What Are FAR (KAKS), Yençok and TAKS?
Three fundamental concepts determine the value of a building plot (arsa) and what can be built on it: the floor-area ratio FAR (KAKS/emsal), the maximum building height (Yençok) and the building coverage ratio (TAKS). In this guide we define each one in plain terms and show you, with a realistic worked example, how to find your development rights.
What Is FAR (KAKS/Emsal)?
KAKS is the abbreviation of "Kat Alanı Kat Sayısı" (floor area coefficient); it is popularly known as emsal and corresponds to the floor-area ratio (FAR). It expresses the ratio of the total construction area that can be built on a parcel to the parcel area. The formula is simple:
In other words, the higher the FAR value, the more square meters of building can be constructed on that parcel. FAR (KAKS) is one of the most decisive coefficients in land valuation.
What Is Yençok?
Yençok is the abbreviation of the Turkish expression "yapı yüksekliği en çok" (building height at most) and indicates the maximum height/number of floors that can be built on the parcel. It can be given in two ways:
- As floors: e.g. "Yençok: 4 floors" or, as often seen on plans, "Z+3 floors" (ground floor + 3 standard floors = 4 floors).
- In meters: e.g. "Yençok: 15.50 m". Each floor is generally assumed to be ~3 m.
Together with FAR (KAKS), Yençok limits the building's mass: FAR tells you the total square meters, while Yençok tells you across how many floors you can spread those square meters.
What Is TAKS? The Difference from FAR (KAKS)
TAKS, the building coverage ratio, is the ratio of the building's ground-floor footprint to the parcel area. In other words, it shows what percentage of the parcel can be covered at ground level. The relationship between them can be roughly summarized as follows:
| Coefficient | What does it show? | Formula |
|---|---|---|
| TAKS | Ratio of the footprint sitting on the ground | Footprint ÷ Parcel |
| FAR (KAKS) | Ratio of the total construction area | Total construction ÷ Parcel |
| Number of floors (≈) | Approximate floor count | FAR ÷ TAKS |
Worked Example: Step by Step
Suppose you have a 1,000 m² residential parcel and its zoning status reads TAKS 0.20, FAR (KAKS) 0.60, Yençok 3 floors:
2) Total construction area (FAR): 1,000 × 0.60 = 600 m²
3) Approximate number of floors: 600 ÷ 200 = 3 floors (consistent with Yençok)
This 600 m² of construction area is divided among apartments, common areas and (depending on the plan notes) certain exempt areas. In a real project, setback distances, parking, elevator/staircase rules and plan notes affect the net number of apartments.
Important Notes
- In some plans, the FAR may be defined not over the "parcel area" but over the "gross area entering the readjustment"; always read the plan notes.
- Whether areas such as basements, attics and balconies are included in the FAR is determined by the plan notes and the regulations.
- FAR/Yençok/TAKS values vary from parcel to parcel and from block to block; the neighboring parcel's value may not be the same as yours.
Frequently Asked Questions
What is FAR (KAKS/emsal) and how is it calculated?
KAKS (floor area coefficient), also known as emsal, is the floor-area ratio (FAR): the ratio of the total construction area that can be built on a parcel to the parcel area. Total construction = parcel × FAR. For example, 1,000 m² × 0.6 = 600 m² of construction rights.
What does Yençok mean?
Yençok means "maximum building height"; it indicates the maximum height/number of floors that can be built on the parcel. For example, "Yençok: 4 floors" or "Yençok: 15.50 m". Together with FAR (KAKS), it determines the building's mass.
What is the difference between TAKS and KAKS?
TAKS is the ratio of the building's ground-floor footprint to the parcel (what percentage may be covered); FAR (KAKS) corresponds to the ratio of the total construction area of all floors. Roughly, FAR ÷ TAKS gives the approximate number of floors.
How do I find out my parcel's FAR (KAKS) and Yençok values?
With your block/parcel number you can obtain a zoning status certificate from the municipality, or use e-yenişehir to view your parcel's FAR (KAKS), Yençok and land-use decision in the zoning plan.