Two ratios decide most of what you can build on a parcel in Türkiye: TAKS (building coverage ratio) and KAKS, also called emsal (floor area ratio). This guide explains both with a worked example, common exclusions and the mistakes we see most often.
TAKS — building coverage ratio
TAKS is the ratio of the building footprint to the parcel area. It answers one question: how much of the ground can the building occupy? On a 1000 m² parcel with TAKS 0.30, the footprint can be at most 300 m². Terraces on the ground, covered entrances and some projections count differently by municipality — the plan notes decide.
KAKS / emsal — floor area ratio
KAKS (emsal) is the ratio of the total construction area of all floors to the parcel area. Emsal 0.90 on a 1000 m² parcel means 900 m² of total buildable area. Unlike TAKS it does not tell you where that area sits — a compact 3-storey block and a spread 2-storey block can use the same emsal.
A worked example
- Parcel
- 1000 m²
- TAKS
- 0.30 → max footprint 300 m²
- Emsal (KAKS)
- 0.90 → total right 900 m²
- Result
- roughly 3 normal floors of ~300 m², subject to height (Yençok) and setbacks
Height limits are written as Yençok (e.g. Yençok: 9.50 m) — RONCHAMP treats the metre value as the source of truth and never converts floor counts to metres by assumption. For share-per-owner math on inherited or partnered land, use the free land share calculator.
Common mistakes
- Confusing net parcel area with gross (road-widening deductions change the math).
- Assuming emsal-exempt areas are the same in every municipality — they are not; plan notes rule.
- Deriving floor count from emsal alone and ignoring Yençok and setbacks.
Do it in seconds
RONCHAMP fetches the parcel, reads TAKS/KAKS from official sources where available, applies setbacks and generates verified floor plans — with an audit trail. Try it on your parcel.