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Zoning

Density (Yoğunluk)

Population or housing units per unit area in a settlement. Measured as persons/hectare or dwellings/hectare. Not to be confused with KAKS.

Density (Turkish: *Yoğunluk*) is the number of people or dwellings per unit area in a settlement. Zoning planning uses two types: - Population density: persons/hectare (e.g. 300 p/ha = medium density) - Housing density: dwellings/hectare (e.g. 80 units/ha)

The Spatial Plans Production Regulation defines the density levels for Turkish zoning plans: - Low density: below 100 p/ha — villa, detached housing - Medium density: 100-300 p/ha — apartments, 4-8 storeys - High density: 300-600 p/ha — high-rise mass housing - Very high density: 600+ p/ha — metropolitan cores

Master plan decision: Density values are set in the master zoning plan (1:5,000 or 1:25,000). The implementation plan operationalises these values at parcel level as KAKS/TAKS — a high-density zone typically corresponds to high KAKS and more storeys.

Planning criteria: Increasing density requires a corresponding increase in social amenity (park, school, health) area. The Spatial Plans Regulation specifies standard amenity allocations for each density level — higher-density neighbourhoods must reserve more green space and school area per capita. Density-increasing plan amendments must preserve the amenity balance.

Examples

  • 1.Beylikdüzü (İstanbul) new development area: 300 p/ha density in master plan → implementation plan sets emsal 1.80 and 10 storeys.
  • 2.Villa settlement: 80 p/ha target → emsal 0.40, maximum 2 storeys, large parcel sizes.
  • 3.Central business district (CBD): 800 p/ha — high-rise office towers, emsal 5.00+.

Frequently Asked Questions

How is density increased?expand_more
Density increase requires a master zoning plan amendment. Under Law 3194 art. 8/b, such amendments must serve public interest and respect the plan's integrity. When density rises, amenity areas must also be enlarged; otherwise the plan becomes unlawful and can be annulled in administrative court (Council of State 6th Chamber precedents).
How much green space per person is required?expand_more
The Spatial Plans Production Regulation sets this standard — the general target is **10 m² of active green space per capita** (parks, sports, recreation). Meeting the target is hard in high-density areas, so alternatives like green roofs and vertical gardens are used. This ratio was updated in 2020.
How does density affect my specific parcel?expand_more
Density is a master-plan decision that does not apply directly at parcel level. However, the density choice drives the implementation plan's emsal, storey count and setback values. For example, lowering density from 300 to 200 typically reduces emsal from 1.80 to 1.20 — a loss of development rights for the owner.

Related Terms

Zoning PlanMaster Zoning PlanFAR (Floor Area Ratio / KAKS / Emsal)Amenity Area (Social Infrastructure)

Sources

  • • Spatial Plans Production Regulation
  • • Zoning Law 3194 art. 8/b

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Last updated: 2026-04-24