Building Area Calculator (TAKS, KAKS)
Enter the net plot area and the TAKS and KAKS (emsal) from the zoning status to get the maximum footprint, the floor area that counts towards the emsal and the Planned Areas Zoning Regulation’s cap on exempt areas. Without a KAKS it uses TAKS and storeys.
- Maximum ground coverage150.00 m²
- Emsal floor area750.00 m²
- Cap on emsal-exempt areas (30%)225.00 m²
- Emsal area + capped exempt areas975.00 m²
- Storeys that use up the KAKS at full coverage5.00
Planned Areas Zoning Regulation: Çevre, Şehircilik ve İklim Değişikliği Bakanlığı / Resmî Gazete
How it is calculated
A zoning plan sets how much can be built on a plot through TAKS and KAKS (emsal), shown on the zoning status certificate from the municipality. Under Art. 21 of the Planned Areas Zoning Regulation, where no KAKS is given the floor area is TAKS times storeys. Under Art. 5/8 the emsal-exempt areas granted by the regulation or a local zoning code may not exceed 30% of the emsal area, but the uses listed in the same paragraph are exempt without counting towards it: the minimum area of required fire escapes and protected corridors, open garden parking for the building and, “in the basements of buildings”, twice the required parking and the “minimum areas” of shelters, lift shafts, stairs, chimneys, shafts, light wells, heating and service rooms, fuel and water tanks, generator and power rooms and coal stores (5/8-a, b). So the exemption covers basement areas at their minimum size; stairs and lifts on ordinary floors count towards the emsal. Under Art. 5/6 (amended 1 July 2026), unless the plan says otherwise, TAKS is at most 40% in detached or block layouts. On a plot with no KAKS, the KAKS is the setback footprint, capped at 40%, times the storeys, and building follows the setbacks “within that KAKS” with TAKS at most 60%. Where a KAKS but no TAKS is given, the setbacks apply with TAKS at most 60%. The tool only works out the areas these ratios give; it does not estimate a “net area” from the gross with a fixed factor, since the regulation has none. The zoning status, plan notes and approved project decide the exact areas.
Footprint = Plot × TAKS; Emsal area = Plot × KAKS (without a KAKS, Plot × TAKS × Storeys); Exempt cap = Emsal area × 30%TAKS: the footprint over the plot area (Art. 4/1-cccc). KAKS (emsal): the total floor area built over the plot area (Art. 4/1-tt). Both use the net zoning plot (Art. 5/5).Example
A 500 m² plot with TAKS 0.30 and KAKS 1.50: footprint 150 m², emsal area 750 m²; at the 30% cap, exempt areas up to 225 m², 975 m² in all. With no KAKS, TAKS 0.30 and 4 storeys give 500 × 0.30 × 4 = 600 m².
Frequently asked questions
What is the difference between TAKS and KAKS?
TAKS limits the building’s footprint, KAKS the total floor area of all storeys, both over the plot. On 500 m², TAKS 0.30 allows a 150 m² footprint and KAKS 1.50 a 750 m² emsal area.
How many storeys does a KAKS of 1.50 allow?
Storeys come from the plan; the KAKS only caps total area. At full coverage, KAKS ÷ TAKS storeys use it up: 1.50 ÷ 0.30 = 5. If the plan sets fewer storeys or a lower height, that limit applies.
What are emsal-exempt areas?
Areas that do not count towards the emsal. Those granted by Art. 22 and local codes are capped at 30% of the emsal area; uses listed in Art. 5/8, such as the minimum area of required fire escapes, open garden parking and the minimum areas of shelters, lift shafts, stairs, heating and service rooms built in basements, are exempt without counting towards that cap.
Gross or net plot?
Net: under Art. 5/5 both footprint and emsal use the net zoning plot. Enter the area after any part ceded to roads or public use.
Source
- Planned Areas Zoning Regulation (OG 3 Jul 2017, 30113; as amended) Arts. 4/1-tt, 4/1-cccc (definitions), 5/5, 5/6 (amended OG 1 Jul 2026-33297; no KAKS: setback footprint × storeys), 5/8 and 5/8-a, b (minimum areas built in basements), 21/4
- Amending regulation Art. 2 (para. 5/6) and Art. 9 (in force; OG 1 Jul 2026, 33297)