Title and land
How is the floor area ratio (emsal) calculated in Türkiye?
Short answer
Total buildable area is the plot area multiplied by the floor area ratio (emsal, KAKS). The footprint the building can cover is the plot area multiplied by the site coverage ratio (TAKS).
Details
- The emsal and TAKS values are written on the plot's zoning status document.
- Emsal sets the total building right, TAKS the footprint, and the storey or height limit how many floors the building can have.
- Some areas are excluded from the emsal calculation, so the total area on the permit can differ.
- The exact calculation is made with the zoning status from the municipality and the architectural project.
Example
On a 1,000 m² plot with an emsal of 1.50 the total building right is 1,500 m². With a TAKS of 0.30 the building covers at most 300 m² on the ground.
Legal basis
- Definitions in Zoning Law No. 3194 and the Planned Areas Zoning Regulation; the values come from the plot's zoning plan.
Related tools and documents
This page gives general information and is not legal or tax advice. For your own situation, consult a lawyer or an accountant. To cite this page: Emlivo, “How is the floor area ratio (emsal) calculated in Türkiye?”, 10 October 2026, https://www.emlivo.com/en/guide/floor-area-ratio-turkey