What is TAKS, KAKS? How to Calculate the Preprecedent Value

The words TAKS and KAKS are among the most frequently used terms in the real estate sector. One of the terms that the industry knows well is its precedent value. So, what do these terms mean and why do they matter? You can find the answer to the question of what is TAKS and KAKS in the continuation of the article. We also answer other questions you may have, such as what is the precedent value and how to determine...

TAKS & KAKS Issues in Real Estate Investing

The opening of TAKS abbreviation; Floor Area is the number of floors. It is used to denote how much part of the building base occupies the existing plot area. The abbreviation KAKS refers to the number of floors in the floor area. It is an acronym used to indicate how many floors there are in the floor area. These two terms acquire importance, especially when buying real estate for investment purposes. TAKS and KAKS should be checked in deed parcel inquiry procedures before purchasing real estate. On the other hand, if a new construction is to be started on a plot or if the land investment is to be made, this issue again becomes important. It even becomes a topic that needs to be focused on much more here. Because by knowing the rates of TAKS and KAKS of the plot, it is learned how much of the area can be built and how many floors it can be. This is important in terms of its precedent value.

Let's consider in more detail the term each...

• What is TAKS?

As we summarized above; TAKS refers to the floor area coefficient. That is, it is the expression of the ratio of construction on the plot to the plot with the base session area. Some structures that are not included in the floor area can be found in the construction plan. For this purpose, the subject of areas not included in the TAKS account in paragraph 1 of Article 14 of the regulation on making amendments to the Planned Areas Type Zoning Regulation should be examined. Thereafter, the subject of fields not included in the TAKS account in the plot becomes clear and the fields included in the TAKS account are revealed.

So, what is the floor area? The floor area of the plot is the area covered by the projection on the plot of the part located on the natural ground or leveling ground in structures including outbuildings with add-ons carried out in the garden in the project. Structures and parts that may be excluded from the base area can be listed as follows:

• Purification systems for building

• Fuel oil pumps and carriers

• Groundbased elevator blanks excluding transformers

• Fire merpens, canopies and arcades.

• Lights, indoor gardens, floor-standing courtyards,

• Pergole, outdoor pools, outdoor or covered ground terraces

• Retaining wall, garden wall structures

• Volumes of underground parking lots, shelters or plumbing

• Outdoor parking

• Structures such as fuel tanks, water cistern, water tanks, gray water collection pool that remain under the ground separate from the building remain outside the floor area. In the TAKS account, operations are performed from the formula of the multiplication of the floor area and plot area.

• What is KAKS?

KAKS is an expression also known by the name of precedent value. We mentioned it above, but we are considering the topic to open up a little more. The coefficient of floor area of a construction is called KAKS. There are fields included in the KAKS account and some fields that are not included. Knowing these things is important for the investor.

KAKS construction works are obtained by dividing the sum of the areas on all floors of the area to be carried out by the parcel area. The precedent value can be expressed as the sum of the area remaining after the appearance of the skylights of all floors, including the mezzanine floor, floors area basement, pull-out and attic, closed protrusions.

The precedent value is that the KAKS ratios are 0.20, 0.30, 0.40, 1.0... It can be of different values in shape. The KAKS value is obtained by multiplying the KAKS ratio determined for the area where the construction will be carried out and the plot area. For example, if the total construction area is 1500 square meters and the land area is 1000 square meters, then the KAKS ratio will be 1.5.

What Are the Fields Not Included in the KAKS and 30% Account?

• Outdoor parking lots in the garden

• Fire other than normal stairs, protected or unprotected, which is mandatory within the scope of the regulation on fire protection of buildings, which entered into force by the Decision of the Council of Ministers No. 2007/12937 The area of 6 square meters of fire safety hall with the minimum dimensions of the ladder and protected corridors

• Gaps required to be arranged in public buildings used in public buildings such as cinema, theater, sports and conference halls

• Terrace roofs located above the last floor and expressed as common area

• Areas of atrium gaps in shopping malls in accordance with minimum dimensions located on each floor

Bodrum Katlarda Yapılması Durumunda Emsal ve %30 Hesabına Alınmayan Alanlar Nelerdir?

• 100 square meters of childcare units and children's playgrounds, expressed as common areas that have no commercial purpose

• Shelter, chimney, stairs, skylights, elevator spaces, energy and generator room, fuel tanks, heat and plumbing areas, water tanks, concierge apartments, coals

• The area of 150 square meters of mosquitoes and outbuildings, expressed as common area, and 300 square meters in non-residential buildings

• 2-storey section of compulsory parking spaces

• Common areas with all fronts buried and fully buried with parking lots expressed as common area

• Areas used for warehouse purposes not exceeding 10% of the gross area of the independent partition for residential use and 50% of the gross areas of the independent partition for commercial use.

• What is Plot Predec Value?

The term land precedent value is among the terms often used in constructions. It is the name given to the calculations where the limits of the total construction area of the structure to be made on the parcel in line with the zoning plans are determined.

The precedent value of the plot is generally expressed as the density of construction. In addition, KAKS is also expressed in the form of coefficient of floor area. The precedent value is used to determine the number of floors of the plot construction site.

The value of KAKS varies according to the physical conditions of the place where the construction will be made, the size of the plot, the infrastructure possibilities, the zoning plan.

Multiplying the KAKS value determined for peer value calculations by the total plot area is performed. The resulting result is a number that denotes the total area of construction. It is not possible that the building construction area to be carried out is more than the construction preceder specified on the zoning plan. For example, the total construction area of the building can be up to 3.0 x 1000 = 3000 square meters in the area where the KAKS value is set as 3.0 and the plot area is 1000 square meters.

What is the Importance of TAKS and KAKS Values in Deed Interrogation Procedures?

Especially when buying a house or building for investment purposes, the share of the land and the net construction area of the building that can be made after it directly affects the return on investment. Besides this, it is important to make the purchased house in accordance with the zoning plan and checking that there are no problems with the deed.

For all these reasons, TAKS and KAKS (precedent) are among the important values that need to be checked in deed parcel inquiry operations. For real estate to be purchased for investment purposes, it is extremely necessary to know the plot of the building and the maximum use areas of the new buildings that can be made on it before purchasing transactions are carried out is one of the important issues.

You can contact us for all the solutions you need about TAKS, KAKS, Precedent Value and other issues such as automated real estate evaluation.

You can find our previous post at https://www.endeksa.com/tr/blog/yazi/tapu-tahsis-belgesi-nedir-nereden-alinir link.