R3A Zoning in NYC: Low-rise, one- and two-family
R3A 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, 54,545 tax lots carry a primary R3A designation.
On the average R3A lot, roughly 31% 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 R3A lots are
- Queens: 30,120 parcels
- Staten Island: 18,538 parcels
- The Bronx: 5,864 parcels
- Brooklyn: 23 parcels
FAQ
What is R3A zoning in NYC?
R3A 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, 54,545 tax lots carry a primary R3A designation.
How built-out are R3A lots today?
On average, R3A parcels are built to a floor-area ratio of 0.52 against an average maximum residential FAR of 0.75 — roughly 31% 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 R3A parcels?
54,545 R3A 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 R3A parcel free
The NYRezone map scores all 54,545 R3A 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.