R6 Zoning in NYC
R6 is a mid-density apartment zoning district in New York City. It allows a residential FAR of 2.2 on narrow streets and 3.0 on wide ones and buildings 55 to 75 ft tall by street width. 67,772 tax lots carry the R6 designation, 75% of them in Brooklyn.
R6 zoning rules at a glance
| Rule | Value | Note |
|---|---|---|
| Max residential FAR, narrow street | 2.2 | Beyond 100 ft of a wide street. ZR 23-22. |
| Max residential FAR, wide street | 3.0 | Within 100 ft of a street 75 ft or wider. ZR 23-22. |
| FAR with Universal Affordability Preference | 3.9 | Qualifying affordable housing bonus (UAP), ZR 23-22. |
| Base height, narrow street | 30 to 45 ft | Minimum to maximum street wall (ZR 23-432). |
| Base height, wide street | 40 to 65 ft | Within 100 ft of a wide street. |
| Max height, narrow street | 55 ft | |
| Max height, wide street | 75 ft | |
| Max height with UAP | 85 ft narrow, 95 ft wide | Base up to 65 ft. |
| Max height, eligible site | 125 ft | Eligible sites only (ZR 23-434). |
| Residential tower | Not allowed | ZR 23-435. |
R6 lots in the data
Where R6 lots are
- Brooklyn: 50,498 parcels
- The Bronx: 11,745 parcels
- Queens: 4,110 parcels
- Manhattan: 1,318 parcels
- Staten Island: 101 parcels
Browse by area in the neighborhood index.
R6 zoning questions
What is the maximum FAR in R6?
Residential FAR in R6 is 2.2 on narrow streets and 3.0 within 100 feet of a wide street (ZR 23-22). Check the lot's street frontage before using either number.
How tall can a building be in R6?
R6 allows 55 feet on narrow streets and 75 feet within 100 feet of a wide street, with a base of 30 to 45 ft (ZR 23-432). The affordable-housing bonus raises the cap to 85 feet narrow and 95 feet wide.
How built-out are R6 lots?
The average R6 lot is built to 1.64 FAR against an average maximum residential FAR of 2.43 in MapPLUTO 26v2, so about 33% of allowed floor area is unused on the average lot. Lots vary; open any one on the map.
Does City of Yes affect R6 lots?
67,772 of 67,772 R6 lots (100%) flag as touched by at least one City of Yes for Housing Opportunity program in NYRezone's screening. Eligibility is lot by lot; verify each one.
Look up any R6 lot
The NYRezone NYC zoning map shows zoning, buildable area and unused floor area for every parcel. No login.
Related R6 districts
Sources & freshness
Data: NYC MapPLUTO 26v2 (checked Sept. 28, 2026); compiled by NYRezone. Parcel counts and built-versus-allowed FAR come from that release. Rule values come from the NYC Zoning Resolution as amended by City of Yes for Housing Opportunity (Dec 2024). This is orientation, not legal advice: confirm a lot with the Department of City Planning before you act on it.