Floor Area Ratio and Site Coverage Ratio: Unlocking a Plot’s True Potential

The Right Project Begins with the Right Analysis of the Land.

Emsal and TAKS: The Real Potential of a Plot of Land

One of the most important factors determining what kind of building can be developed on a plot of land is the applicable zoning regulations. Two key concepts frequently encountered in this assessment are the Floor Area Ratio (KAKS) and the Building Coverage Ratio (TAKS).

What Is the Floor Area Ratio (FAR)?

Emsal refers to the ratio of the total floor area included in the emsal calculation to the parcel area, within the scope of the relevant zoning plan and legislation. For example, an emsal value of 2.00 on a 1,000 m² parcel means a total emsal-eligible floor area of 2,000 m² under general calculation. However, this value does not directly indicate the sellable area or the total construction area of the building.

What Is the Building Coverage Ratio (TAKS)?

Building Coverage Ratio (TAKS) is the ratio of the area occupied by the building at ground level to the parcel area. For example, a TAKS value of 0.40 on a 1,000 m² parcel corresponds to a ground floor area of 400 m², provided that other plan and legislative conditions are suitable.

Development Rights Are Defined by More Than Just Two Values

When evaluating the true project potential, floor limits, setback distances, construction type, plan notes, and other zoning conditions must be examined together. Two plots of land of the same size may offer different development opportunities due to different planning decisions. At UDI Yapı, we believe that proper zoning analysis and feasible architectural planning are at the core of project development.

Note: Example calculations are for informational purposes only. For definitive construction conditions, the current zoning status and relevant legislation must be taken as a basis.

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