R8X Zoning District — New York City
R8X is a contextual, medium-density General Residence District (NYC Zoning Resolution § 11-122) in New York City.
R8X at a glance
It principally allows housing and community facilities. As of right, the maximum residential FAR is 6.02. 174 tax lots citywide carry R8X as their primary zoning designation.
Bulk rules for R8X
| Context | Residential FAR | Community facility FAR | Max lot coverage | Heights | Citation |
|---|---|---|---|---|---|
| As of right | 6.02 | 6 | 80% | Base 60–95 ft · Max 155 ft | NYC Zoning Resolution § 23-22, § 23-432, § 23-431, § 24-11 |
| Qualifying affordable housing | 7.2 | 6 | 80% | Base 60–105 ft · Max 175 ft | NYC Zoning Resolution § 23-22, § 23-432, § 23-431, § 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 R8X
- 54 Crown Street55,385 sq ft lot · 9.2 built FAR · built 2024
- 95 East Houston Street58,110 sq ft lot · 8.85 built FAR · built 2003
- 285 Bowery35,772 sq ft lot · 6.56 built FAR · built 2005
- 931 Carroll Street7,685 sq ft lot · 23.38 built FAR · built 2024
- 1560 Boone Ave59,320 sq ft lot · 4.45 built FAR · built 2018
- 1 Prospect Park West18,500 sq ft lot · 7.21 built FAR · built 1931
- 1 Grand Army Plaza26,290 sq ft lot · 6.47 built FAR · built 2006
- 1939 West Farms Road27,413 sq ft lot · 7.33 built FAR · built 2015
- 135 Eastern Parkway35,558 sq ft lot · 6.19 built FAR · built 1926
- 35 Prospect Park West16,500 sq ft lot · 11.62 built FAR · built 1929
- 49 Crown Street63,506 sq ft lot · 5.04 built FAR · built 1973
- 1903 West Farms Road39,312 sq ft lot · 6.24 built FAR · built 2016
R8X — quick questions
- What is the maximum residential FAR in R8X?
- 6.02, as of right, per NYC Zoning Resolution § 23-22, § 23-432, § 23-431, § 24-11. Site-specific overlays, special districts, and waterfront rules can modify it — run a full lookup for a specific lot.
- Is R8X a contextual district?
- Yes. R8X is a contextual district — its bulk rules pair floor-area ceilings with prescribed base and maximum building heights intended to mirror existing neighborhood form.
- How many tax lots are zoned R8X?
- 174 tax lots citywide carry R8X as their primary zoning designation, per NYC municipal records as of 2026-10-20.
Keep learning
What do the R8X 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 2026-10-20.