R10A Zoning in NYC
R10A 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. 820 tax lots carry the R10A designation, all in Manhattan. Their average built FAR is 7.07, against 10 allowed.
R10A 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 | 125 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. |
| Residential tower | Not allowed | ZR 23-435. |
R10A lots in the data
Where R10A lots are
- Manhattan: 820 parcels
Browse by area in the neighborhood index.
R10A zoning questions
What is the maximum FAR in R10A?
Residential FAR in R10A 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 R10A?
R10A 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 R10A lots?
The average R10A lot is built to 7.07 FAR against an average maximum residential FAR of 10 in MapPLUTO 26v2, so about 29% of allowed floor area is unused on the average lot. Lots vary; open any one on the map.
Does City of Yes affect R10A lots?
820 of 820 R10A 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 R10A 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.