Zoning and Construction
What Is Zoning Status, and How Do You Read It?
Zoning status shows how much can be built on a parcel, at what height, and for what purpose. We explain how to obtain the document and how to read it.
2 min read
One of the most important documents determining the value of a plot or building is its zoning status (imar durumu). Under the applicable zoning plan, it shows what function (residential, commercial, industrial, etc.), how much floor area, what height and what site layout a parcel may be built with.
Where do you get the zoning status?
Zoning status is obtained from the zoning department of the municipality the parcel is located in. Many municipalities also provide parcel-level plan information online through e-zoning (e-imar) or city-guide applications; however, official transactions rely on the current document issued by the municipality.
What does the document show?
| Term | Meaning |
|---|---|
| Plan function | Use such as residential, commercial, residential+commercial, industrial, education, or green space |
| TAKS | Building coverage ratio (BCR): the ratio of the building's footprint to the parcel area |
| KAKS / Emsal | Floor area ratio (FAR): the ratio of total floor area to the parcel area |
| Hmax / Yençok | The maximum permitted building height or number of floors |
| Building layout (yapı nizamı) | Detached, attached or block layout |
| Setback distances | Required garden distances from the street and neighboring parcels |
| Plan notes | Additional provisions specific to the parcel (parking, elevation, facade, special conditions) |
Why does zoning status matter?
- When buying land: A parcel's value is directly tied to the floor area that can be built on it.
- In urban transformation: How large the new building will be, and so the area each owner receives, depends on the zoning entitlement.
- When buying a unit: Zoning status and the approved project are assessed together to see whether the building was built in line with the plan and its permit.
- Road and green-space risk: Part of a parcel being allocated to a road, a park or a school site affects both its usable area and its value.
This content is for general information only and is not a substitute for legal, financial or tax advice. Rates, amounts and legislation can change over time. Confirm current information with the relevant authority or a professional before proceeding with a transaction.