Site Coverage Ratio (TAKS)
A coefficient limiting how much of a plot's ground floor can be built on, relative to the total plot area. For example, a TAKS of 0.30 on a 500 m² plot allows a maximum ground-floor footprint of 150 m². While the floor area ratio (Emsal) caps total construction area, TAKS caps only the ground-level footprint; together they determine a building's massing and how many floors it can rise.
Also available in:Türkçe (Taban Alanı Kat Sayısı (TAKS))·نسبة تغطية الأرض (TAKS)
The definition in the regulation
Turkey's Planned Areas Zoning Regulation defines TAKS as the ratio of the building footprint to the area of the zoning parcel[1]. The footprint is the projection on the parcel of the parts of buildings above ground, including outbuildings and annexes in the garden[1]. So TAKS limits not only the main building's ground floor but the area covered by every part of a structure above ground.
TAKS on a sloping plot
On sloping land, basement floors that stay above natural or graded ground count towards TAKS together with the ground-floor projection[1]. On sloping plots, working out TAKS from the ground-floor plan alone can therefore be misleading.
TAKS versus floor area ratio (KAKS)
TAKS limits how far a building spreads over the plot; the floor area ratio (emsal) limits how much can be built in total. On a 500 m² plot with TAKS 0.30 and emsal 1.20, the footprint can be at most 150 m² and the total floor area at most 600 m², roughly a four-storey building. Try your own values in the Zoning / FAR Calculator.
Frequently asked questions
What does TAKS mean?
TAKS (taban alanı kat sayısı) is Turkey's site coverage ratio: the building footprint divided by the plot area. On a 500 m² plot with TAKS 0.30 the footprint can be at most 150 m².
How is TAKS calculated?
Multiply the plot area by the TAKS value: 600 m² × 0.25 = 150 m² maximum footprint. The value is on the plot's zoning status document.
Do basements count towards TAKS?
On sloping land, basement floors above ground count towards TAKS together with the ground-floor projection (Planned Areas Zoning Regulation, Article 4).
Sources
Articles that use this term
- Buying Land in Trabzon: An 8-Point Checklist Before You Invest
- How to Check a Plot’s Zoning Status in Turkey: e-Devlet vs. the Municipality
- What Is a Retaining Wall? When You Need One and What Drives the Cost
- What Is a Flat-for-Land (Kat Karşılığı) Construction Deal? Benefits and Risks for Landowners in Turkey
- Building Permit Process in Turkey: A 10-Step Checklist
Other terms
- Cliff
- Brutalism
- Mass Optimization
- Rational Plan
- Asymmetric Façade
- Site Plan
- Schematic Design
- Zoning Status
- Building Permit
- Cantilever
- Landscape Design
- Land Parcel
- Floor Area Ratio
- Soil Survey
- Retaining Wall
- Coastal Edge Line
- Construction Supervision (Yapı Denetim)
- Urban Transformation (Kentsel Dönüşüm)
- Title Deed (Tapu)
- Independent Unit (Bağımsız Bölüm)
- Condominium Ownership (Kat Mülkiyeti)
- Occupancy Permit (İskân)
- Alteration Permit (Tadilat Ruhsatı)
- Building Class (Yapı Sınıfı)