How Is FAR (Emsal) Increase Calculated in Etiler? Value in Urban Renewal

The most critical concept determining whether urban renewal creates value in Etiler is often FAR (floor area ratio — "emsal" / KAKS in Turkish). So what exactly is a FAR increase and how does it reflect on your property?

What is FAR (KAKS)?

FAR — technically KAKS (Floor Area Ratio) — is the ratio of the total buildable construction area on a plot to the plot area. For example, if FAR is 1.50 on a 500 m² plot, there is a total buildable right of 750 m². A FAR increase is the raising of this ratio (where regulations and the zoning plan allow).

A simple example

If FAR on a 500 m² plot rises from 1.50 to 2.00, the buildable right increases from 750 m² to 1,000 m² — about 33% more sellable/rentable area. In the right project, this returns to the owner as more independent units, higher value and rental potential.

Does FAR increase on every plot?

No. FAR increase depends on the plot's zoning plan, block-parcel status, height limits and current regulations. On some plots it may not be possible at all. So before entering renewal, correct Etiler urban renewal and zoning analysis is essential — otherwise the expected value appreciation may not materialise.

How does FAR increase turn into value?

Increased buildable right means either more independent units (apartments/offices) or a larger property. In a construction-share model this directly affects the owner's share. The right negotiation preserves the value of the FAR increase in the owner's favour.