What Does "Yençok: Serbest" Mean in a Zoning Plan?
If you have seen the expression "Yençok: Serbest" on your zoning status (çap) certificate or in the plan notes, know that it is very often misunderstood. The word "serbest" (unrestricted) does not mean an unlimited number of floors. In this guide we explain the real meaning of an unrestricted Yençok, what actually sets the limits, and how the number of floors is determined.
First: What Is Yençok?
Yençok is the abbreviation of the Turkish expression for "building height at most" and indicates the maximum building height (Yençok) / number of floors that can be built on a parcel. It is usually given as a fixed value, such as "Yençok: 4 floors" or "Yençok: 15.50 m".
What Does "Yençok: Serbest" Mean?
"Yençok: Serbest" means that the zoning plan sets no fixed upper limit on building height. In other words, the plan does not directly specify a ceiling like "this many floors / this many meters". However, this does not mean you can build as high as you like; the building's mass is indirectly limited by other rules.
The Limits That Actually Determine the Height
Even when Yençok is unrestricted, the following factors effectively determine the size of the building:
| Limit | Effect |
|---|---|
| FAR (KAKS) | Fixes the total construction area; how many m² can be built is defined. |
| Building coverage ratio (TAKS) | Limits the footprint area sitting on the ground. |
| Setback distances | Narrow the area the building can occupy on the parcel. |
| Obstacle/silhouette limits, regulations | Airport obstacle limitation plan, silhouette, earthquake and building regulation rules. |
How Is the Number of Floors Determined?
When Yençok is unrestricted, the number of floors is roughly found as follows:
In other words, the designer is free to spread the same FAR over a smaller footprint and go higher, or over a wider footprint and stay lower. The real advantage of "serbest" is precisely this design flexibility.
Important Notes
- Even if Yençok is unrestricted, a low FAR means little construction; what really determines a parcel's value is the FAR and the land-use decision.
- In areas close to an airport, obstacle limitation (mania) restrictions can severely constrain height.
- The term "serbest" is interpreted according to the plan notes and the regulations in force; always read the plan notes.
Frequently Asked Questions
What does Yençok: Serbest mean?
It means that the zoning plan sets no fixed upper limit on building height (e.g. 4 floors or 15.50 m). The height is not directly restricted; however, the building's mass is indirectly determined by FAR (KAKS), TAKS, setback distances and the regulations.
If Yençok is unrestricted, can you build an unlimited number of floors?
No. "Serbest" does not mean "unlimited". The total construction area is fixed by FAR (KAKS); TAKS and setback distances limit the footprint. In addition, obstacle limitation, silhouette, earthquake and building regulations effectively limit the height.
How is the number of floors determined when Yençok is unrestricted?
The number of floors is roughly calculated by dividing the total construction area obtained from FAR (KAKS) by the footprint area determined by TAKS/setback distances. The designer is flexible to design the building taller or lower.
Is a parcel with unrestricted Yençok more valuable?
Unrestricted height provides design flexibility; however, what really determines the value is the FAR (KAKS) and the land-use decision. Even if Yençok is unrestricted, a low FAR means little construction.