R2 Zoning in NYC
R2 is a single-family detached zoning district in New York City. It allows a residential FAR of 0.75 and buildings up to 35 ft tall. 39,810 tax lots carry the R2 designation, 61% of them in Queens. Their average built FAR is 0.47, against 0.75 allowed.
R2 zoning rules at a glance
| Rule | Value | Note |
|---|---|---|
| Max residential FAR | 0.75 | ZR 23-21, after City of Yes (Dec 2024). |
| Largest single dwelling unit | FAR 0.6 | Standard lots of 4,000 sq ft or more (ZR 23-21 footnote). |
| Street wall / base height | 25 ft | Before the pitched roof begins (ZR 23-42). |
| Max building height | 35 ft | Pitched roof required. |
| Front yard | 15 ft | ZR 23-32. |
| Side yard | 5 ft each side | Detached homes only, so side yards always apply. |
| Lot coverage | 40% interior, 80% corner | ZR 23-36. |
| Building types | Detached only |
R2 lots in the data
Where R2 lots are
- Queens: 24,089 parcels
- Staten Island: 10,317 parcels
- Brooklyn: 4,899 parcels
- The Bronx: 505 parcels
Browse by area in the neighborhood index.
R2 zoning questions
What is the maximum FAR in R2?
Residential FAR in R2 is 0.75 (ZR 23-21). Floor area on a lot is that ratio times the lot area.
How tall can a building be in R2?
R2 buildings reach 35 feet at most, with a 25-foot street wall under a pitched roof (ZR 23-42).
How built-out are R2 lots?
The average R2 lot is built to 0.47 FAR against an average maximum residential FAR of 0.75 in MapPLUTO 26v2, so about 37% of allowed floor area is unused on the average lot. Lots vary; open any one on the map.
Does City of Yes affect R2 lots?
39,810 of 39,810 R2 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 R2 lot
The NYRezone NYC zoning map shows zoning, buildable area and unused floor area for every parcel. No login.
Related R2 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.