Zoning Glossary — Arnavutköy / Yenişehir
The zoning terms parcel owners in Arnavutköy Yenişehir meet most often, on one page: a short definition first, then a local example. Each term links to its guide; municipal and TKGM records prevail in official procedures.
KAKS (FAR / Emsal)
KAKS (floor area ratio, also called Emsal) is the ratio of the total buildable floor area to the parcel area. On a 1,000 m² parcel with KAKS 1.0 you may build 1,000 m² of enclosed floor area in total; Yençok and TAKS decide how it is distributed across floors. →
TAKS (coverage ratio)
TAKS (building coverage ratio) is the ratio of the building footprint to the parcel area. On a 1,000 m² parcel with TAKS 0.30 the footprint may be at most 300 m²; the rest is garden, parking and setbacks. →
Yençok (height limit)
Yençok (maximum building height) is the highest building height the plan allows on a parcel, written as floors (e.g. Z+3 = ground + 3) or metres (e.g. 12.50 m). "Yençok: free" means height is left to the plan notes while KAKS still applies. →
DOP (readjustment share)
DOP is the share deducted free of charge from every parcel in an Article 18 readjustment for public areas such as roads, parks and schools; under Zoning Law No. 3194 it is at most 45%. If DOP is 40% on your 1,000 m² field, 600 m² of rights remain in your zoned parcel. →
Zoned parcel (imar parseli)
A zoned parcel is the new parcel created by the zoning plan and an Article 18 readjustment, with defined building rights (function, KAKS, Yençok). The old cadastral parcel on the deed is closed; rights holders receive shares in the new zoned parcels. →
Cadastral parcel
The cadastral parcel is the ownership unit registered at TKGM under the block/parcel number on the title deed; its boundary and area come from cadastral survey. It defines no building rights and, after an Article 18 readjustment, is closed and replaced by zoned parcels. →
Subdivision (ifraz)
Subdivision is the division of a parcel into two or more parcels in line with the zoning plan and the minimum parcel size in the plan notes; the municipal council approves it and TKGM registers it. Outside the plan, farmland subdivision follows agricultural rules (e.g. 20 decares minimum). →
Merger (tevhit)
Merger is the combination of two or more adjacent parcels into a single parcel; it needs a municipal council decision and TKGM registration. It is used to make small parcels buildable or to form a more efficient block. →
Article 18 readjustment
Land readjustment under Article 18 of Zoning Law No. 3194: cadastral parcels in a readjustment area are pooled, DOP is deducted, new zoned parcels are formed according to the plan and distributed to rights holders. The parcelling plan goes on public notice, objections are heard, and once final it is registered at TKGM. →
Shared title (hisseli tapu)
A shared title means a parcel is owned by several people in co-ownership; each holder's share is written as a fraction (e.g. 3/24) on the deed and there is no physical division. Sale, subdivision and building permits may require agreement among co-owners or a partition action (izale-i şüyu). →
Public notice and objection (askı)
Public notice (askı) is the display of an approved plan amendment or an Article 18 parcelling plan at the relevant authority and online, usually for 30 days. During this period rights holders may file written objections; when it ends the plan becomes final and is registered. →
Reserve development area
A reserve development area is land designated by the Ministry under Law No. 6306 to be used as a new settlement area; its plans are approved by the Ministry. The Yenişehir reserve area was declared in Arnavutköy and Başakşehir around the Kanal Istanbul route. →
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