Free tool
What fits on your plot?
Enter your plot area and the TAKS (ground coverage ratio) and KAKS (floor area ratio) from your zoning certificate, and see the approximate footprint, total construction area and number of units in seconds. No sign-up, nothing to install.
What do TAKS and KAKS mean?
TAKS (ground coverage ratio) is the ratio of the area the building covers to the area of the plot. On a 500 m² plot with a TAKS of 0.30, the footprint can be at most 150 m². The rest stays as garden, parking and setback.
KAKS (floor area ratio), also called emsal, is the ratio of the total construction area of all floors to the plot area. On the same plot a KAKS of 0.90 means a total right to build of 450 m². TAKS sets how far the building spreads; KAKS sets how much building in total you may put up.
How accurate is this estimate?
The result here is a first idea, not a calculation a permit can rest on. Other factors decide what you may actually build:
- Setbacks — front, side and rear setbacks can push the footprint below what TAKS allows.
- Shape and slope of the plot — on narrow, triangular or sloping parcels the theoretical footprint cannot be used in practice.
- Street frontage and road width — in some plans the width of the road decides the number of floors.
- Areas excluded from the ratio — shelters, parking, lift shafts and some basement areas may fall outside the floor area ratio.
- Plan notes — the notes on the zoning plan itself override the ratios.
- Ground conditions — especially along the Sakarya coast, the soil survey directly affects both the structure and the cost.
In short: this tool answers “roughly what fits”. The answer to “exactly what fits” is the zoning certificate from the municipality, read together with the plan notes — which is the first thing we do anyway.
Where do you obtain your zoning status?
The zoning certificate (imar durumu / çap) is issued by the planning department of the municipality your plot belongs to. If you do not know your block and parcel numbers, they are on your title deed, or you can look them up on the Turkish Land Registry parcel search . Send that certificate to us and we will work out what can really be built on your plot, setbacks included, and talk you through it — the first assessment is free.
Common questions
Plot and zoning questions
What does a TAKS of 0.30 mean?
It means the building’s footprint may cover at most 30% of the plot. On a 500 m² plot the footprint can be no more than 150 m²; the rest stays as garden, parking and setback.
Are KAKS and emsal the same thing?
In practice, yes. Both describe the ratio of the total construction area of all floors to the plot area. Some plans abbreviate it as “E:”.
Can I use this result to apply for a permit?
No. This tool gives a first idea. The calculation a permit rests on is made in the architectural design, taking setbacks, plan notes, road width, plot shape and areas excluded from the ratio into account.
How much do setbacks change the result?
On small, narrow plots, a great deal. With a 5 m front setback and 3 m side setbacks, the usable footprint on a 400 m² plot can fall below what TAKS allows. On large plots TAKS is usually the deciding factor.
Where do I find my block and parcel numbers?
They are written on your title deed. If you do not have it to hand, you can also find them on the map at TKGM Parsel Sorgu.
Do coastal districts such as Kocaali and Karasu have different rules?
Along the coast additional rules apply: the shoreline boundary, building approach distances and, in some areas, tourism zoning. Ground conditions also make foundation costs differ from inland sites. That is why an early assessment matters even more on the coast.
Numbers give an idea; the design makes the decision