R2 Zoning in NYC: Single-family detached
R2 districts are low-density detached single-family districts on somewhat smaller lots than R1. Citywide, 39,810 tax lots carry a primary R2 designation.
On the average R2 lot, roughly 37% of the allowed residential floor area is unused — the raw material of a rezoning-era investment thesis. Primarily an end-user market; ADU rules under City of Yes are the main new lever for adding rentable space.
Where R2 lots are
- Queens: 24,089 parcels
- Staten Island: 10,317 parcels
- Brooklyn: 4,899 parcels
- The Bronx: 505 parcels
FAQ
What is R2 zoning in NYC?
R2 is one of low-density detached single-family districts on somewhat smaller lots than R1. Across New York City, 39,810 tax lots carry a primary R2 designation.
How built-out are R2 lots today?
On average, R2 parcels are built to a floor-area ratio of 0.47 against an average maximum residential FAR of 0.75 — roughly 37% 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 R2 parcels?
39,810 R2 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 R2 parcel free
The NYRezone map scores all 39,810 R2 lots on unused floor area, City of Yes eligibility, and assemblage potential. No login.
Related R2 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.