R8 Zoning in NYC
R8 is a high-density apartment zoning district in New York City. It allows a residential FAR of 6.02 on narrow streets and 7.2 on wide ones and buildings 115 to 135 ft tall by street width. 4,874 tax lots carry the R8 designation, 54% of them in Manhattan.
R8 zoning rules at a glance
| Rule | Value | Note |
|---|---|---|
| Max residential FAR, narrow street | 6.02 | Beyond 100 ft of a wide street. ZR 23-22. |
| Max residential FAR, wide street | 7.2 | Within 100 ft of a street 75 ft or wider. ZR 23-22. |
| FAR with Universal Affordability Preference | 7.2 narrow, 8.64 wide (outside MIH areas) | Qualifying affordable housing bonus (UAP), ZR 23-22. |
| Base height, narrow street | 60 to 85 ft | Minimum to maximum street wall (ZR 23-432). |
| Base height, wide street | 60 to 95 ft | Within 100 ft of a wide street. |
| Max height, narrow street | 115 ft | |
| Max height, wide street | 135 ft | |
| Max height with UAP | 145 ft narrow, 175 ft wide | Base up to 105 ft. |
| Max height, eligible site | 215 ft | Eligible sites only (ZR 23-434). |
| Residential tower | Not allowed | ZR 23-435. |
R8 lots in the data
Where R8 lots are
Browse by area in the neighborhood index.
R8 zoning questions
What is the maximum FAR in R8?
Residential FAR in R8 is 6.02 on narrow streets and 7.2 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 R8?
R8 allows 115 feet on narrow streets and 135 feet within 100 feet of a wide street, with a base of 60 to 85 ft (ZR 23-432). The affordable-housing bonus raises the cap to 145 feet narrow and 175 feet wide.
How built-out are R8 lots?
The average R8 lot is built to 3.85 FAR against an average maximum residential FAR of 6.02 in MapPLUTO 26v2, so about 36% of allowed floor area is unused on the average lot. Lots vary; open any one on the map.
Does City of Yes affect R8 lots?
4,874 of 4,874 R8 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 R8 lot
The NYRezone NYC zoning map shows zoning, buildable area and unused floor area for every parcel. No login.
Related R8 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.