R3X Zoning in NYC: Low-rise, one- and two-family
R3X 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, 52,333 tax lots carry a primary R3X designation.
On the average R3X lot, roughly 35% 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 R3X lots are
- Staten Island: 31,856 parcels
- Queens: 18,324 parcels
- Brooklyn: 1,867 parcels
- The Bronx: 286 parcels
FAQ
What is R3X zoning in NYC?
R3X 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, 52,333 tax lots carry a primary R3X designation.
How built-out are R3X lots today?
On average, R3X parcels are built to a floor-area ratio of 0.49 against an average maximum residential FAR of 0.75 — roughly 35% 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 R3X parcels?
52,333 R3X 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 R3X parcel free
The NYRezone map scores all 52,333 R3X 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.