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LAND GUIDE · FREE TOOL

Emsal & landowner share calculator

Use the values in your documents to calculate floor area and compare sharing percentages.

01 / THE CALCULATIONNet plot area × Emsal

An initial arithmetic calculation of floor area counted toward emsal.

01 / YOUR INPUTS

Create your calculation

Check the net zoning plot area and emsal in your documents. Do not use thousands separators; for example, enter 1000.50.

JavaScript is needed for the calculator. The formula, example and document guide are available below.

Free · No registration · Calculated on this device

02 / CALCULATION SUMMARY

Numbers with clear assumptions.

Start with plot area and emsal. Add a sharing percentage to see how the same calculated area is divided.

What does the result show?

The arithmetic result of your inputs. It does not establish building rights, total construction area or an apartment count.

START WITH THE RIGHT INFORMATION

I do not know my emsal. Where do I start?

Locating the parcel is the first step. You also need current zoning information, the applicable plot area and plan notes.

Open the parcel guide →

  1. Identify your parcel

    Check province, district, neighbourhood, block and parcel identifiers in your title-deed records. View the location in the official TKGM application.

  2. Confirm zoning information

    Ask the responsible municipal planning office for current zoning information and plan notes. Online enquiries provide initial information; confirm official documentation separately.

  3. Use the documented values

    Enter the applicable net zoning plot area and emsal. We can discuss your documents during a project enquiry.

A WORKED EXAMPLE

500 m² × 1.20 = 600 m²

Assuming a net zoning plot of 500 m² and an emsal of 1.20 gives 600 m² of emsal floor area. A user-selected 40% landowner share divides that same area into 240 m² and 360 m². This is not a real parcel, market rate or offer, and does not establish a unit count or net usable area.

QUESTIONS & ANSWERS

Beyond the calculation.

Keep these distinctions in mind when interpreting the result.

What does an emsal of 1.20 mean?

Emsal (KAKS) is the ratio of floor area counted toward emsal to the applicable plot area. A 500 m² net zoning plot and an emsal of 1.20 give 500 × 1.20 = 600 m². This is not total construction area or net apartment area.

Can I use the area on my title deed?

First confirm that it matches the applicable net zoning plot area. Title-deed and zoning areas may differ. This tool applies no assumed deductions; you supply the appropriate documented area.

How many apartments can be built?

Plot area and emsal alone cannot determine an apartment count. Land use, permitted storeys and height, setbacks, shared spaces and architectural layout must be considered together. Dividing the result by an apartment size does not establish an approvable unit count.

Which landowner share should I enter?

Enter the landowner percentage you want to compare. Leave it blank for the emsal calculation only. Percentages shown are scenarios, not market recommendations or an AKODEM offer. They do not replace valuation, scope definition or contract discussions.

Is my share a net area I will receive?

No. The selected percentage is applied to the same emsal floor area. This does not allocate a specific unit, net usable space, registered land share or a share based on value. The actual basis of allocation must be defined in the project and contract.

Can I save or share the result?

Copy the result or download it as a text file. “Discuss this calculation with AKODEM” transfers the summary to the contact form. No contact details are needed to see the result. We receive your message only when you send it from your own email app.

Sources: TKGM · parcel search (yeni sekme / new tab) · Ministry · area and emsal guidance (yeni sekme / new tab) · e-Plan (yeni sekme / new tab).
Prepared for land in Türkiye. Confirm current zoning information and plan notes with the responsible authority.