Zoning / FAR (KAKS-TAKS) Calculator
Enter your plot area and pick common FAR (KAKS) and site coverage (TAKS) values, then watch a live diagram update in real time to show your buildable footprint, floor stack, and a rough floor-count estimate.
The height limit you entered allows fewer floors than the Emsal/TAKS ratio would — this limit is the binding constraint.
Plot boundary Ground footprint
We typically respond within 24 hours.
Let's clarify your plot's zoning status together in your projectThis is a rough illustration of how the Emsal (KAKS/floor area ratio) and TAKS (site coverage ratio) logic works — actual values are set out in your plot's official zoning status document and this is not a commitment. MEEZ Mimarlık clarifies your zoning status for you during the permit process.
How do FAR and site coverage determine a plot's building rights?
Floor Area Ratio (FAR, or KAKS — Kat Alanı Kat Sayısı) determines the total enclosed floor area that can be built on a plot; site coverage ratio (TAKS) determines the area that can be covered at ground level. Maximum buildable area = plot area × FAR; ground footprint = plot area × TAKS. The ratio between these two values (FAR ÷ TAKS) is a rough indicator of how many floors can be built.
The tool above illustrates this logic with a live diagram: the plot boundary, ground footprint, and floor stack update in real time as you change your inputs.
Where FAR and TAKS actually come from
On a real plot, FAR and TAKS values don't come from a fixed, general table — they come from the zoning status document (imar durumu belgesi) issued specifically for that parcel, which can differ by zone or even by block/parcel according to the municipality's zoning plan. The values in the tool (FAR from 0.20 to 2.00, TAKS from 0.15 to 0.40) only represent a commonly encountered range.
For this reason, the tool doesn't claim "your plot's FAR is this" — it only lets you experience how FAR/TAKS logic interacts with plot size.
What it doesn't account for
A real zoning calculation is also affected by detached/attached building order, setback distances (front/side/rear yard), floor height restrictions, and additional zone-specific regulatory requirements. This tool only shows the relationship between FAR × plot area and TAKS × plot area; it is not a commitment.
Early in the permitting process, MEEZ Mimarlık pulls your plot's current zoning status document to clarify your real building rights — so you move forward with the official figure, not a rough estimate.
Contact usFrequently Asked Questions
What is the difference between FAR (KAKS) and TAKS?
FAR (KAKS — Kat Alanı Kat Sayısı) determines the total enclosed floor area that can be built on a plot; site coverage ratio (TAKS) determines the area that can be covered at ground level. Maximum buildable area = plot area × FAR, and ground footprint = plot area × TAKS.
Can I find out how many floors I can build from the FAR/TAKS ratio?
Dividing FAR by TAKS (FAR ÷ TAKS) gives a rough indicator of how many floors can be built. But the actual floor count is also affected by setback distances, floor height restrictions, and zone-specific regulatory requirements; this tool only shows the basic ratio.
Are the FAR and TAKS values in this tool valid for my plot?
No. On a real plot, FAR and TAKS values come from the zoning status document, which differs by zone or even by block/parcel according to the municipality's zoning plan. The values in the tool (FAR range 0.20-2.00, TAKS range 0.15-0.40) only represent a commonly encountered range.
How is maximum buildable area calculated?
It's found by multiplying your plot area by the FAR ratio: maximum buildable area = plot area × FAR. In the same way, ground footprint = plot area × TAKS; the tool shows both values together in a live diagram.