| What it is |
Zoning number that determines how much total floor area can be built on a lot, calculated by multiplying lot size by the FAR assigned to that zoning district. |
Air rights are unused development potential above an existing building, which is controlled by the property owner. |
| How it works in NYC |
In NYC, FAR is set by the Zoning Resolution and varies significantly by district — a lot zoned R6A carries a residential FAR of 3.0, R7A allows 4.0, and dense commercial districts like C6-4 can reach 15.0. The NYC Department of City Planning's ZoLa tool shows every property's zoning district and its associated FAR. |
In NYC, Air Rights are incredibly important to developers as they allow them to expand their buildings and build what they wouldn't have been able to before purchasing air rights. |
| When it applies to an owner |
Understanding unused FAR is crucial if you want to add an extension or build upward |
Air rights can be the most valuable asset for some property owners who are not interested in developing their properties anymore. They are allowed to sell the air rights to developers who do. |
| How it affects property value or owner decisions |
A higher FAR means more buildable square footage, which typically means a higher land value per square foot. |
There are a few scenarios in which owners can sell their air rights, first they can sell to properties that touch their property for 10 feet. Now under City of Yes, owners of landmark properties can sell air rights to any lot located on the same block, any lot located directly across the street from that block, or any lot located at the next intersecting street or intersection. |
| Common misconception |
FAR measures building height FAR measures total floor area relative to lot size, not height. A 2.0 FAR on a 10,000 sq ft lot allows 20,000 sq ft of ZFA but that could be a 2-story building covering the whole lot, or a 10-story building covering 20% of it. |
Many owners assume that air rights are only important if they decide to build upon their properties more. But they can be a great way for property owners to turn their unused building capacity into money |
| Key question an owner should ask |
How much FAR have | already used, and how much remaining development capacity do | have? |
Am | in a special transfer district, and if so, where can my air rights legally travel? |
