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What are emsal (KAKS), TAKS and Hmax?

These three values on a zoning status certificate (imar durumu) decide how large a building you can put on a plot.

Emsal (KAKS: floor area ratio)

Total floor area = parcel area × emsal. On a 1,000 m² plot with an emsal of 1.50, about 1,500 m² of enclosed floor area counting towards emsal can be built. The higher the emsal, the more building the plot can take, and its value generally rises accordingly.

Some areas are left out of emsal within certain limits (e.g. shelters, car parks, lift and stair shafts, certain open projections). Under the Planned Areas Zoning Regulation (Planlı Alanlar İmar Yönetmeliği), the total of these areas left out of emsal generally cannot exceed 30% of the area on which emsal is calculated; the details are in the regulation and the plan notes.

TAKS (ground coverage ratio)

Building footprint = parcel area × TAKS. On a 1,000 m² plot with a TAKS of 0.30, the building footprint can be at most 300 m². Because of the setbacks, it may in practice be smaller.

Hmax and number of storeys

Hmax is the maximum height of the building (in metres); some plans give the number of storeys directly. If the number of storeys needed to use all of the emsal would exceed the height limit, the height limit applies.

A quick example

1,000 m² · emsal 1.50 · TAKS 0.30 → total ~1,500 m², footprint ~300 m², about 5 storeys. You can try your own values with ParselX Calculation tools › Building area.

Where do you find them?

Emsal and TAKS are set out in the municipality's zoning plan and on the zoning status certificate. If the plan has been entered into e-Plan, the ministry's online planning system, ParselX shows the values from the plan covering the parcel; for the definitive values, check the certificate.

Last updated: 29 September 2026