Skip to main content
Zoning

Floor Area Ratio (Emsal, E)

Alternative name for KAKS (Floor Area Coefficient) in Turkish zoning legislation. Ratio of total floor area to plot area. Often written as E=1.50 in planning documents.

Emsal is used synonymously with KAKS (Floor Area Coefficient) in the Turkish Planned Areas Zoning Regulation. Colloquially and in older legislation the term 'emsal' is common; post-2013 official regulation prefers 'KAKS'.

Definition: "The number obtained by dividing the total floor area of the building by the zoning plot area" — that is, the ratio of total buildable floor area to plot area for a given parcel.

Formula:

> Total buildable area = Plot m² × Emsal

For a 500 m² plot with emsal 1.80, the total buildable area is 900 m². This area is distributed across all floors.

Value ranges: Emsal values in Turkey are set in the zoning plan at parcel or block level. Common ranges: residential areas 0.60-2.50; commercial areas 2.00-4.00; city centres can exceed 5.00. Low emsal (0.60) typically indicates villa/detached housing.

Application notes: Certain areas are excluded from emsal — shelters, elevator shafts, common staircases, technical ducts, parking (to a defined extent). Article 5/5 of the Planned Areas Zoning Regulation details these exceptions. Calculating excluded areas is the project author's responsibility and is verified by municipal inspectors at the permit stage.

Examples

  • 1.1,000 m² plot, emsal 1.50 → Total building area 1,500 m². If TAKS is 0.30, ground floor is 300 m², so 1,500/300 = 5 storeys possible.
  • 2.A Beşiktaş (İstanbul) plot shows emsal 2.20 in the zoning plan → 500 m² plot yields 1,100 m² of total buildable rights.
  • 3.Emsal 0.80, plot 800 m² → 640 m² total buildable area; typical of family housing / low-density neighbourhoods.

Frequently Asked Questions

Are emsal and KAKS the same thing?expand_more
Yes. The official term in the Planned Areas Zoning Regulation is **KAKS (Floor Area Coefficient)**. 'Emsal' is the colloquial and legacy term with identical meaning. Both terms may appear in zoning certificates and plans; the calculation is the same.
Which areas are excluded from emsal?expand_more
Under Article 5/5 of the Planned Areas Zoning Regulation, shelters, elevator shafts, common staircases, technical ducts, attic storage (under certain conditions) and mandatory parking (to a defined extent) are excluded. These exceptions are calculated by the project author and shown in the permit file.
Where can I find my emsal value?expand_more
It is stated on the parcel's **zoning certificate** (*imar durum belgesi*), obtainable from the municipality's Zoning Department. For İstanbul Metropolitan Municipality, DroZero's /hesapla/imar-sorgu tool fetches it automatically from block/parcel. The value comes from the implementation zoning plan (1:1,000); master plans do not specify emsal.

Related Terms

FAR (Floor Area Ratio / KAKS / Emsal)GCR (Ground Coverage Ratio / TAKS)Zoning PlanDensity (Yoğunluk)

Sources

  • • Planned Areas Zoning Regulation arts. 4 (definitions) and 5 (exceptions)
  • • Zoning Law 3194 art. 8

Look up your parcel's zoning status instantly

Query zoning status with province, district, neighbourhood, block and parcel numbers — free. FAR, GCR, setbacks and plan notes.

Look Up Zoningarrow_forward

Last updated: 2026-04-24