R10 Zoning District — New York City
R10 is a high-density General Residence District (NYC Zoning Resolution § 11-122) in New York City.
R10 at a glance
It principally allows housing and community facilities. As of right, the maximum residential FAR is 10. 994 tax lots citywide carry R10 as their primary zoning designation.
Bulk rules for R10
| Context | Residential FAR | Community facility FAR | Max lot coverage | Heights | Citation |
|---|---|---|---|---|---|
| As of right | 10 | 10 | 80% | — | NYC Zoning Resolution § 23-22, § 24-11 |
| As of right — narrow street | 10 | 10 | 80% | Base 60–125 ft · Max 185 ft | NYC Zoning Resolution § 23-22, § 23-432 footnote 2, § 23-431, § 23-435, § 23-441(b), § 24-11 |
| As of right — wide street | 10 | 10 | 80% | Base 60–155 ft · Max 215 ft | NYC Zoning Resolution § 23-22, § 23-432 footnote 1, § 23-431, § 23-435, § 23-441(b), § 24-11 |
| Qualifying affordable housing | 12 | 10 | 80% | Max 235 ft | NYC Zoning Resolution § 23-22, § 24-11 |
| Qualifying affordable housing — narrow street | 12 | 10 | 80% | Base 60–155 ft · Max 235 ft | NYC Zoning Resolution § 23-22, § 23-432 footnote 2, § 23-431, § 23-435, § 23-441(b), § 24-11 |
| Qualifying affordable housing — wide street | 12 | 10 | 80% | Base 60–155 ft · Max 235 ft | NYC Zoning Resolution § 23-22, § 23-432 footnote 1, § 23-431, § 23-435, § 23-441(b), § 24-11 |
Values from the NYC Zoning Resolution, verified 2026-10-06; site-specific overlays, special districts, and waterfront rules can modify them — run a full lookup for a specific lot.
About residential districts
Residence districts principally allow housing and community facilities. Bulk rules in the NYC Zoning Resolution (§ 23-) control how much floor area a lot can carry and how tall and close to lot lines a building may be.
Contextual districts pair their floor-area ceilings with prescribed base and maximum building heights so new buildings mirror existing neighborhood form; non-contextual districts govern the envelope through more general height and setback rules, such as sky exposure planes. Commercial districts also allow residences under the rules of a residential-equivalent district, while manufacturing districts generally exclude new residences. Overlays and special purpose districts can modify any of this on a specific lot.
Example lots zoned R10
- 400 East 56 Street46,763 sq ft lot · 20.69 built FAR · built 1969
- 550 West 45 Street48,729 sq ft lot · 11.05 built FAR · built 2011
- 425 East 58 Street62,729 sq ft lot · 15.76 built FAR · built 1975
- 1849 2 Avenue92,927 sq ft lot · 10.42 built FAR · built 1986
- 56-28 2nd Street52,237 sq ft lot · 14.68 built FAR · built 2020
- 80 Riverside Boulevard42,914 sq ft lot · 12.13 built FAR · built 2006
- 50 Riverside Boulevard44,767 sq ft lot · 12.09 built FAR · built 2013
- 220 Riverside Boulevard47,573 sq ft lot · 13.34 built FAR · built 2000
- 200 Riverside Boulevard38,278 sq ft lot · 14.22 built FAR · built 1997
- 800 5 Avenue28,235 sq ft lot · 12.61 built FAR · built 1979
- 60 Riverside Boulevard36,864 sq ft lot · 12.25 built FAR · built 2008
- 515 East 72 Street43,420 sq ft lot · 10.76 built FAR · built 1985
R10 — quick questions
- What is the maximum residential FAR in R10?
- 10, as of right, per NYC Zoning Resolution § 23-22, § 24-11. Site-specific overlays, special districts, and waterfront rules can modify it — run a full lookup for a specific lot.
- Is R10 a contextual district?
- No. R10 is not a contextual district; its building envelope is governed by the district's general height and setback rules rather than a prescribed contextual envelope.
- How many tax lots are zoned R10?
- 994 tax lots citywide carry R10 as their primary zoning designation, per NYC municipal records as of 2026-10-05.
Keep learning
What do the R10 rules mean for a specific lot?
PearlAudit resolves the governing zoning for any NYC tax lot — district, overlays, special districts — and cites the Zoning Resolution section behind every rule claim.
District data: NYC municipal records (Department of City Planning) and the NYC Zoning Resolution. See our sources and methodology. Parcel data as of 2026-10-05.