R4 Zoning in NYC: Low-rise, one- and two-family
R4 districts are low-density districts permitting one- and two-family homes including rowhouse forms, with slightly more floor area than R3. Citywide, 73,027 tax lots carry a primary R4 designation.
On the average R4 lot, roughly 12% of the allowed residential floor area is unused — the raw material of a rezoning-era investment thesis. Infill and two-family product works here; look for lots where built floor area sits well below what the district allows.
Where R4 lots are
- Brooklyn: 33,356 parcels
- Queens: 28,469 parcels
- The Bronx: 10,664 parcels
- Staten Island: 538 parcels
FAQ
What is R4 zoning in NYC?
R4 is one of low-density districts permitting one- and two-family homes including rowhouse forms, with slightly more floor area than R3. Across New York City, 73,027 tax lots carry a primary R4 designation.
How built-out are R4 lots today?
On average, R4 parcels are built to a floor-area ratio of 0.88 against an average maximum residential FAR of 1 — roughly 12% 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 R4 parcels?
73,027 R4 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 R4 parcel free
The NYRezone map scores all 73,027 R4 lots on unused floor area, City of Yes eligibility, and assemblage potential. No login.
Related R4 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.