Building coverage ratio
The share of the plot the building may cover in plan. It sets the footprint.
Article · Plot
K-1, K-2, K-3:
how much you can build
Three coefficients in the building conditions set the footprint, the total floor area and the share of greenery. They, not the plot size, decide whether the project pays off.
·
In short
Plot area
is not floor area
When buying a plot, people count square metres of land. What you are allowed to build depends on the zone's coefficients.
Coefficients are set for the functional zone and fixed in the plot's building conditions. The project economics depend on them: how many flats, how much warehouse space, how many floors.
That is why coefficients are checked before the deal, not after the purchase when the architect starts on the concept.
Three numbers
What each
coefficient means
Floor area ratio
How much above-ground floor area across all storeys you may build relative to the plot area.
Greening ratio
The share of the plot that must stay green. It cannot be used for parking or paving.
Result
The building area is limited by the smaller of two: the K-1 footprint times the number of floors, or the total area allowed by K-2.
Sample calculation
A plot
of 1,000 m²
The figures are illustrative: real coefficients come from the building conditions of a specific plot.
- Plot area
- 1 000 m²
- Coverage, K-1 = 0.5
- Footprint up to 500 m²
- Floor area ratio, K-2 = 1.5
- Above-ground area up to 1,500 m²
- Greening, K-3 = 0.3
- At least 300 m² of greenery
- Conclusion
- Three floors of 500 m², or more floors on a smaller footprint
- What we check next
- Height limits, setbacks, red lines, parking
Questions
In short
the essentials
Where do I find a plot's coefficients?
In the building conditions and in the master plan's functional zone. We check them from the cadastral number as part of the site check.
Can K-2 be increased?
In Tbilisi it is possible through a special zonal agreement with City Hall, for a fee and not in every zone. We calculate whether it pays before you decide to buy.
Does underground parking count towards K-2?
As a rule, K-2 counts above-ground area. How underground floors are treated we check against the current rules for your plot.
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ReadNext step
We will calculate
how much you can build
Send the cadastral number: we will check the plot's coefficients, zone and restrictions.
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- 01Brief
- 02Design
- 03Estimate
- 04Lock-in