R6 Zoning in NYC: Mid-density apartment
R6 districts are the workhorse mid-density apartment districts of Brooklyn, Queens and the Bronx, producing the familiar six- to eight-story fabric (and more with height-factor rules). Citywide, 67,772 tax lots carry a primary R6 designation.
On the average R6 lot, roughly 33% of the allowed residential floor area is unused — the raw material of a rezoning-era investment thesis. The most common district for small multifamily development; the gap between average built floor area and allowed floor area is where the opportunity lives.
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
FAQ
What is R6 zoning in NYC?
R6 is one of the workhorse mid-density apartment districts of Brooklyn, Queens and the Bronx, producing the familiar six- to eight-story fabric (and more with height-factor rules). Across New York City, 67,772 tax lots carry a primary R6 designation.
How built-out are R6 lots today?
On average, R6 parcels are built to a floor-area ratio of 1.64 against an average maximum residential FAR of 2.43 — roughly 33% 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 R6 parcels?
67,772 R6 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 R6 parcel free
The NYRezone map scores all 67,772 R6 lots on unused floor area, City of Yes eligibility, and assemblage potential. No login.
Related R6 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.