R4-1 Zoning District — New York City
R4-1 is a low-density Detached and Semi-Detached Residence District (NYC Zoning Resolution § 11-122) in New York City.
R4-1 at a glance
It principally allows housing and community facilities. As of right, the maximum residential FAR is 1. 51,719 tax lots citywide carry R4-1 as their primary zoning designation.
Bulk rules for R4-1
| Context | Residential FAR | Community facility FAR | Max lot coverage | Heights | Citation |
|---|---|---|---|---|---|
| As of right | 1 | 2 | 60% | Base 25 ft · Max 35 ft | NYC Zoning Resolution § 23-21, § 23-421, § 24-11 |
| Qualifying residential site | 1.5 | 2 | 60% | Base 35 ft · Max 45 ft | NYC Zoning Resolution § 23-21, § 23-424, § 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 R4-1
- 1871 Rockaway Parkway88,000 sq ft lot · 0.51 built FAR · built 1961
- 120 Beach 26 Street44,700 sq ft lot · 2.46 built FAR · built 2006
- Bay 32 Street336,000 sq ft lot · 0 built FAR
- 1219 Avenue O30,000 sq ft lot · 3.09 built FAR · built 1985
- 84-70 129 Street32,500 sq ft lot · 3.3 built FAR · built 1969
- 2121 Paulding Avenue38,280 sq ft lot · 4.02 built FAR · built 1964
- 3450 East Tremont Avenue16,350 sq ft lot · 2.52 built FAR · built 1925
- 131-11 Kew Gardens Road29,000 sq ft lot · 2.67 built FAR · built 1960
- 89-16 175 Street14,000 sq ft lot · 4.49 built FAR · built 2008
- 2569 Ocean Avenue15,750 sq ft lot · 3.18 built FAR · built 2007
- 91-14 175 Street9,360 sq ft lot · 3.86 built FAR · built 2008
- 90-01 Beach Channel Drive20,095 sq ft lot · 1.79 built FAR · built 1930
R4-1 — quick questions
- What is the maximum residential FAR in R4-1?
- 1, as of right, per NYC Zoning Resolution § 23-21, § 23-421, § 24-11. Site-specific overlays, special districts, and waterfront rules can modify it — run a full lookup for a specific lot.
- Is R4-1 a contextual district?
- No. R4-1 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 R4-1?
- 51,719 tax lots citywide carry R4-1 as their primary zoning designation, per NYC municipal records as of 2026-10-05.
Keep learning
What do the R4-1 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.