R10 Zoning in NYC
R10 is a highest-density apartment zoning district in New York City. It allows a residential FAR of 10.0 and buildings 185 to 215 ft tall by street width. 995 tax lots carry the R10 designation, 99% of them in Manhattan.
R10 zoning rules at a glance
| Rule | Value | Note |
|---|---|---|
| Max residential FAR | 10.0 | ZR 23-22, after City of Yes (Dec 2024). |
| FAR with Universal Affordability Preference | 12.0 | Qualifying affordable housing bonus (UAP), ZR 23-22. |
| Base height, narrow street | 60 to 125 ft | Minimum to maximum street wall (ZR 23-432). |
| Base height, wide street | 60 to 155 ft | Within 100 ft of a wide street. |
| Max height, narrow street | 185 ft | |
| Max height, wide street | 215 ft | |
| Max height with UAP | 235 ft | Base up to 155 ft. |
| Max height, eligible site | 355 ft | Eligible sites only (ZR 23-434). |
| Residential tower | Allowed above the base | ZR 23-435. |
R10 lots in the data
Where R10 lots are
Browse by area in the neighborhood index.
R10 zoning questions
What is the maximum FAR in R10?
Residential FAR in R10 is 10.0 (ZR 23-21). Floor area on a lot is that ratio times the lot area.
How tall can a building be in R10?
R10 allows 185 feet on narrow streets and 215 feet within 100 feet of a wide street, with a base of 60 to 125 ft (ZR 23-432). The affordable-housing bonus raises the cap to 235 feet narrow and 235 feet wide.
How built-out are R10 lots?
The average R10 lot is built to 7.43 FAR against an average maximum residential FAR of 10 in MapPLUTO 26v2, so about 26% of allowed floor area is unused on the average lot. Lots vary; open any one on the map.
Does City of Yes affect R10 lots?
995 of 995 R10 lots (100%) flag as touched by at least one City of Yes for Housing Opportunity program in NYRezone's screening. Eligibility is lot by lot; verify each one.
Look up any R10 lot
The NYRezone NYC zoning map shows zoning, buildable area and unused floor area for every parcel. No login.
Related R10 districts
Sources & freshness
Data: NYC MapPLUTO 26v2 (checked Sept. 28, 2026); compiled by NYRezone. Parcel counts and built-versus-allowed FAR come from that release. Rule values come from the NYC Zoning Resolution as amended by City of Yes for Housing Opportunity (Dec 2024). This is orientation, not legal advice: confirm a lot with the Department of City Planning before you act on it.