R7-1 Zoning in NYC
R7-1 is a mid- to high-density apartment zoning district in New York City. It allows a residential FAR of 3.44 on narrow streets and 4.0 on wide ones and buildings 75 to 85 ft tall by street width. 13,920 tax lots carry the R7-1 designation, 78% of them in the Bronx.
R7-1 zoning rules at a glance
| Rule | Value | Note |
|---|---|---|
| Max residential FAR, narrow street | 3.44 | Beyond 100 ft of a wide street. ZR 23-22. |
| Max residential FAR, wide street | 4.0 | Within 100 ft of a street 75 ft or wider. ZR 23-22. |
| FAR with Universal Affordability Preference | 5.01 | Qualifying affordable housing bonus (UAP), ZR 23-22. |
| Base height, narrow street | 40 to 65 ft | Minimum to maximum street wall (ZR 23-432). |
| Base height, wide street | 40 to 75 ft | Within 100 ft of a wide street. |
| Max height, narrow street | 75 ft | |
| Max height, wide street | 85 ft | |
| Max height with UAP | 105 ft narrow, 115 ft wide | Base up to 85 ft. |
| Max height, eligible site | 155 ft | Eligible sites only (ZR 23-434). |
| Residential tower | Not allowed | ZR 23-435. |
R7-1 lots in the data
Where R7-1 lots are
Browse by area in the neighborhood index.
R7-1 zoning questions
What is the maximum FAR in R7-1?
Residential FAR in R7-1 is 3.44 on narrow streets and 4.0 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 R7-1?
R7-1 allows 75 feet on narrow streets and 85 feet within 100 feet of a wide street, with a base of 40 to 65 ft (ZR 23-432). The affordable-housing bonus raises the cap to 105 feet narrow and 115 feet wide.
How built-out are R7-1 lots?
The average R7-1 lot is built to 2.17 FAR against an average maximum residential FAR of 3.44 in MapPLUTO 26v2, so about 37% of allowed floor area is unused on the average lot. Lots vary; open any one on the map.
Does City of Yes affect R7-1 lots?
13,920 of 13,920 R7-1 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 R7-1 lot
The NYRezone NYC zoning map shows zoning, buildable area and unused floor area for every parcel. No login.
Related R7 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.