R1-2 Zoning in NYC: Single-family detached
R1-2 districts are the lowest-density residential districts in New York City, limited to detached single-family homes on large lots, found in garden-suburb pockets. Citywide, 14,215 tax lots carry a primary R1-2 designation.
On the average R1-2 lot, roughly 49% of the allowed residential floor area is unused — the raw material of a rezoning-era investment thesis. Value is driven by land and the existing house; development upside is limited, though City of Yes ADU allowances opened new possibilities on many lots.
Where R1-2 lots are
- Queens: 6,855 parcels
- Staten Island: 6,096 parcels
- The Bronx: 726 parcels
- Brooklyn: 538 parcels
FAQ
What is R1-2 zoning in NYC?
R1-2 is one of the lowest-density residential districts in New York City, limited to detached single-family homes on large lots, found in garden-suburb pockets. Across New York City, 14,215 tax lots carry a primary R1-2 designation.
How built-out are R1-2 lots today?
On average, R1-2 parcels are built to a floor-area ratio of 0.38 against an average maximum residential FAR of 0.75 — roughly 49% of allowed floor area is unused on the average lot. Individual lots vary widely; check any specific parcel on the free NYRezone map.
Does City of Yes affect R1-2 parcels?
14,215 R1-2 parcels flag as potentially affected by at least one City of Yes for Housing Opportunity program in NYRezone's screening model. Program applicability is parcel-specific — verify each lot.
Screen every R1-2 parcel free
The NYRezone map scores all 14,215 R1-2 lots on unused floor area, City of Yes eligibility, and assemblage potential. No login.
Related R1 districts
Parcel figures derive from NYC Department of City Planning PLUTO data as processed by NYRezone. Zoning regulations are summarized for orientation only — always verify specifics in the NYC Zoning Resolution and with the Department of City Planning before acting on any parcel.