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
The plan and section are drawn at the same scale from your inputs (the plot is assumed square).
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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
How is FAR (KAKS) calculated, and how does it differ from 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 many m² can I build on my plot (maximum buildable area)?
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.
Which areas are excluded from the FAR (emsal) calculation?
Turkey's Planned Areas Zoning Regulation keeps certain areas outside the FAR calculation; they do not consume your maximum buildable area, so a building's total gross floor area can end up larger than plot area × FAR. Stairwells, lift shafts, service ducts, shelters and the mandatory parking areas listed in the regulation are the main examples; balconies, attics and open pools are excluded only where they meet the conditions set out in the regulation. Because those conditions change with regulation updates and can be interpreted differently by each municipality, this tool does not account for FAR-exempt areas. The exact figure comes from the zoning status document and the project itself.