How to understand how many square meters we can build on our plot of land

KINT – Coefficient of Building Intensity

KINT is one of the first concepts that anyone who owns a land plot or plans to purchase one encounters. Usually, plots in populated areas are designated for construction. KINT is one of the main indicators that determine the building potential of a site and, accordingly, its value.

As a company with long-standing experience in the real estate sector, we often need to explain in detail the meaning of the Coefficient of Building Intensity to our partners. In response to these questions, in this article we will review this concept and its importance in construction. We will explain when it is necessary to check it, as well as the main terms and procedures on the subject.

“What is KINT?”
Every regulated land plot has established parameters, depending on the zone it falls into, according to the General Urban Plan of the municipality. For a specific plot, they are defined in the Detailed Urban Plan (DUP), which regulates the permissible construction on it. These indicators represent the construction potential of a given plot, i.e. what you can build on it.

One of the most important among them is precisely KINT – the Coefficient of Building Intensity. It determines the maximum Gross Built-Up Area (GBA) on the plot. KINT is expressed as an absolute number. By multiplying KINT with the plot area, you can calculate the maximum GBA of the building(s) you plan to construct.

KINT also largely determines the value of a Regulated Land Plot (RLP), since its price increases if the plot has higher building potential.

Other important indicators you may encounter include:

Building density,
Green area ratio,
Cornice height.
Together with KINT, they indicate what and how can be built on the available land.

When do you need to check KINT for a property?
You will encounter the concept of KINT in cases of construction or investment intentions:

purchase of a land plot for building your new home,
providing your own plot for construction against compensation,
investing in an unregulated plot for regulation, construction, or sale.
It is important in such situations to know and understand the Coefficient of Building Intensity in order to purchase the most suitable plot for your plans. It is also relevant for the compensation you may receive if you provide it for construction – you get a percentage of the GBA of the completed building.

“How is GBA calculated according to KINT?”
Calculating the maximum allowable GBA for a land plot is simple. You need the total area of the plot, best checked in the notarial deed. Once you have it and the KINT defined in the DUP, you multiply them to obtain the Gross Built-Up Area that can be developed.

Example:
If you have a 1000 sq.m plot and KINT = 3, you can build a building with a GBA of up to 3000 sq.m. This may include underground levels as well as attic space if its height exceeds 1.50 m.

“Where can I check the KINT for a specific plot?”
Checking KINT is essential in three cases:

when purchasing a regulated plot for construction;
when planning construction on your own land;
during negotiations for granting land for construction against compensation.
You can check it at the municipality responsible for the plot, or online at the Geodesy, Cartography, and Cadastre Agency (AGCC). The official documents that state the KINT for your plot are:

DUP (Detailed Urban Plan) – issued by the chief municipal architect; once in effect, it certifies all construction parameters for the plot, including KINT;
Design Visa – part of the DUP, defining the permissible design parameters for a building on the plot.
If you encounter difficulties, we recommend consulting specialists during negotiations for granting a plot for construction.

KINT in municipal zones and land areas
The territory of the Republic of Bulgaria is organized under General Urban Plans for each municipality, which determine all parameters of construction, greening, infrastructure, etc. Each municipality defines different zones and land areas depending on their purpose, such as:

Residential areas (low, medium, high, and complex development / urbanized areas),
Mixed-use residential and service zones,
Multifunctional planning zones,
Public service areas,
Sports and recreation areas,
Industrial areas,
Others.