supplies.
Business Strategy Imperatives: What Companies Must Do Now
The 50% mandate forces a fundamental reassessment of China strategy across multiple stakeholder groups.
For Foreign Equipment Makers: The Diversification Imperative
Companies cannot reverse the trend. The question is how quickly to pivot and where to redirect resources.
Short-term (1-2 years):
- Maximize revenue from remaining China business while it lasts
- Accelerate sales to customers in Taiwan, Korea, Japan, and the United States
- Expand service and upgrade offerings for existing installed base in China
Medium-term (3-5 years):
- Diversify manufacturing footprint to reduce dependence on any single geography
- Develop product variants that comply with various export control regimes
- Strengthen positions in advanced packaging, where Chinese competition remains limited
Long-term (5+ years):
- Accept that China will develop domestic alternatives for most equipment categories
- Focus innovation on areas requiring such extreme precision that Chinese suppliers cannot readily replicate
- Build relationships in emerging semiconductor manufacturing regions (India, Vietnam, Eastern Europe)
China spent $41 billion on wafer fabrication equipment in 2024, accounting for about 40% of all purchases worldwide. Losing this market cannot be fully offset, but AI-driven demand in other regions provides a partial buffer.
For Chinese Chipmakers: The Quality-Versus-Sovereignty Tradeoff
Domestic equipment works, but not always as well as foreign alternatives—at least not yet. Chinese fabs must balance production efficiency against strategic imperatives.
SMIC achieved a significant breakthrough with its 7nm process, notably used for manufacturing Huawei’s Kirin 9000s chip, demonstrating that Chinese fabs can produce sophisticated semiconductors despite equipment limitations. However, yields remain lower and costs higher than at TSMC or Samsung using cutting-edge tools.
The pragmatic approach involves tiering:
- Advanced nodes (7nm and below): Use best available equipment, including remaining foreign tools, to maximize competitiveness
- Mature nodes (28nm and above): Aggressively adopt domestic equipment to drive volume and improvements
- Memory and specialty chips: Leverage areas where Chinese equipment has achieved near-parity
For Multinational Tech Companies: The Supply Chain Nightmare
Companies like Apple, Nvidia, and automotive manufacturers face cascading risks. If Chinese chipmakers using domestic equipment cannot match the quality or capacity of global alternatives, supply chains fragment.
The scenarios range from manageable to catastrophic:
- Optimistic: China achieves competent domestic production for mature nodes, bifurcating the global market into “advanced” (TSMC, Samsung, Intel) and “mature” (Chinese fabs) with minimal disruption
- Pessimistic: Quality gaps persist, forcing companies to duplicate supply chains entirely, one using Chinese chips for Chinese markets and another using TSMC/Samsung for everywhere else
Either way, costs increase. China expanded foundry capacity by 15% in 2024 and is scheduled to add another 14% in 2025, creating enormous production capability that must be absorbed somewhere.
The Venture Capital Angle: Where Smart Money Is Moving
The 50% mandate creates asymmetric investment opportunities for those willing to navigate geopolitical complexity.
The Chinese Equipment Thesis
Naura Technology rose to sixth place globally among semiconductor equipment manufacturers in 2024, making it the only Chinese company in the top ten. For investors willing to accept governance and geopolitical risks, Chinese equipment makers offer:
- Revenue visibility: Captive domestic demand virtually guaranteed by policy
- Margin expansion potential: As technology improves, pricing power increases
- Export upside: Eventually, cost-competitive Chinese equipment could compete in other price-sensitive markets
The caveat: US sanctions could expand to block Chinese equipment companies from accessing critical components, and corporate governance in state-backed firms sometimes prioritizes national objectives over shareholder returns.
The Picks-and-Shovels Alternative
Rather than betting on chipmakers or equipment makers directly, sophisticated investors are targeting:
- Materials suppliers: Chemicals, gases, and substrates required regardless of equipment nationality
- Advanced packaging: China lags in this area, creating opportunities for domestic and foreign providers
- Design tools: Chinese chip designers still depend heavily on Synopsys, Cadence, and other EDA providers
These segments face less direct policy pressure while still benefiting from China’s semiconductor expansion.
The 2026-2030 Outlook: Three Scenarios
Scenario 1: Managed Bifurcation (60% probability)
China achieves competent self-sufficiency in mature node equipment by 2027-2028, while advanced nodes remain dependent on limited foreign tool access. The global semiconductor industry splits into parallel ecosystems:
- “Free world”: TSMC, Samsung, Intel leading on advanced nodes using Western/Japanese/Korean equipment
- “China sphere”: Chinese fabs dominating mature nodes with domestic equipment, serving primarily Chinese and developing market customers
Trade continues but within clearly defined boundaries. Western equipment makers lose 50-70% of China revenue but offset partially through AI-driven demand elsewhere.
Scenario 2: Breakthrough Acceleration (25% probability)
Chinese equipment makers advance faster than expected, achieving near-parity with foreign competitors in most categories by 2028-2030. This could occur through:
- Continued talent recruitment from foreign firms
- Breakthroughs in alternative lithography approaches (multi-beam, nanoimprint)
- Brute-force R&D spending enabled by state backing
In this scenario, Chinese equipment companies begin competing globally on cost, threatening Western suppliers’ positions even outside China.
Scenario 3: Technology Wall (15% probability)
Chinese equipment development stalls at current levels, unable to overcome fundamental physics and engineering challenges without access to Western technology and components. The 50% rule remains in place but creates inefficiency, with Chinese fabs producing lower yields and higher defect rates.
This scenario likely triggers more aggressive Chinese action—potentially including forced technology transfer, industrial espionage escalation, or geopolitical moves to secure access to Taiwan’s semiconductor capabilities.
What This Means for You
If you’re reading this as a tech industry executive, the message is clear: the era of a unified global semiconductor supply chain is ending. Every company with significant China exposure needs a bifurcation strategy—yesterday.
If you’re an investor, the 50% mandate creates both risks and opportunities. US equipment makers with high China exposure (Applied Materials, Lam Research, KLA) face structural headwinds regardless of how strong AI demand runs. Chinese equipment makers offer growth but with governance and geopolitical risks. The real opportunity may lie in picks-and-shovels providers and companies with defensible positions in segments where Chinese competition remains distant.
If you’re a policy maker, recognize that export controls alone won’t slow China’s semiconductor development—they may accelerate it. The 50% mandate proves that restrictions create determination, captive markets, and state-backed alternatives. A more effective strategy might focus on maintaining leadership in truly irreplaceable technologies while accepting China’s inevitable progress in commoditized segments.
The Bottom Line
The 50% rule suggests China has concluded that technological decoupling is no longer a risk to manage, but a reality to optimize around, marking a new phase in the global semiconductor standoff.
This isn’t about whether China will develop domestic semiconductor equipment capabilities. That question is answered: they will. The relevant questions are how quickly, how effectively, and what the rest of the world does in response.
The mandate is already producing measurable results—Chinese semiconductor equipment manufacturers set sales records in 2024, with leading companies posting 25-55% revenue growth. Beijing has poured hundreds of billions of yuan into its semiconductor sector through the Big Fund, demonstrating commitment that transcends typical industrial policy.
For Western companies, this represents an $18 billion annual revenue stream gradually slipping away. For China, it’s a forced march toward technology independence that’s happening faster than most observers expected. For the rest of us, it’s a reminder that in geopolitics, sometimes the quietest policies create the loudest consequences.
The semiconductor industry is fragmenting before our eyes, not through dramatic announcements or treaty violations, but through procurement rules that most people will never read. That may be the most important technology story of 2024—and it’s only just beginning to unfold.
What are your thoughts on China’s semiconductor strategy? How should Western companies respond? Share your perspective in the comments below.
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Analysis
Transforming Karachi into a Livable and Competitive Megacity
A comprehensive analysis of governance, fiscal policy, and urban transformation in South Asia’s most complex megacity
Based on World Bank Diagnostic Report | Policy Roadmap 2025–2035 | $10 Billion Transformation Framework
PART 1: EXECUTIVE SUMMARY & DIAGNOSTIC FRAMEWORK
Karachi is a city in contradiction. The financial capital of the world’s fifth-most populous nation, it contributes between 12 and 15 percent of Pakistan’s entire GDP while remaining home to some of the most acute urban deprivation in South Asia. A landmark World Bank diagnostic, the foundation of this expanded analysis, structures its findings around three interconnected “Pathways” of reform and four operational “Pillars” for transformation. Together, they constitute a $10 billion roadmap to rescue a city that is quietly—but measurably—losing its economic crown.
The Three Pathways: A Diagnostic Overview
Pathway 1 — City Growth & Prosperity
The central paradox driving the entire World Bank report is one that satellite imagery has made impossible to ignore. While Karachi officially generates between 12 and 15 percent of Pakistan’s national GDP—an extraordinary concentration of economic output in a single metropolitan area—the character and location of that wealth is shifting in troubling ways. Nighttime luminosity data, a reliable proxy for economic intensity, shows a measurable dimming of the city’s historic core. High-value enterprises, anchor firms, and knowledge-economy businesses are quietly relocating to the unmanaged periphery, where land is cheaper, regulatory friction is lower, and the absence of coordinated planning perversely functions as a freedom.
This is not simply a real estate story. It is a harbinger of long-term structural decline. When economic activity migrates from dense, serviced urban centers to sprawling, infrastructure-poor peripheries, the fiscal returns per unit of land diminish, commute times lengthen, productivity suffers, and the social fabric of mixed-use neighborhoods frays. Karachi is not alone in this dynamic—it mirrors patterns seen in Lagos, Dhaka, and pre-reform Johannesburg—but the speed and scale of its centrifugal drift are alarming.
Yet the picture is not uniformly bleak. One of the report’s most striking findings is the city’s quiet success in poverty reduction. Between 2005 and 2015, the share of Karachi’s population living in poverty fell from 23 percent to just 9 percent, making it one of the least poor districts anywhere in Pakistan. This achievement, largely the product of informal economic dynamism, remittance flows, and the resilience of its entrepreneurial working class, stands as proof that Karachi’s underlying human capital remains formidable. The governance challenge is not to create prosperity from nothing—it is to stop squandering the prosperity that already exists.
“Karachi’s economy is like a powerful engine running on a broken chassis. The horsepower is there. The infrastructure to harness it is not.”
Pathway 2 — City Livability
By global benchmarks, Karachi is a city in crisis. It consistently ranks in the bottom decile of international livability indices, a fact that reflects not mere inconvenience but a fundamental failure of urban governance to provide the basic services that allow residents to live healthy, productive, and dignified lives.
Water and sanitation constitute the most acute dimension of this failure. The city’s non-revenue water losses—water that enters the distribution system but never reaches a paying consumer due to leakage, illegal connections, and metering failures—are among the highest recorded for any city of comparable size globally. In a megacity of 16 to 20 million people, depending on the methodology used to define its boundaries, these losses translate into hundreds of millions of liters of treated water wasted daily while residents in katchi abadis pay informal vendors a price per liter that is many multiples of what wealthier households in serviced areas pay through formal utilities. This regressive dynamic—where the urban poor subsidize systemic dysfunction—is one of the defining injustices of Karachi’s service delivery crisis.
Green space presents a related but distinct vulnerability. At just 4 percent of total urban area, Karachi’s parks, tree canopy, and public open spaces are a fraction of the 15 to 20 percent benchmarks recommended by urban health organizations. In a coastal city where summer temperatures routinely exceed 40 degrees Celsius and where the Arabian Sea’s humidity compounds heat stress, this deficit is not merely aesthetic. It is a public health emergency waiting to erupt. The urban heat island effect—whereby dense built environments trap and re-radiate solar energy, raising local temperatures by several degrees above surrounding rural areas—disproportionately affects the informal settlements that house half the city’s population and where air conditioning is a luxury few can afford.
Underlying both crises is the governance fragmentation that the report identifies as the structural root cause of virtually every livability failure. Karachi is currently administered by a patchwork of more than 20 federal, provincial, and local agencies. These bodies collectively control approximately 90 percent of the city’s land. They include the Defence Housing Authority, the Karachi Port Trust, the Karachi Development Authority, the Malir Development Authority, and a constellation of cantonment boards, each operating according to its own mandate, budget cycle, and institutional incentive structure. The result is what urban economists call a “tragedy of the commons” applied to governance: because no single entity bears comprehensive responsibility for the city’s functioning, no single entity has the authority—or the accountability—to coordinate a systemic response to its failures.
“In Karachi, everyone owns the problem and no one owns the solution. That is not governance; it is organized irresponsibility.”
Pathway 3 — City Sustainability & Inclusiveness
The fiscal dimension of Karachi’s crisis is perhaps the most analytically tractable, because it is the most directly measurable. Property taxation—the foundational revenue instrument of urban government worldwide, and the mechanism by which cities convert the value of land and improvements into public services—is dramatically underperforming in Sindh relative to every comparable benchmark.
The International Monetary Fund’s cross-country data confirms that property tax yields in Sindh are significantly below those achieved in Punjab, Pakistan’s other major province, and far below those recorded in comparable Indian metropolitan areas such as Mumbai, Pune, or Hyderabad. The gap is not marginal. Whereas a well-functioning urban property tax system should generate revenues equivalent to 0.5 to 1.0 percent of local GDP, Karachi’s yields fall well short of this range. The consequences are compounding: underfunded maintenance leads to asset deterioration, which reduces the assessed value of the property base, which further constrains tax revenues, which deepens the maintenance deficit. This is a fiscal death spiral, and Karachi is caught within it.
Social exclusion compounds the fiscal crisis in ways that resist easy quantification. Approximately 50 percent of Karachi’s population—somewhere between 8 and 10 million people—lives in katchi abadis, the informal settlements that have grown organically on land not formally designated for residential use, often lacking title, rarely connected to formal utility networks, and perpetually vulnerable to eviction or demolition. The rapid growth of these settlements, driven by both natural population increase and sustained rural-to-urban migration, has increased what sociologists describe as social polarization: the geographic and economic distance between the formal, serviced city and the informal, unserviced one.
This polarization is not merely a social concern. It has direct economic consequences. Informal settlement residents who lack property rights cannot use their homes as collateral for business loans. Children who spend excessive time collecting water or navigating unsafe streets have less time for education. Workers who cannot afford reliable transport face constrained labor market options. The informal city subsidizes the formal one through its labor, while receiving little of the infrastructure investment that makes formal urban life possible.
The Four Transformation Pillars
The World Bank’s $10 billion roadmap does not limit itself to diagnosis. It proposes four operational pillars through which the three pathways of reform can be pursued simultaneously. These pillars are not sequential—they are interdependent, and progress on one without the others is unlikely to prove durable.
Pillar 1 — Accountable Institutions
The first and arguably most foundational pillar concerns governance architecture. The report argues, persuasively, that no amount of infrastructure investment will generate sustainable improvement so long as 20-plus agencies continue to operate in silos across a fragmented land ownership landscape. The solution it proposes is a transition from the current provincial-led, agency-fragmented model to an empowered, elected local government with genuine fiscal authority over the metropolitan area.
This is not a technical recommendation. It is a political one. The devolution of meaningful power to an elected metropolitan authority would require the Sindh provincial government—which has historically resisted any erosion of its control over Karachi’s lucrative land assets—to accept a substantial redistribution of authority. It would require federal agencies to cede operational jurisdiction over land parcels they have controlled for decades. And it would require the creation of new coordination mechanisms: inter-agency land-use committees, joint infrastructure planning bodies, and unified development authorities with the mandate and resources to enforce coherent spatial plans.
International precedents for such transitions are encouraging. Greater Manchester’s devolution deal in the United Kingdom, Metropolitan Seoul’s governance reforms in the 1990s, and the creation of the Greater London Authority all demonstrate that consolidating fragmented metropolitan governance into accountable elected structures can unlock significant improvements in both service delivery and economic performance.
Pillar 2 — Greening for Resilience
The climate dimension of Karachi’s transformation cannot be treated as a luxury add-on to more “practical” infrastructure priorities. A city with 4 percent green space in a warming coastal environment is a city accumulating climate risk at an accelerating rate. The 2015 Karachi heat wave, which killed more than 1,200 people in a single week, was a preview of what routine summers will look like within a decade if the urban heat island effect is not actively countered.
The greening pillar encompasses multiple overlapping interventions: expanding parks and urban forests to absorb heat and manage stormwater; restoring the mangrove ecosystems along Karachi’s coastline that serve as natural buffers against storm surges and coastal erosion; redesigning road networks to incorporate permeable surfaces, street trees, and bioswales; and integrating green infrastructure standards into building codes for new development.
These investments are not merely environmental. They are economic. The World Health Organization estimates that urban green space reduces healthcare costs, increases property values in surrounding areas, and improves labor productivity by reducing heat stress. In a city where informal settlement residents have no access to air conditioning, every degree reduction in ambient temperature achievable through urban greening has a direct, measurable impact on human welfare.
Pillar 3 — Leveraging Assets
Karachi possesses one asset in extraordinary abundance: prime urban land controlled by public agencies. The Defence Housing Authority alone controls thousands of hectares in locations that, by any market measure, represent some of the most valuable real estate on the subcontinent. The Karachi Port Trust, the railways, and various federal ministries hold additional parcels of commercially significant land that are either underdeveloped, misused, or lying fallow.
The asset monetization pillar proposes to unlock this latent value through structured Public-Private Partnerships (PPPs) that use land as the primary input for financing major infrastructure projects. The model is well-established: a government agency contributes land at concessional rates to a joint venture, a private developer finances and constructs mixed-use development on a portion of the parcel, and the revenue generated—whether through commercial rents, residential sales, or transit-adjacent development premiums—is used to cross-subsidize the public infrastructure component of the project.
This model has been successfully deployed for mass transit financing in Hong Kong (through the MTR Corporation’s property development strategy), in Singapore (through integrated transit-oriented development), and more recently in Indian cities like Ahmedabad (through the BRTS land value capture mechanism). Karachi’s $10 billion infrastructure gap—encompassing mass transit, water treatment, wastewater management, and flood resilience—is too large for public budgets alone. Asset monetization is not optional; it is the essential bridge between fiscal reality and infrastructure ambition.
Pillar 4 — Smart Karachi
The fourth pillar recognizes that technological capacity is both a multiplier of the other three pillars and a reform agenda in its own right. A city that cannot accurately map its land parcels, track its utility consumption, monitor its traffic flows, or measure its air quality in real time is a city flying blind. Karachi’s current data infrastructure is fragmented, inconsistently maintained, and largely inaccessible to the policymakers who most need it.
The Smart Karachi pillar envisions a comprehensive digital layer over the city’s physical fabric: GIS-based land registries that reduce the scope for fraudulent title claims and agency disputes; smart metering for water and electricity that reduces non-revenue losses; integrated traffic management systems that improve the efficiency of Karachi’s chronically congested road network; and citizen-facing digital platforms that allow residents to pay utility bills, register property transactions, and report service failures without navigating physical bureaucracies that historically reward connection over competence.
Beyond service delivery, digital infrastructure enables a new quality of fiscal accountability. When every property transaction is recorded on a unified digital platform, the scope for tax evasion narrows. When utility consumption is metered and billed accurately, the implicit subsidies that currently flow to well-connected large users are exposed and can be redirected to the residents who actually need them.
PART 2: OPINION ARTICLE
The Megacity Paradox: Can Karachi Reclaim Its Crown?
Originally conceived for The Economist / Financial Times | Policy & Economics Desk
I. The Lights Are Going Out
There is a satellite image that haunts Pakistan’s urban planners. Taken at night, it shows the Indian subcontinent as a constellation of light—Mumbai’s sprawl blazing across the Arabian Sea coast, Delhi’s agglomeration pulsing outward in every direction, Lahore’s core radiating upward into Punjab’s flat horizon. And then there is Karachi.
Karachi is visible, certainly. It is not a dark city. But look closely at the World Bank’s time-series nighttime luminosity analysis, and something disturbing emerges: the city center—the historic financial district that once justified Karachi’s sobriquet as the “City of Lights”—is getting dimmer, not brighter. The economic heartbeat of Pakistan’s largest city is weakening at its core while its periphery sprawls outward in an unlit, unplanned, ungovernable direction.
This is not poetry. It is data. And the data tells a story that no government in Islamabad or Karachi seems to want to confront directly: Pakistan’s financial capital is slowly but measurably losing the competition for economic intensity. While Karachi still accounts for an extraordinary 12 to 15 percent of national GDP—more than any other Pakistani city by an enormous margin—the character of that contribution is shifting from high-value, knowledge-intensive activity to lower-productivity, sprawl-dependent commerce. The lights are going out in the places that matter most.
“A city that cannot govern its center cannot grow its future. Karachi is learning this lesson the hard way.”
II. The Governance Trap: Twenty Agencies and No Captain
To understand why Karachi is losing its economic edge, it is necessary to understand something about how the city is actually governed—which is to say, how it is catastrophically not governed.
More than 20 federal, provincial, and local agencies currently exercise jurisdiction over some portion of Karachi’s land, infrastructure, or services. The Defence Housing Authority controls some of the most commercially prime real estate on the subcontinent. The Karachi Development Authority nominally plans land use for the broader metropolitan area. The Malir Development Authority manages a separate zone. Cantonment boards exercise authority over military-adjacent districts. The Sindh government retains overarching provincial jurisdiction. The federal government maintains control of the port, the railways, and various strategic assets.
Together, these agencies control roughly 90 percent of Karachi’s total land area. Separately, none of them has the mandate, the resources, or the incentive to coordinate with the others in service of any coherent vision for the city as a whole. The result is what economists call a “tragedy of the commons” applied to urban governance: because the costs of mismanagement are diffused across all agencies and the benefits of good management accrue to whoever happens to govern the relevant parcel, rational self-interest produces collectively irrational outcomes. Roads built by one agency end abruptly at the boundary of another’s jurisdiction. Water mains installed by one utility are torn up months later by another laying telecom cables. Parks planned for one precinct are quietly rezoned for residential development when a connected developer makes the right request to the right official.
This is not corruption in the traditional sense—though corruption is certainly present. It is something more structurally damaging: the institutionalization of irresponsibility. When no single entity is accountable for the city’s performance, no single entity can be held to account for its failures. Karachi’s governance crisis is not a problem of bad actors. It is a problem of a system designed, whether intentionally or through historical accumulation, to ensure that no one is ever truly responsible.
The analogy that comes to mind is that of a vast corporation with twenty co-equal CEOs, each controlling a different business unit, each reporting to a different shareholder group, and none with the authority to overrule the others on decisions that affect the whole enterprise. No serious investor would put money into such a structure. Yet international capital is expected to flow into Karachi’s infrastructure on exactly these terms.
III. The Fiscal Frontier: The Absurdity of Karachi’s Property Tax
Here is a number that should concentrate minds in every finance ministry from Islamabad to Washington: the property tax yield of Sindh province—which means, in practical terms, largely Karachi—is dramatically lower than that of Punjab, Pakistan’s other major province, and an order of magnitude below what comparable cities in India manage to extract from their property bases.
Property taxation is, as the IMF has repeatedly documented, the bedrock of sustainable urban finance. Unlike income taxes, which are mobile and can be avoided by relocating economic activity, property taxes fall on an asset that cannot move. Land is fixed. Buildings are fixed. The value embedded in a well-located urban parcel—value created not by the owner but by the surrounding city’s infrastructure, connectivity, and economic density—is a legitimate and efficient target for public revenue extraction.
Karachi’s failure to capture this value is not a technical problem. The Sindh government knows where the land is. It knows who owns it, at least formally. The failure is political. Property in Karachi is owned, directly or indirectly, by constituencies that have historically exercised substantial influence over provincial revenue decisions: military-affiliated institutions, politically connected developers, landed families whose wealth is measured in urban plots rather than agricultural hectares, and the 20-plus agencies whose own landholdings are routinely exempt from assessment.
The practical consequence is a city that starves its own maintenance budget. Without adequate property tax revenues, Karachi cannot fund the routine upkeep of its roads, drains, parks, and utility networks. Deferred maintenance becomes structural deterioration. Structural deterioration reduces assessed property values. Reduced assessed values further constrain tax revenues. The spiral tightens. And as the infrastructure degrades, the high-value businesses and residents who might otherwise anchor the formal tax base migrate—precisely to the peri-urban fringe where assessments are even lower and enforcement is even weaker.
The comparison with Mumbai is instructive and humbling. Mumbai’s Brihanmumbai Municipal Corporation, despite its own well-documented dysfunctions, generates property tax revenues sufficient to fund a meaningful share of the city’s operating budget. Karachi’s fiscal capacity is a fraction of Mumbai’s, despite a comparable or larger population. This gap is not destiny. It is policy failure, and policy failure can be reversed.
IV. The Human Cost: Green Space, Public Transport, and Social Exclusion
Behind every percentage point of GDP and every unit of property tax yield, there are people. And in Karachi, roughly half of those people—somewhere between 8 and 10 million human beings—live in katchi abadis: informal settlements without formal property rights, reliable utilities, or legal protection against eviction.
The absence of green space, which stands at a mere 4 percent of Karachi’s urban area against a globally recommended minimum of 15 percent, may seem like a quality-of-life concern rather than a governance emergency. But in a coastal megacity where summer temperatures regularly exceed 40 degrees Celsius, green space is not a luxury. It is a survival infrastructure. The 2015 heat wave that killed more than 1,200 Karachi residents in a single week—the vast majority of them poor, elderly, or engaged in outdoor labor—was a preview of what happens when a city builds itself as a concrete heat trap and then removes the last natural mechanisms for thermal relief.
Public transport amplifies the exclusion dynamic. Karachi has one of the lowest rates of formal public transit use of any megacity its size. The city’s primary mass transit project—the Green Line Bus Rapid Transit corridor—has been in various stages of construction and delay for the better part of a decade. In its absence, millions of residents depend on informal minibuses and rickshaws that are slow, unreliable, expensive relative to informal-sector wages, and environmentally catastrophic. Workers in Karachi’s industrial zones who might otherwise access higher-paying employment in the financial district are effectively priced out of mobility. The labor market is segmented not by skill alone but by geography, and geography in Karachi is determined by whether one happens to live near the remnants of a functional transit connection.
Social polarization—the growing distance, geographic and economic, between those who live in the serviced formal city and those consigned to the informal one—is not merely an equity concern. It is a threat to the social contract that makes metropolitan agglomeration economically productive in the first place. Cities generate wealth through density, through the interactions and spillovers that occur when diverse people with diverse skills and ideas occupy shared space. When half a city’s population is effectively excluded from the spaces where those interactions happen—because they cannot afford the transport, because they lack the addresses required for formal employment, because the green spaces that make urban life bearable do not exist in their neighborhoods—the economic dividend of agglomeration is substantially squandered.
“Karachi’s inequality is not an unfortunate side effect of its growth. It is an active drag on the growth that could otherwise occur.”
V. Radical Empowerment: The Only Path Forward
The World Bank report is, appropriately, diplomatic in its language. It speaks of “institutional reform,” of “transitioning toward empowered local government,” of “Track 1 vision” and “shared commitment.” These are the necessary euphemisms of multilateral diplomacy. But translated into plain language, the report’s core argument is blunt: Karachi will not be saved by better planning documents or more coordinated inter-agency meetings. It will be saved only by radical political devolution.
What Karachi needs—what its scale, complexity, and fiscal situation demand—is an elected metropolitan mayor with genuine executive authority over the city’s land, budget, and infrastructure. Not a mayor who advises the provincial government. Not a mayor who chairs a committee. A mayor who can be voted out of office if the roads are not repaired, the water does not flow, and the city continues to dim.
This is not an untested idea. Greater London’s transformation under Ken Livingstone and Boris Johnson—whatever one thinks of their respective politics—demonstrated that a directly elected executive with transport and planning powers can fundamentally alter the trajectory of a major global city within a single term. Metro Manila’s governance reforms in the 1990s, imperfect as they were, showed that consolidating fragmented metropolitan authority into a more unified structure produces measurable improvements in infrastructure coordination. Even Pakistan’s own history provides precedent: Karachi’s period of most effective urban management arguably occurred under the elected metropolitan mayor system that prevailed briefly in the early 2000s, before provincial interests reasserted control.
The Sindh government’s resistance to devolution is understandable in terms of short-term political calculus. Karachi’s land is extraordinarily valuable, and control of that land is the foundation of enormous political and economic power. But the calculus changes when one considers the medium-term consequences of continued governance failure. If Karachi’s economic decline continues—if the businesses flee, the tax base erodes, the informal settlements expand, and the infrastructure deteriorates beyond cost-effective rehabilitation—the Sindh government will find itself governing a fiscal and social catastrophe rather than a golden goose.
The international community—the OECD, the IMF, the World Bank, bilateral development partners—has a role to play in shifting this calculus. The $10 billion investment framework proposed in the World Bank report should not be made available on the existing governance terms. It should be conditioned, explicitly and transparently, on measurable progress toward metropolitan devolution: the passage of legislation establishing an elected metropolitan authority, the transfer of specific land-use planning powers from provincial agencies to the new metropolitan government, and the implementation of a reformed property tax system with independently verified yield targets.
This is not interference in Pakistan’s internal affairs. It is the basic principle of development finance: that large public investments require the governance conditions necessary to make those investments productive. Pouring $10 billion into a city governed by 20 uncoordinated agencies is not development. It is waste on a grand scale.
Karachi was once the most dynamic city in South Asia. In 1947, it was Pakistan’s largest, wealthiest, and most cosmopolitan urban center. The decades of governance failure that followed its initial promise are not irreversible. The city’s underlying assets—its port, its financial markets, its entrepreneurial population, its coastal location—remain extraordinary. The human capital that built Karachi’s original prosperity has not gone anywhere. It is waiting, in informal settlements and gridlocked streets and underperforming schools, for a governance system capable of releasing it.
The question is not whether Karachi can reclaim its crown. The question is whether Pakistan’s political establishment has the will to create the conditions under which it can. The satellite data showing the city’s dimming lights is not a verdict. It is a warning. And warnings, unlike verdicts, can still be heeded.
Key Statistics at a Glance
Economic Contribution: 12–15% of Pakistan’s GDP generated by a single city
Poverty Reduction: From 23% (2005) to 9% (2015) — one of Pakistan’s least poor districts
Governance Fragmentation: 20+ agencies controlling 90% of city land
Green Space Deficit: 4% vs. 15–20% globally recommended
Informal Settlements: 50% of population in katchi abadis without property rights
Infrastructure Investment Gap: $10 billion required over the next decade
Heat Wave Mortality: 1,200+ deaths in the 2015 event alone
Property Tax Yield: Significantly below Punjab, Pakistan and Indian metro benchmarksThis analysis draws on the World Bank Karachi Urban Diagnostic Report, IMF cross-country fiscal data, and global urban governance research. It is intended for policymakers, development finance institutions, and international investors engaged with Pakistan’s urban futur
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Analysis
10 Ways to Develop the Urban Economy of Karachi, Lahore, and Islamabad on the Lines of Dubai and Singapore
Walk along Karachi’s Clifton Beach on a clear January evening, and you are struck less by what is there than by what could be. The Arabian Sea glitters. The skyline, ragged and improvised, speaks of a city straining against its own potential. Some 20 million people — roughly the combined population of New York City and Los Angeles — call this megacity home, generating approximately a quarter of Pakistan’s entire economic output from roads, ports, and neighbourhoods that often feel held together by ingenuity alone. Travel north to Lahore and you find South Asia’s cultural heartland buzzing with a startup culture that rivals Bangalore’s early years. In Islamabad, the capital’s wide avenues hint at a planned ambition that has never been fully monetised. Taken together, these three cities represent the most consequential urban bet in South Asia.
| City | GDP Contribution | IMF Growth (2026) | Urban Pop. by 2050 |
|---|---|---|---|
| Karachi | ~25% of Pakistan GDP | 3.6% | — |
| Lahore | ~15% of Pakistan GDP | 3.6% | — |
| Islamabad | ~16% of Pakistan GDP | 3.6% | — |
| Pakistan (national) | — | 3.6% | ~50% urban |
The question is no longer whether Pakistan’s cities need to transform — the data makes that urgent and obvious. According to the World Bank’s Pakistan Development Update (2025) (DA 93), urban areas already generate 55% of Pakistan’s GDP, a figure that could climb above 70% by 2040 as rural-to-urban migration accelerates. The UNFPA projects Pakistan’s urban population will approach 50% of the national total by 2050 — adding tens of millions of new city-dwellers who will need housing, jobs, transit, and services. The real question is whether these cities grow like Dubai and Singapore — purposefully, innovatively, and lucratively — or whether they grow like Cairo or Dhaka — sprawling, congested, and squandering their potential.
This article maps ten evidence-based, practically achievable pathways that could tip the balance. Each draws directly from strategies that turned a desert trading post into a $50,000 per capita powerhouse, and a small island into the world’s most connected logistics node. None is painless. All are possible.
“Dubai was desert and debt thirty years ago. Singapore had no natural resources. What they had was institutional seriousness. Pakistan’s cities can manufacture that — but only if they choose to.” — Urban economist’s assessment, ADB South Asia Regional Review, 2025
1. Establish Special Economic Zones Modelled on Dubai’s Free Zones
Dubai’s Jebel Ali Free Zone hosts more than 9,500 companies from 100 countries, contributing roughly 26% of Dubai’s GDP through a deceptively simple formula: zero corporate tax, 100% foreign ownership, and world-class logistics infrastructure. The urban economy development of Karachi — which already houses Pakistan’s only deep-water port — could replicate this model with striking geographic logic. Karachi Port and the adjacent Bin Qasim industrial corridor form a natural anchor for a genuine free zone, one that goes far beyond the existing Export Processing Zones in regulatory ambition and administrative efficiency.
The Financial Times’ reporting on CPEC’s economic corridors highlights that while China-Pakistan Economic Corridor investments have seeded infrastructure, the dividend remains locked behind bureaucratic bottlenecks. Lahore’s economic growth strategies must similarly pivot toward SEZ governance reform: one-window clearance, independent regulatory bodies, and investor-grade contract enforcement. Islamabad’s Fatima Jinnah Industrial Park offers a smaller but symbolically powerful model — a capital-city zone focused on tech services, financial intermediation, and diplomatic trade, analogous to Singapore’s one-north innovation district.
Key Benefits of Free Zone Development:
- 100% foreign ownership attracts FDI without a political risk premium
- Streamlined customs integration with CPEC corridors cuts logistics costs by an estimated 18–23%
- Technology transfer through multinational co-location builds domestic human capital
- Export diversification reduces dependence on textile-sector forex earnings
Critically, the SEZ model only works if the rule of law inside the zone is credible and insulated from wider governance failures. Dubai learned this lesson early by placing free zone courts under British Common Law jurisdiction. Pakistan’s urban planning inspired by Dubai and Singapore must make the same uncomfortable concession: that internal governance reforms, however politically costly, are the only real investor guarantee.
2. Deploy Smart City Technology and Data Infrastructure
Singapore’s Smart Nation initiative has been so consequential not because of any single technology but because of governance architecture: a central data exchange platform that allows city departments to speak to each other, eliminating the silos that make urban management so costly everywhere else. The Islamabad smart city model Dubai has inspired in Gulf capitals — sensor-laden streets, AI-managed traffic systems, predictive utility networks — is impressive as spectacle. Singapore’s version is impressive as policy. Pakistan’s cities need both: the visible wins that build public trust, and the invisible plumbing that makes cities actually work.
Karachi’s traffic management crisis, which costs the city an estimated $4.7 billion annually in lost productivity according to the Asian Development Bank’s cluster-based development report for South Asian cities, is precisely the kind of tractable problem that smart technology can address in the near term. Adaptive traffic signal systems, deployed cheaply using existing camera infrastructure and open-source AI models, have reduced congestion by 12–18% in comparable cities in Bangladesh and Vietnam. Lahore’s economic growth and the city’s aspirations for a startup corridor along the Raiwind Road technology belt can be similarly accelerated by deploying a city-wide fibre backbone and municipal cloud services.
Smart City Priorities — Practical First Steps:
- Unified digital identity and payment platform (e-governance layer) to eliminate cash-based bureaucracy
- Open data portals enabling private sector innovation on municipal datasets
- AI-assisted utility billing to reduce power and water loss — Karachi’s KWSB loses ~35% of water to leakages
- Smart waste management pilots in Gulshan-e-Iqbal and Islamabad’s F-sector residential areas
The climate dimension cannot be ignored. Karachi’s 2015 heat wave killed over 1,000 people in a week. Urban heat island effects are intensifying. Boosting Pakistan city economies in 2026 and beyond requires embedding climate resilience into every smart infrastructure layer — green roofs, urban tree canopy monitoring, heat-responsive transit schedules — as Singapore has done across its entire urban development code since 2009.
3. Revamp Mass Transit to Match Singapore’s 90% Public Transport Usage
Singapore’s extraordinary achievement — that 90% of peak-hour journeys are made by public transport — is not an accident of geography or culture. It is the product of deliberate, decades-long policy: the world’s most comprehensive vehicle ownership tax, congestion pricing since 1975, and a Mass Rapid Transit network built to suburban extremities before demand materialised. Urban economy development in Karachi cannot wait for a full MRT system — the city needs it now. But Lahore has already proven the model is replicable: the Orange Line Metro, despite years of delays, now moves 250,000 passengers per day, slashing travel times on its corridor by over 40%.
The challenge is scale and integration. Lahore’s Orange Line is a single corridor in a city of 14 million. Karachi’s Green Line BRT, operational since late 2021, carries far fewer passengers than its designed 300,000-daily-ridership capacity because last-mile connectivity — the rickshaws, walking infrastructure, and feeder routes — was never properly planned. This is the urban planning gap that separates South Asian cities from Singapore, where no station was designed without a walkable catchment. Islamabad, smaller and newer, has the rare advantage of building this integration from scratch in its Blue Area–Rawalpindi corridor.
| City | Public Transport Share | Key Infrastructure | Gap vs Singapore |
|---|---|---|---|
| Singapore | 90% (peak hours) | MRT, LRT, 500+ bus routes | — |
| Dubai | 18% | Metro (2 lines), RTA buses | 72 pp |
| Karachi | ~12% | Green Line BRT, informal minibuses | 78 pp |
| Lahore | ~15% | Orange Line Metro, BRT | 75 pp |
| Islamabad | ~9% | Metro Bus, informal wagons | 81 pp |
4. Build Innovation Hubs and Startup Ecosystems
In 2003, Singapore was still primarily a manufacturing economy. Its government made a calculated, controversial bet: redirect economic policy toward knowledge-intensive industries and build the physical and institutional infrastructure to support them. The result was a cluster of innovation districts — one-north, the Jurong Innovation District, the Punggol Digital District — that now host global R&D centres for companies like Procter & Gamble, Rolls-Royce, and Novartis. Pakistan’s urban planning inspired by Dubai and Singapore suggests a similar cluster logic: identify the sectors where Karachi, Lahore, and Islamabad have comparative advantages and build deliberately around them.
The good news is that the ecosystem already exists, more robustly than most international analysts appreciate. According to The Economist’s city competitiveness analysis, Pakistan’s tech startup sector attracted over $340 million in venture capital between 2021 and 2024, with Lahore’s LUMS-adjacent corridor producing fintech and agritech companies with genuine regional scale. Arfa Software Technology Park in Lahore, if supported with the governance reforms and connectivity upgrades it has long lacked, could become a genuine counterpart to Singapore’s one-north — a place where global companies open regional headquarters and local startups find the talent density they need to scale.
Building a Tier-1 Startup Ecosystem — Enablers:
- University-industry linkage mandates — LUMS, NUST, IBA as anchor innovation partners
- Government procurement from local startups (Singapore’s GovTech model)
- Diaspora reverse-migration incentives: 9 million overseas Pakistanis represent an enormous talent reservoir
- Regulatory sandboxes in fintech — SBP’s sandbox framework needs acceleration and expansion
5. Reform Urban Land Markets and Housing Finance
Dubai’s vertical density — towers rising from what was desert four decades ago — was made possible by clear land titles, transparent transaction registries, and a financing ecosystem willing to underwrite large-scale development. Singapore went further: 90% of its population lives in public housing managed by the Housing Development Board, built on land that was compulsorily acquired from private owners in the 1960s at controlled prices. Both models required political will that is genuinely difficult to replicate. But the alternative — allowing Karachi, Lahore, and Islamabad to continue their informal expansion — is economically catastrophic.
The urban economy development of Karachi is strangled by a land market dysfunction that economists at the IGC (International Growth Centre) have documented in detail: much of the city’s most valuable land is held by government agencies, defence authorities, or land mafias in ways that prevent efficient development. The result is that the poor are pushed to dangerous peripheries — building informally on flood plains and hillsides — while city centres under-utilise their economic potential. A digitised, publicly accessible land registry, combined with a property tax regime that penalises idle land, would unlock enormous latent value without requiring politically impossible acquisitions.
6. Develop Port-Linked Trade and Logistics Corridors
No city in the world has achieved sustained economic greatness without a world-class logistics gateway. Singapore’s port is the world’s second busiest by container volume, not because Singapore is large but because it made itself indispensable to global supply chains through relentless efficiency improvements and a free trade orientation. Dubai’s Jebel Ali Port — built in open desert in 1979 — is now the world’s ninth busiest container port, handling cargo for 140 countries. Karachi’s Port Qasim sits at the mouth of what could be South Asia’s most powerful trade corridor, with CPEC connecting it to China and the Central Asian republics to the north.

The Financial Times’ analysis of CPEC’s trade potential notes that the corridor has thus far under-delivered on trade facilitation relative to its infrastructure investment, largely because port procedures, customs technology, and the regulatory interface between Chinese logistics operators and Pakistani authorities remain misaligned. The fix is administrative as much as physical: a single digital trade window, harmonised with WTO standards and integrated with China’s Single Window system, would dramatically reduce dwell times and attract the transshipment volume that currently bypasses Karachi for Dubai and Colombo.
Logistics Corridor Quick Wins:
- Digital trade single window — reduce cargo dwell time from 7 days to under 48 hours
- Dry port development in Lahore and Islamabad to decongest Karachi port approaches
- Cold chain logistics cluster at Port Qasim for agricultural export value addition
- Open-skies policy expansion at Islamabad and Lahore airports to boost air cargo
7. Transform Tourism Through Strategic Investment and Heritage Branding
Tourism contributed approximately 12% of Dubai’s GDP in 2024, a figure achieved not through passive attraction but through an almost cinematically disciplined programme of investment, event hosting, and global marketing. The Burj Khalifa was not simply a building; it was a media asset. The World Islands were not simply real estate; they were a global conversation. Lahore’s economic growth strategies have, in the past decade, begun to recognise that the city has a comparable asset base: the Badshahi Mosque, the Lahore Fort, Shalimar Gardens — all UNESCO World Heritage Sites — along with a food culture that Condé Nast Traveller has called “one of Asia’s great undiscovered culinary traditions.”
Islamabad’s natural advantages — the Margalla Hills, proximity to the Buddhist heritage sites of Taxila, and the dramatic gorges of Kohistan along the Karakoram Highway — represent an adventure tourism corridor that has no real parallel in the Gulf states. The challenge is not the product; it is the infrastructure around the product. Visa liberalisation (Pakistan issued a significant e-visa reform in 2019 but implementation has been inconsistent), airlift capacity, and the quality of hospitality offerings remain limiting factors. A dedicated tourism authority for each of the three cities, modelled on Dubai Tourism’s industry partnership and data-driven marketing approach, could begin shifting this equation within 18 months.
8. Reform City Governance with Singapore-Style Meritocratic Administration
Singapore’s economic miracle is, at its core, a governance miracle. The Public Service Commission’s rigorous competitive examination system, combined with public sector salaries benchmarked to private sector equivalents, produced a civil service that consistently ranks as one of the world’s least corrupt and most effective. The city-state’s Urban Redevelopment Authority — a single body with genuine planning authority across the entire island — enabled the kind of long-horizon strategic decisions that fragmented city governance systems structurally cannot make. Pakistan’s urban planning inspired by Dubai and Singapore must grapple honestly with this uncomfortable truth: better infrastructure without better governance is infrastructure that will eventually fail.
Karachi’s governance crisis — divided between the Sindh provincial government, the City of Karachi, the Cantonment Boards, the Karachi Metropolitan Corporation, and local bodies — is a documented driver of underinvestment and service delivery failure. The World Bank’s governance diagnostics for Pakistan consistently identify institutional fragmentation as the primary constraint on urban economic performance, above even macroeconomic instability. Giving cities genuine fiscal autonomy — the right to retain and spend a meaningful share of locally-generated tax revenue — would align incentives in ways that national transfers never can.
Governance Reform Essentials:
- Metropolitan planning authorities with real statutory power, not advisory roles
- Municipal bond markets — Karachi and Lahore have sufficient revenue base to issue bonds for infrastructure
- Performance-linked pay in urban service departments to reduce procurement corruption
- Open contracting standards — publish all city contracts above PKR 50 million publicly
9. Invest in Human Capital Through Education and Health Infrastructure
Singapore’s founding Prime Minister Lee Kuan Yew famously argued that the only natural resource a city-state possesses is its people. Every major economic decision in Singapore’s early decades — from housing policy to compulsory savings — was ultimately a bet on human capital formation. Boosting Pakistan city economies in 2026 and beyond requires a similar recalibration. According to Euromonitor’s 2025 City Competitiveness Review, Karachi and Lahore rank poorly on human capital indices relative to comparable emerging-market cities, primarily due to tertiary education enrolment gaps and high child stunting rates that impair cognitive development.
The opportunity here is genuinely enormous. Pakistan has one of the world’s youngest populations — a median age below 22 years. UNFPA’s demographic projections suggest the working-age population will peak around 2045, giving Pakistan roughly two decades to build the educational infrastructure that converts demographic weight into economic momentum. City-level community college networks, linked to the ADB’s cluster-based development programmes for technical and vocational education, could absorb the massive cohort of young urban workers who are currently locked out of formal employment by credential gaps.
10. Embed Climate Resilience and Green Finance into Urban Development
Dubai’s 2040 Urban Master Plan commits 60% of the emirate’s total area to nature and recreational spaces — a remarkable target for a desert economy that spent its first growth era paving over everything in sight. Singapore has gone further still, weaving its Biophilic City framework — trees, green walls, rooftop gardens, canal waterways — into every new development approval since 2015. These are not cosmetic choices; they are economic calculations. Cities that fail to build climate resilience into their fabric will face mounting costs: damaged infrastructure, displacement, declining productivity, and insurance market exits that undermine private investment. Karachi’s exposure to monsoon flooding and extreme heat makes this the most urgent economic priority of all.
Green finance is the mechanism that makes this tractable. Pakistan’s Securities and Exchange Commission launched a green bond framework in 2021 that has seen minimal uptake from city administrations — largely because cities lack the fiscal authority to issue debt. Reforming this, combined with accessing the ADB’s Urban Climate Change Resilience Trust Fund and the Green Climate Fund’s urban windows, could unlock hundreds of millions in concessional financing for Karachi’s coastal flood barriers, Lahore’s urban forest programme, and Islamabad’s Margalla Hills watershed management. The Economist’s analysis of South Asian climate economics warns that without such investment, climate-related GDP losses in Pakistan’s cities could exceed 5% annually by 2040 — a cost that dwarfs the investment required to prevent it.
Green Urban Finance Mechanisms:
- Municipal green bonds — Karachi’s fiscal base supports a Rs. 50–80 billion first issuance
- Nature-based solutions: mangrove restoration in Karachi’s Hab River delta for flood buffering
- Green building code enforcement linked to property tax incentives
- Public-private partnerships for solar microgrids in low-income settlements, reducing load-shedding costs
- Carbon credit markets — urban tree canopy and wetland restoration as city revenue streams
The Cities Pakistan Needs — and Can Build
It would be dishonest to end on pure optimism. Dubai had oil revenues to fund its transformation. Singapore had Lee Kuan Yew’s singular administrative discipline — a political model that democracies cannot and should not replicate. Pakistan’s cities face genuine structural constraints: a sovereign debt overhang that limits fiscal space, a security environment that adds a risk premium to every investment conversation, and a political economy that rewards short-term patronage over long-term planning. These are real obstacles, not rhetorical ones.
And yet. Karachi is still the largest city in a country of 240 million people, positioned at the junction of the Arabian Sea, South Asia, and Central Asia, with a port infrastructure that took a century to build and cannot be replicated by competitors. Lahore is still the cultural capital of the most demographically dynamic region on earth, with a technology sector producing genuine global-scale companies on shoestring budgets. Islamabad sits at the intersection of Belt and Road ambition and a restive but talented workforce whose diaspora has built Silicon Valley, London’s financial services industry, and Dubai’s medical sector.
Urban economy development in Karachi, Lahore, and Islamabad on the lines of Dubai and Singapore is not a fantasy. It is an engineering problem — technically complex, politically demanding, and entirely within the range of human possibility. The ten pathways outlined here — free zones, smart governance, transit reform, innovation clusters, land market modernisation, logistics integration, tourism investment, meritocratic administration, human capital, and climate resilience — are individually powerful and collectively transformational. They require money, yes. But they require political will even more.
A Call to Action for Policymakers and Investors
To policymakers in Islamabad, Lahore, and Karachi: the reform agenda outlined here is not a wish list — it is a minimum viable programme for economic survival in a competitive 21st-century world. Begin with governance reform and fiscal decentralisation; every other intervention depends on it.
To global investors: Pakistan’s city risk premium is real but mispriced. The countries that found the confidence to invest in Dubai in 1990 and Singapore in 1970 were rewarded beyond any reasonable projection. The cities are ready for serious capital. The question is whether serious capital is ready for the cities.
Citations & Sources
- World Bank. Pakistan Development Update — October 2025 (DA 93). https://www.worldbank.org/en/country/pakistan/publication/pakistan-development-update-october-2025
- UNFPA. State of World Population — Urbanization Report. https://www.unfpa.org/sites/default/files/pub-pdf/urbanization_report.pdf
- Financial Times. CPEC and Pakistan’s Economic Corridor Potential. https://www.ft.com
- Asian Development Bank. Urban Clusters and South Asia Competitiveness. https://www.adb.org/publications/urban-clusters-south-asia-competitiveness
- The Economist. Pakistan Technology and City Competitiveness Analysis. https://www.economist.com
- International Growth Centre. Sustainable Pakistan: Transforming Cities for Resilience and Growth. https://www.theigc.org/publication/sustainable-pakistan-cities
- Euromonitor International. Pakistan City Competitiveness Review 2025. https://www.euromonitor.com
- IMF. Pakistan — Article IV Consultation and GDP Growth Forecasts 2026. https://www.imf.org/en/Publications/CR/
- Gulf News. Dubai-Like Modern City to be Developed Near Lahore. https://gulfnews.com/world/asia/pakistan
- The Friday Times. Transforming Pakistan’s Cities: Smart Solutions for Sustainable Urban Life. https://thefridaytimes.com
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Analysis
Uncertainty Looms Over Indonesia-US Trade Pact After Legal Blow in Washington
Analysts Say the Supreme Court Ruling Gives Indonesia Room to Reassess Its Commitments — and Perhaps Demand a Better Deal
The ink on the Indonesia-US reciprocal trade agreement had barely dried when the legal architecture underpinning it collapsed. President Prabowo Subianto signed the landmark deal in Washington on February 19, pledging to open Indonesia’s markets to 99% of American exports in exchange for a reduced US tariff rate of 19% — a hard-won concession from the original 32% levied under President Donald Trump’s “Liberation Day” tariff campaign. Then, just 24 hours later, the United States Supreme Court issued a 6-3 ruling that obliterated the legal basis for those very tariffs.
It is one of the more striking pieces of timing in recent economic diplomacy: a country concedes major market access to escape a tariff that the highest court in the land simultaneously declares unlawful. For Jakarta, the question now is not simply what the deal is worth — but whether it needs to be renegotiated entirely.
Background: The Tariff Threat That Brought Indonesia to the Table
To understand the Indonesia US trade pact uncertainty 2026, one must revisit April 2025, when Trump invoked the International Emergency Economic Powers Act (IEEPA) to impose sweeping “reciprocal tariffs” on imports from nearly every country on earth. Indonesia was hit with a 32% rate — a punishing levy on a nation whose exports, from garments and footwear to palm oil and electronics components, flow heavily into the American market.
Bloomberg reported that the two sides had been negotiating for months, with the final deal announced the same day Prabowo attended Trump’s inaugural Board of Peace summit. Under the White House’s own fact sheet, Indonesia agreed to eliminate tariff barriers on more than 99% of American products — spanning agriculture, health goods, seafood, automotive parts, and chemicals — while addressing longstanding non-tariff barriers such as local content requirements and import certification burdens. Indonesian companies also pledged to purchase around $33 billion in US goods, including soybeans, corn, cotton, and up to five million tons of wheat by 2030.
In exchange, Washington agreed to lower its tariff on most Indonesian exports from 32% to 19% — the same rate set for Cambodia and Malaysia. The agreement was signed by US Trade Representative Jamieson Greer and Indonesia’s Coordinating Minister for Economic Affairs Airlangga Hartarto, who hailed it as the beginning of a “new golden age” in bilateral ties.
The question that lingered, even at the signing ceremony, was straightforward: if Trump’s IEEPA tariffs were struck down by the courts, what exactly was Indonesia buying its way out of?
The Supreme Court’s Ruling: A Constitutional Reset Button
On February 20, 2026, Chief Justice John Roberts delivered the answer with characteristic precision. In Learning Resources, Inc. v. Trump, the Supreme Court held — in a 6-3 decision joined by both conservative and liberal justices — that IEEPA does not authorize the President to impose tariffs. As NBC News reported, the ruling invalidated the “reciprocal tariff” edifice that Trump had spent a year constructing.
The majority’s logic was clean. Tariffs are, constitutionally, a branch of the taxing power — a power explicitly assigned to Congress. IEEPA’s grant of authority to “regulate importation” does not mention tariffs or duties; no previous president had ever read it to confer such power; and invoking the court’s “major questions doctrine,” Roberts found no clear congressional authorization for the extraordinary unilateral authority Trump had claimed.
Justices Thomas, Alito, and Kavanaugh dissented, with Kavanaugh notably warning that the refund process for the estimated $160–175 billion in collected IEEPA duties would likely be a “mess” — a statement Trump later quoted approvingly at a White House press conference, calling the justices who voted against him a “disgrace.”
The ruling is best understood as a reset button on trade leverage — not as a return to the pre-2025 status quo. As WilmerHale’s trade analysis noted, the administration moved within hours to impose a new 10% global surcharge under Section 122 of the 1974 Trade Act — later raised to the statutory maximum of 15% — valid for 150 days. Critically, Section 232 national security tariffs on steel and aluminium remain untouched. For Indonesia, this means the threat of US tariffs has not vanished; it has simply changed shape.
Jakarta’s Immediate Response: Affirm the Deal, Reassess the Terms
The immediate Indonesian government position was to hold firm. Airlangga Hartarto confirmed that the agreement remained valid and that Jakarta intended to implement its commitments. Presidential communications echoed the same line. For a government that had invested enormous political capital — including a controversial $1 billion membership fee to join Trump’s Board of Peace — public retreat was not an option on day one.
But beneath the diplomatic composure, the mathematics have shifted considerably. Indonesia negotiated a 19% tariff rate to escape a 32% rate that is now legally void. Under the new Section 122 blanket tariff, Indonesian goods face a 15% rate — four percentage points lower than what Jakarta’s negotiators secured after months of intensive talks. Put differently: Indonesia locked in concessions calibrated to a threat the courts just nullified, while the US has since imposed a lower universal rate through a completely different legal mechanism.
As Jakarta Globe reported, Indonesian economist Faisal acknowledged the ruling as an opportunity to rethink trade strategy, while cautioning that uncertainty remains elevated given the administration’s stated intention to pursue further tariff action through Section 301 investigations and Section 232 reviews. “That means tariffs can still be maintained, even if at lower levels,” Faisal said, stressing that US trade policy remains fluid.
Analyst Perspectives: The Case for Renegotiation — and Its Limits
The impact of the US Supreme Court tariff ruling on Indonesia’s economy is more nuanced than a binary win-or-lose framing suggests. Analysts identify several dimensions worth parsing.
The leverage shift is real, but temporary. As Asia Times reported, the Supreme Court ruling offers ASEAN nations “breathing room — a period in which the asymmetry of bargaining power is somewhat reduced.” Section 122 is capped at 15% for just 150 days. After that, the administration has signaled it will push Section 232 and Section 301 investigations to restore targeted tariff pressure. The window for Indonesia to extract better terms is narrow.
Critical minerals complicate the calculus. A significant element of the February 19 deal was Indonesia’s commitment to lift restrictions on critical mineral exports — particularly nickel, of which Indonesia holds the world’s largest reserves. Washington was explicit that it wants to counter China’s stranglehold on minerals essential for defense manufacturing and the clean energy supply chain. This geostrategic dimension gives Indonesia real leverage that extends beyond any tariff negotiation. But Prabowo’s government has already reaffirmed that it will not reopen raw mineral exports — domestic processing requirements remain a red line — which limits how far any renegotiation can go on that front.
The deal’s non-tariff components may survive intact. Analysts note that Indonesia’s concessions on non-tariff barriers — accepting FDA standards, removing local content requirements for US companies, and addressing IP protections — reflect structural reforms Jakarta had an independent interest in pursuing. These are not hostage to IEEPA’s legal status. A renegotiation, if pursued, would likely focus on the tariff rate and purchase commitments rather than the regulatory framework.
Comparison with India is instructive. India, whose trade negotiators were on their way to Washington when the ruling landed, immediately paused talks and is now weighing options in a lower-tariff environment. The Global Trade Research Institute in New Delhi has explicitly called for a reassessment. Indonesia, having already signed, faces a higher bar — but the precedent from other countries reassessing their positions will not be lost on Jakarta.
Economic Implications: What Indonesian Exporters Actually Face
Indonesia runs a trade surplus with the United States — $17.9 billion in 2024 — and its export profile makes tariff levels acutely sensitive. Garments and footwear, Indonesia’s largest manufactured export categories to the US, face intense price competition and operate on thin margins. A 19% tariff versus a 15% blanket surcharge may seem like a minor variance, but for cost-sensitive supply chains already rerouting away from China, four percentage points can determine whether an order goes to Jakarta or Hanoi.
Textile and apparel producers in particular will be watching the deal’s implementation closely. The agreement included a commitment by the US to establish a mechanism allowing certain textile and apparel goods to receive a 0% tariff rate for a specified volume linked to imports of US cotton and fiber inputs — a provision with significant value for an industry that employs millions of Indonesians. Whether that mechanism survives the current legal uncertainty, or requires fresh congressional action to implement, remains an open question.
More broadly, as the Council on Foreign Relations noted, countries that negotiated IEEPA-based deals face a period of genuine ambiguity: “for US trade partners — including several that negotiated agreements intended to reduce IEEPA tariffs on their exports — the outlook is unclear.”
Broader Global Implications: The End of IEEPA-Era Trade Coercion
The Supreme Court’s decision does more than untangle any single bilateral deal. It closes the chapter on IEEPA as a trade coercion tool — the blunt instrument that drove dozens of countries to Washington’s negotiating table under duress. As Chatham House analysts assessed, the ruling signals “a shift toward slower, more procedurally constrained trade policy.” The administration retains meaningful authorities, but they come with checks: time limits, investigatory requirements, congressional thresholds, and judicial review.
For Southeast Asia as a whole, this recalibration matters. Vietnam is still negotiating. Thailand has not yet concluded an agreement. Both can now do so against a baseline of 15% rather than the threat of 32%–46% IEEPA rates. The competitive dynamic among ASEAN nations in attracting US supply chains — many of which fled China after the first Trump-era tariffs — becomes more level-footed in this new environment, but also more uncertain.
What is certain is that the era of unilateral tariff shock as the primary tool of American trade diplomacy has been judicially constrained. The White House has vowed to reconstruct its leverage through other means. For Indonesia, the coming weeks will determine whether the “new golden age” announced with fanfare on February 19 holds — or whether Jakarta uses the court’s reset button to negotiate terms more befitting a country that no longer faces the tariff it sacrificed so much to escape.
Conclusion: Jakarta’s Strategic Crossroads
The Indonesia-US trade pact, struck with ceremony and high-level symbolism, now enters a period of genuine uncertainty. The deal’s legal validity is not in question — both governments have affirmed its standing — but its economic rationale has been partially undermined by a court ruling that arrived the day after the signatures were affixed.
Indonesia is not without options. Its nickel reserves, its position as Southeast Asia’s largest economy, its role in Trump’s Gaza peace initiative, and the genuine interest of US businesses in accessing its 280-million-strong consumer market all give Jakarta meaningful cards to play. The Supreme Court decision on Trump tariffs and its implications for Indonesia are not necessarily catastrophic — but they do demand a more rigorous accounting of what was given, what was received, and whether the balance still makes sense.
Reassessing Indonesia’s commitments after the Trump tariff blow is not the same as walking away. It may be as simple as opening a quiet conversation with Washington about the zero-tariff textile provisions, or pressing for clarity on critical mineral cooperation terms. Done diplomatically, it is entirely consistent with the spirit of a deal that both sides called a beginning rather than an end.
The real test will come in the weeks ahead, as Trump’s alternative tariff authorities take shape, as refund litigation winds through the courts, and as other ASEAN nations recalibrate their own positions. Jakarta would do well to watch — and act — before that window narrows.
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