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Zoning

FAR (Floor Area Ratio / KAKS / Emsal)

The ratio of total buildable floor area to the parcel area. FAR × parcel m² = total floor area. Turkish regulation calls it KAKS or Emsal.

FAR (Floor Area Ratio) — known in Turkish zoning regulation as KAKS (Kat Alanı Katsayısı) or historically Emsal — is the ratio of a parcel's total allowable floor area to its site area. The Planned Areas Zoning Regulation defines it as: "The number obtained by dividing the total floor area of the building by the area of the zoning parcel."

The formula is straightforward:

> Total floor area = Parcel m² × FAR

On a 1,000 m² parcel with FAR 1.50, total construction is 1,500 m². This area is distributed across all storeys; with a GCR of 0.30, the ground floor is 300 m², yielding approximately 1,500 / 300 = 5 storeys.

FAR is set parcel-by-parcel or block-by-block in the zoning plan. Typical residential values in Turkey range from 0.80 – 2.50; city centres and commercial zones reach 3.00+. The regulation also imposes population-based caps for parcels where the plan omits explicit values (settlements below 5,000 pop.: GCR 0.20, max 2 storeys; above 50,000 pop.: GCR 0.40, max 5 storeys).

A key 2013 amendment: in parcels where the original plan did not specify FAR and GCR, any later plan amendment that increases storey count must explicitly define both values — otherwise a building permit cannot be issued.

Examples

  • 1.1,000 m² parcel, FAR 1.50 → 1,500 m² total floor area. With 100 m² average unit size and 30% common area: 1,500 × 0.70 / 100 = ~10 units.
  • 2.FAR 0.60 typically indicates villa or detached housing zoning (low density).
  • 3.FAR 3.50 is common in commercial centres, residences, and high-density residential zones (e.g. İstanbul Levent).

Frequently Asked Questions

Is FAR the same as Emsal?expand_more
Yes. In current Turkish regulation "KAKS" or "Emsal" (E) refer to the same concept; older documents sometimes use "Yoğunluk" (density), but density is a different metric (persons/hectare or units/hectare). Zoning documents typically write KAKS=1.50 or E=1.50.
Is FAR calculated on gross or net parcel area?expand_more
Since 2019 it is calculated on **net zoning parcel area** (Planned Areas Zoning Regulation art. 5/5). Portions surrendered to roads or public use are deducted; the remaining net area is multiplied by FAR.
Where can I find the FAR value for my parcel?expand_more
It appears on the zoning status document issued by your municipality. Some metropolitan municipalities (e.g. İstanbul) publish parcel-level zoning data online. DroZero's free **Zoning Lookup tool** retrieves FAR, GCR and other construction parameters instantly for İstanbul parcels.
Are there floor-area exclusions from FAR?expand_more
Yes. The regulation exempts certain spaces: fully underground basement floors (under specific conditions), parts of common areas, shelters, technical spaces, floor gardens and some terraces. Details are in article 5 of the Planned Areas Zoning Regulation. For accurate saleable-area calculations, consult an architect or civil engineer.

Related Terms

GCR (Ground Coverage Ratio / TAKS)Floor Area Ratio (Emsal, E)Zoning Status (İmar Durumu)Density (Yoğunluk)Implementation Zoning Plan

Sources

  • • Planned Areas Zoning Regulation art. 4 definitions (ee)
  • • Planned Areas Zoning Regulation art. 5 construction conditions

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Last updated: 2026-04-24