How Much Can You Build on Your Plot? Here’s the Detailed Calculation Guide

Real Estate Desk – You own a plot of land and want to build your dream building on it. But how many square meters of footprint can the building have, and what will its total area be? How many independent units (apartments, shops, etc.) can you get out of this building? The answers to these questions lie in your plot’s “zoning status” (imar durumu) certificate and relevant legal regulations. Here is a step-by-step calculation guide to help you understand your plot’s potential.

The most fundamental piece of information needed before starting construction is the zoning status certificate obtained from the municipality where the land is located. This document serves as an official identifier showing what type and size of construction is permitted on your plot (Zoning Law No. 3194, Article 21). Critical information found in the zoning status certificate includes:

1. Setback Distances (Çekme Mesafeleri): These are the distances determining how close your building can be to the parcel boundaries. They are specified as front, rear, and side yard distances. The structure cannot extend beyond the boundaries created by these distances (Planned Areas Zoning Regulation, Article 23).
2. TAKS (Taban Alanı Kat Sayısı – Floor Area Ratio/Coefficient): This coefficient indicates the ratio of the maximum footprint area the building can occupy on the parcel to the total parcel area. For example, if TAKS is 0.20, you can build on a maximum of 20% of your land area (Planned Areas Zoning Regulation, Definitions).
3. KAKS (Kat Alanı Kat Sayısı – Total Floor Area Ratio/Coefficient) / Emsal: This coefficient indicates the ratio of the total construction area of all floors of the building (excluding certain exceptions) to the parcel area. This determines the overall size of the building (Planned Areas Zoning Regulation, Definitions).
4. Number of Floors (Kat Adedi): The maximum number of floors allowed to be built on the parcel.

Example Calculation:

To make the topic concrete, let’s assume we have a 500 m² plot (25m x 20m). Let’s imagine the zoning status certificate specifies the following values:

• TAKS: 0.20
• KAKS (Emsal): 0.40
• Maximum Number of Floors: 2
• Setback Distances: Front yard 5m, rear yard 3m, side yards 3m.

Step 1: Determining the Maximum Footprint Area

To find the maximum area the building can occupy on the ground, two separate calculations are performed, and the smaller value is taken:

• Area According to Setback Distances:
  • Width: 25m – (3m side + 3m side) = 19m
  • Depth: 20m – (5m front + 3m rear) = 12m
  • Maximum Area (Within Setbacks): 19m x 12m = 228 m²
• Area According to TAKS:
  • Parcel Area x TAKS = 500 m² x 0.20 = 100 m²

Since 100 m² is the smaller of these two values, the footprint of our building can be at most 100 m². Even though the setback distances allow for a larger area, the TAKS value is the limiting factor. If the area calculated based on setbacks were smaller (e.g., 90 m²), that value would have been applicable instead.

Step 2: Determining the Total Floor Area (KAKS/Emsal)

The KAKS value is used to calculate the total area of all floors of the building (areas included in the emsal calculation):

• Parcel Area x KAKS = 500 m² x 0.40 = 200 m²

This means the total area of our building included in the emsal calculation can be at most 200 m².

Step 3: Excluded Areas from Emsal and the 30% Rule

The calculated 100 m² footprint (TAKS) and 200 m² total floor area (KAKS) do not fully reflect the gross area of the building. This is because the “Planned Areas Zoning Regulation” excludes certain areas from these calculations or grants exemptions up to specific limits:

• Areas Not Included in TAKS Calculation: Some structures like elevator shafts, lightwells, ventilation shafts, shafts (mechanical, electrical), entrance eaves (marquees), pergolas and porches meeting conditions specified in the regulation, and ornamental pools within setback distances (provided they don’t exceed 20% of the garden area) can be built in addition to the calculated 100 m² footprint (Planned Areas Zoning Regulation, Article 22). For instance, if there’s a 2 m² elevator shaft, the building’s footprint could be 102 m².
• Areas Not Included in KAKS Calculation (The 30% Rule): The regulation sets an upper limit for certain common areas that will not be included in the KAKS (Emsal) calculation. The total area of elements such as elevator shafts, lightwells, shafts, ventilation shafts, stairs including landings, open projections (balconies – with additional restrictions like not exceeding 20% of the independent unit’s net area) cannot exceed 30% of the calculated KAKS value (200 m² in our example) (Planned Areas Zoning Regulation, Article 22). In our example, this limit is 200 m² x 30% = 60 m². Areas up to this 60 m² limit are added to the 200 m² KAKS calculation. If the total of these areas exceeds 60 m², the excess amount is included in the KAKS.
• Completely Excluded Areas from Emsal: Some areas are entirely exempt from the KAKS calculation. These are generally sections located in basement floors serving common use: Fire safety halls (up to 6 m²), parking garages in basements, shelters, utility rooms, water tanks, elevator shafts, stairs, shafts in basements, and common areas (like gyms, etc.) in fully submerged basement floors fall into this category (Planned Areas Zoning Regulation, Article 22).

Step 4: Total Construction Area

The “Total Construction Area” (Toplam İnşaat Alanı), often used in permit and cost calculations, differs from the KAKS (Emsal) area. Total Construction Area = KAKS Area + Areas excluded under the 30% rule + Fully Excluded Areas (basements, etc.). In our example: 200 m² (KAKS) + 60 m² (30% Rule) + (if any, excluded areas in the basement, let’s say 50 m²) = 310 m² Total Construction Area could be achieved.

Step 5: Determining the Number of Units

Based on the calculated maximum footprint (post-TAKS, e.g., 100 m² + additions = 110 m²) and total floor area (post-KAKS, e.g., 200 m² + 30% = 260 m²), the number and type of independent units (apartments, villas, etc.) are decided during the architectural project phase. In our 2-story building example:

• Ground Floor: 110 m²
• 1st Floor: 260 m² – 110 m² = 150 m²

Using these areas, one could design a single duplex villa, two semi-detached duplex villas (e.g., two units with 55 m² ground floor, 75 m² first floor each), or standard apartments (e.g., 1 or 2 units on the ground floor, 2 or 3 units on the first floor). The design must comply with regulations regarding minimum area and room count requirements for different unit types (1+1, 2+1, etc.) (Planned Areas Zoning Regulation).

Conclusion:

Calculating how much construction is allowed on a plot depends on data from the zoning status certificate, such as TAKS, KAKS, number of floors, and setback distances. However, exceptions like excluded areas and the 30% rule defined in the regulations can affect the total construction area and the project’s potential. Therefore, before investing in land or starting construction, it is crucial to obtain the current zoning status certificate and conduct a detailed study with an architect or urban planner.

Bibliography

• Zoning Law No. 3194. (1985). T.R. Official Gazette (Issue: 18749, Date: 09/05/1985).
• Planned Areas Zoning Regulation. (2017). T.R. Official Gazette (Issue: 30113, Date: 03/07/2017 and subsequent amendments).
• Relevant Municipality’s Zoning Plan and Plan Notes. (Can be obtained from the municipality).

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