R3-1 Zoning in NYC: Low-rise, one- and two-family
R3-1 districts are low-density districts allowing detached and semi-detached one- and two-family homes, common across Staten Island, eastern Queens and the north Bronx. Citywide, 50,351 tax lots carry a primary R3-1 designation.
On the average R3-1 lot, roughly 19% of the allowed residential floor area is unused — the raw material of a rezoning-era investment thesis. Two-family conversions and ADUs are the typical plays; many lots are built close to their allowed floor area.
Where R3-1 lots are
- Staten Island: 27,939 parcels
- Queens: 15,175 parcels
- Brooklyn: 5,646 parcels
- The Bronx: 1,591 parcels
FAQ
What is R3-1 zoning in NYC?
R3-1 is one of low-density districts allowing detached and semi-detached one- and two-family homes, common across Staten Island, eastern Queens and the north Bronx. Across New York City, 50,351 tax lots carry a primary R3-1 designation.
How built-out are R3-1 lots today?
On average, R3-1 parcels are built to a floor-area ratio of 0.61 against an average maximum residential FAR of 0.75 — roughly 19% 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 R3-1 parcels?
50,351 R3-1 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 R3-1 parcel free
The NYRezone map scores all 50,351 R3-1 lots on unused floor area, City of Yes eligibility, and assemblage potential. No login.
Related R3 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.