R10A Zoning in NYC: Highest-density apartment
R10A districts are the city's highest-density residential designation, concentrated in core Manhattan. Citywide, 820 tax lots carry a primary R10A designation.
On the average R10A lot, roughly 29% of the allowed residential floor area is unused — the raw material of a rezoning-era investment thesis. Maximum-envelope territory where inclusionary bonuses and air rights dominate the math.
Where R10A lots are
- Manhattan: 820 parcels
FAQ
What is R10A zoning in NYC?
R10A is one of the city's highest-density residential designation, concentrated in core Manhattan. Across New York City, 820 tax lots carry a primary R10A designation.
How built-out are R10A lots today?
On average, R10A parcels are built to a floor-area ratio of 7.07 against an average maximum residential FAR of 10 — roughly 29% 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 R10A parcels?
820 R10A 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 R10A parcel free
The NYRezone map scores all 820 R10A lots on unused floor area, City of Yes eligibility, and assemblage potential. No login.
Related R10 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.