What are the Building Coefficient (KAKS) and the Construction Coefficient (TAKS)? How are they calculated?

In the real estate development process, the most decisive factor affecting the value of a land plot is not its location, but rather its "zoning rights." The basic parameters determining zoning rights are the Gabari and KAKS (Floor Area Ratio) rates. These technical limitations directly affect the competitiveness of your property in the short-term rental market (such as Airbnb) and its total room capacity.

What is Gabari?

Gabari refers to the maximum height allowed for a building according to municipal zoning plans. It is usually expressed in letters or in meters. For example, if the gabari in an area is set at 12.50 meters, the height of the building you construct, including its roof, cannot exceed this limit.

The meaning of what gabari means on a plot of land for an investor is as follows: The number of floors your building can have and how much view it can capture depend on this limit. In particular, the advantage of views in high-rise projects can increase nightly accommodation rates (ADR) by up to 30%.

What is KAKS (Floor Area Ratio)?

KAKS (Floor Area Ratio), which is the ratio indicating the total closed construction area you can build according to the total square meters of the land.

Investor Formula:

$$\text{Total Construction Area} = \text{Land Area} \times \text{KAKS}$$

If you have a 500 $m^2$ plot of land and a KAKS rate of 1.20, you can build a total of 600 $m^2$ of closed area. How this area is divided into apartments is a critical decision for optimizing the return on investment (ROI).

What are the Differences Between Gabari and KAKS?

The most common mistake investors make is to think that a high floor area ratio automatically means a multi-story building.

• KAKS tells you how many square meters of "living space" you can sell or rent in total.

• Gabari, however, determines whether you should use this area vertically or horizontally.

If your KAKS rate is high but your gabari limit is low, you will have to build wide-based and low-rise buildings on the plot.

Who Is Affected by Gabari Limitations?

The information about gabari concerns not only contractors but also any conscious investor who wants to manage their property professionally:

• Land Investors: It determines how many stories you can build on the land you purchased. If gabari is low, you will have fewer independent sections (apartments).

• Owners of Old Buildings: If you have a property that will enter the urban transformation process, the gabari limit in the new regulation determines the size of your apartment or whether the project is profitable.

• Short-Term Renters for Tourism: The factors of "view" and "terrace" in short-term rentals can directly increase the nightly pricing (ADR) by 30%-50%. Even a missing floor due to the gabari limit can restrict the Airbnb potential of that property.

Is It Paid to Obtain Gabari Information?

To access gabari information, you need to obtain an "Zoning Status Document."

1. Municipality Inquiry: You can request this document from the relevant municipality's Department of Zoning and Urban Planning. Usually, a small "file fee" or "document fee" is charged.

2. E-Zoning: Many municipalities provide this service online for free or through e-government. However, official transactions require a certified wet-signed document, which incurs a fee.

What is TAKS? (Base Area Ratio)

TAKS (Base Area Ratio) expresses the maximum footprint area a building will cover on a plot of land. In other words, it determines how much space your building will occupy from the garden and how much of the land will be covered with concrete.

How is TAKS Calculated?

TAKS rates generally range between 0.10 and 0.50. The calculation formula is as follows:

Footprint Area = Land Area x TAKS Rate

For example: If you have a 1,000 m² plot of land and the TAKS rate is stated as 0.40 in the zoning plan, then the ground floor of your building can be a maximum of 400 m². The remaining 600 m² must remain as garden, parking, or green area.

Why is TAKS Important for Investors?

1. Number and Size of Apartments: TAKS determines the width of shops or apartments on the ground floor. In short-term rentals (such as Airbnb), ground floor apartments with gardens are in high demand. A low TAKS rate means that you have a larger garden share, which can increase your nightly pricing (ADR) in the "garden floor" segment.

2. Landscaping and Social Areas: In tourism-related rentals, guests place great importance on pools, gardens, and social areas. A balanced TAKS ratio allows the "empty areas" outside your building's footprint to be transformed into quality landscaping.

3. Relationship with Gabari and KAKS: If KAKS (total construction rights) is high but TAKS (base occupancy) is low, your building will inevitably extend upwards, which will directly push you to the Gabari (height) limit.

What Are the Differences Between Gabari, KAKS, and TAKS?

The most common mistake investors make is thinking that a high floor area ratio (KAKS) automatically means a multi-story building. However, these three terms are parts of a whole:

In summary: While KAKS tells you how many square meters of "living space" you can build, TAKS and Gabari dictate whether you should use this area vertically or horizontally.