R5 Zoning NYC

R5 Zoning in NYC

(Last Updated On: November 10, 2018)

R5 Zoning in NYC is a low density residential zoning district. In R5 you can build any type of residential building including multifamily.


R5 Zoning NYC

New York City has many different zoning districts. The purpose of these districts is to restrict what people build based on the location. A zoning district that begins with R is a residential district. These districts are R1 through R10. The higher the number the larger the building you can build there. R5 is most common in Brooklyn, Queens, and The Bronx there is also some R5 in Staten Island. R5 has many sub categories:

This article will only be addressing regular R5 Zoning.

R5 Contextual Districts: R5A, R5B, and R5D 

Commercial Zoning With Residential Equivalent R5 Zoning


R5 Zoning Regulations:


R5 Zoning Community Facility

R5 Zoning is a residential zone but Community Facility uses are allowed in R5 zones. When developing a community facility the zoning calculations may be different as community facilities tend to have alternate requirements.


What is R5 Zoning?

R5 zoning is a residential zone.  It allows single family, two family, and multi family buildings. We consider Multi family as 3 families or more.  In R5 you can often see 3 to 4 story attached row houses of 1, 2, or multiple families. R5 properties are developed with attached, semi-detached, zero lot line and detached houses / buildings.

Allowed Building Types:

Attached Buildings. Attached buildings are buildings that sit directly on the 2 side lot lines and have no side yards, they can be attached to other buildings on 1 or 2 sides. Row houses are an example of attached buildings.

Semi-Detached Buildings. Semi-detached are buildings that are built on one side lot line and attached to 1 other building. Semi Detached buildings are in groups of two.

Zero Lot Line Buildings. Zero lot line buildings are buildings that are built on one side lot line but are not built against another building.

Detached Building – Is a building that has yards on all sides of the building and is not built on a property line.

General R5 Rules:

What You Can Build In R5

Floor Area Ratio or FAR – 1.25 This ratio determines how much square footage you can build on your property. You multiply the lot area by this number (FAR).  See sample analysis below.

Detached Buildings 

Lot Width Minimum – 40′. You must have a 40 foot wide lot to build a detached building.

Lot Area Minimum – 3,800 square feet. You must have a 3,800 square foot property to build a detached building.

Not Detached (any other building type listed above)

Lot Width Minimum – 18′ You must have an 18 foot wide lot to develop an R5 property. Special restrictions apply to smaller lots.

Lot Area Minimum – 1,700 square feet. You must have a 1,700 square foot lot to develop an R5 property. Special restrictions apply to smaller lots.

Maximum Building Heights

Street Wall Height – 30′. The wall closest to the street can be a maximum of 30′ high. This does not count handrails, parapets, or a pitched roof.

Building Height – 40′ The maximum building height is 40 feet measured to the highest point of a roof. This does not count railings, parapets, or bulkheads.

Buildings over 30′ Tall must have a 15 foot setback from the street wall at the 30′ elevation.

Site Planning

Lot Coverage – 55% You can build on a maximum of 55% of your lot. The property must have an open space of 45% having no building elements on it. Examples are yards, driveways, or paved outdoor areas.

Required Yards:

Rear Yard – 30′ Must have a 30 foot rear yard. There are Special provisions for lots less than 70′ deep. Corner lots do not have rear yards they have 2 side yards and 2 front yards.

Front Yards must be 10′ Minimum or 18′ if larger. A front yard must be at least 10 feet if you are going to provide a yard greater then 10 feet it must be 18 feet or more. You are not allowed to build a front yard greater than 10 and less than 18 feet in depth.

Side Yards:

Side yards are not required for attached buildings.

For detached buildings you must have 2 side yards that combined equal 13 feet.  The smallest yard must be at least 5′.

A Semi detached house or building must have one side yard of at least 8 feet.


R5 Zoning Analysis Example

This is an actual property in The Bronx that we looked into for a client who was interested in tearing down a 2 family house to build a multifamily building. Here is the process to determine how many apartments you can build on an R5 property.


R5 Zoning NYC

R5 Zoning Lot NYC

The property lot in question is 50 feet wide and 100 feet deep. This gives us a lot area of 5,000 square feet.

Lot Area – 50 x 100 = 5,000 square feet

To determine how many square feet the building can be we need to know the FAR and multiply the lot area by the FAR. The FAR in R5 Zoning is 1.25

Lot Area x FAR  = Buildable Square Footage. (zoning square footage)

5,000 x 1.25 = 6,250 square feet.

The building we can develop on this property can have a maximum floor area of 6,250 square feet.

To determine how many apartments you can build. You take the zoning square footage and divide by the dwelling unit factor. The factor is 760 square feet in this zone. R5 zoning has density factor of 760 this means you can build 1 apartment per 760 square feet of zoning area.

# Of Apartments = Zoning Area / Density factor

# Of Apartments = 6,250 / 760

# Of apartments = 8

In this example we could develop a multifamily building of 6,250 square feet and have up to 8 apartments in the building.


R5 Zoning Codes

The New York City Zoning Resolution is complicated and quite in depth. In this article we review some basic Zoning Codes with regards to Zoning R5. This analysis does not assume to cover every possible issue or circumstance, but provide a general overview of the basic and most common zoning codes.


Thank You for reading our Blog Post on R5 zoning in NYC.

I hope this was helpful. If you want to discuss a specific project with an architect please feel free to Contact Fontan Architecture. We will be happy to help. Learn more about our NY Architecture Firm. or Zoning Analysis.


New York Architects, Jorge Fontan

Author Jorge Fontan AIA

This post was written by Jorge Fontan, a Registered Architect and owner of Fontan Architecture.


  • Tyler

    April 20, 2017 12:43 pm

    Hi Thank you. This is very informative for potential developers to get an idea how many condos one can build. Does the R5 zoning density factor of 760 change for different boros? We have a property in Brooklyn. Is it still 760sqft ratio?

      • Ardian Gashi

        June 19, 2017 1:21 pm


        What avenue would you recommend for finding R5 land in NYC for development?

  • Todd 0

    June 24, 2017 10:48 pm

    Good post Jorge. As a real estate broker I will give you first opportunity to bid a job. So R5 zoning can be changed or get a variance for r6?
    R5 is not that appetizing to build . I have a 58×100 lot. Can’t do a lot as r5

  • Abdullah Riyadh

    September 27, 2017 3:42 am

    Jorge, this is great and very informative!! well done
    question: I am in the process of acquiring a 25 x 103 lot in R5zone,
    can I build on it? if yes how many family home.
    FYI, I own a 3-family home adjacent to the lot and it is also 25×103 (R5)

  • Hing Lee

    October 25, 2017 11:20 pm

    Hi Jorge,

    Can you tell me if my analysis is correct for a 25×100 r5b 2 family brick (b1) to 3 family conversion?

    According to a chart in the City Planning website, r5b has a dwelling unit factor of 900, except for 1 and 2 family residences, which becomes 1350. If the objective is to convert from 2 family to 3 family, would the math work out to : 25 x 100 x 1.35 / 900 = 3.75, which means conversion is possible?


  • Ben

    March 8, 2018 4:57 pm


    I own a R5 two family home in Astoria that I have been considering to to convert into a multifamily. The lot size is 97×25 feet and the actual house (2 stories, brick, semi detached with the detached side being a shared driveway, 3 car garage in the back) takes up 1,550 square feet.

    Would it be better to do gutted renovation with adding a floor, or to completely demolish and build new? If building new, how many units can be built?

    Thanks for your input!

  • joe

    April 5, 2018 9:08 pm


    I own a 2 family semi detached in R5, lot is 23×150 house is 20×50 my question is about height – if i want to build higher then 33 feet street wall would a set back in the front and back of the house be enough? or i would need to set back the side lot line wall also? and if yes how much.

    any help is greatly appreciated.

  • Irene P.

    August 16, 2018 6:07 pm

    What are the special restrictions to a lot that is smaller than 1700 sf? The lot in question is 11×100.83 R5, can anything be built on it?

  • Abe

    December 12, 2018 5:30 pm

    Hi Jorge
    what is the FAR for a 40×100 lot R5 but is a Wide st and is a corner. would this increase it? same as for an R6 Lot

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