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DATA & MEASUREMENT

42,061 lots indexed to date.

AREA’s Manhattan air rights measurements rely on the publicly available MapPLUTO dataset, provided by the New York City Department of City Planning. This data is current as of its last full quarterly release in January 2026 (25v4). Please note some important methodological limitations:

  • The MapPLUTO data set does not reflect previous zoning lot mergers, meaning past air right transfers are not currently reflected in AREA’s registry. This registry does not reflect whether you or a previous owner has already transferred air rights. AREA is actively indexing past transfers using other data sources to address this limitation.
  • Some measurements below relate primarily to as-of-right air right transfers and may understate air right opportunities via other mechanisms.

Numerical measurements are explained below, and dollar valuations are explained in our valuation methodology.

ESTIMATED AIR RIGHTS ON THIS LOT - SQUARE FOOTAGE

Mathematically, AREA applies the following formula:

Total Air Rights = Lot Size (sqft.) x Max(Residential FAR, Commercial FAR, and Community FAR) - Built Area (sqft.)

FAR stands for “floor-area ratio,” which is used to find the maximum amount of building allowed on a lot.

For every lot in our registry, we multiplied the lot size (“LotArea” in the data set) by its maximum FAR—residential FAR (“ResidFAR”), commercial FAR (“CommFAR”) and community facility FAR (“FacilFAR”)—to find the lot’s total buildable square footage. Only the maximum FAR is used because FAR does not stack. Deducting already built square footage (“BldgArea”) from this total buildable square footage estimates the total amount of unused air rights.

Please note the known limitations of this method:

  • This estimate does not determine transferability or buildability, but rather it is an estimation of total capacity.
  • Using built area in this calculation may underestimate available air rights, as certain spaces—such as basements and HVAC—do not count toward zoning floor area or FAR usage. Any discrepancies in the Department of City Planning’s reporting of built area could also impact this figure.
  • Split lot FAR is based upon MapPLUTO’s reported FAR, which may cause over- or underestimation of air rights.
  • This total includes all air rights—residential, commercial, and community facility—to provide a complete view of each lot. The community facility designation is use-specific and may require City approval, making these air rights less liquid. When comparing estimates, it is important to note that some methodologies, such as that used by the Municipal Art Society of New York, exclude community facility FAR.
  • Mandatory Inclusionary Housing and Voluntary Inclusionary Housing bonuses are excluded, again having the potential to underestimate available air rights.

ESTIMATED AIR RIGHTS ON THIS LOT - VALUATION

Please see our valuation methodology.

ESTIMATED AIR RIGHTS ON THIS BLOCK - SQUARE FOOTAGE

This is the maximum number of square feet on the block for which the given lot could enable pass-through, participating in those transfers. AREA calculates this as the sum of the total air rights for each lot on the block, excluding the given lot, which can be reached via a valid air right transfer path. That is, all properties on the block that can be reached while respecting the 10 linear feet of shared property line required for zoning lot mergers (Zoning Resolution Art. I, Ch. 2, § 12-10, definition of “zoning lot” (d)). This figure is relevant insofar as the subject lot might enable a neighboring air right transfer via pass through.

Please note the known limitations of this method:

  • This figure is a theoretical maximum for as-of-right transfers, having the potential to overestimate potential recipients. Due to bulk regulations—especially those measured relative to lot lines—it is not practical to merge certain zoning lots, thus preventing air right transfer between them. Connectivity does not guarantee feasibility; bulk, noncompliance, and party-in-interest constraints can prevent otherwise valid chains.
  • Overbuilt lots are not included in the addition, as it is assumed they would not be included in a transfer chain. It is possible that an overbuilt lot stands in the way of a transfer chain necessary for the subject lot to participate in pass through. Incorporating this overbuilt lot would consume air rights, causing this total figure to be an overestimate.

ESTIMATED AIR RIGHTS ON THIS BLOCK - VALUATION

Please see our valuation methodology and description of air rights uses for commentary on the value of enabling pass-through transfers.

POTENTIAL RECIPIENT LOTS - TOTAL

This is the maximum number of potential as-of-right air right transfer recipients for the given lot’s air rights. AREA calculates this as the total number of lots on the same block as the given lot, excluding the given lot, which can be reached via a valid air right transfer path. This follows the same § 12-10 logic as in the above section.

Please note the known limitations of this method:

  • This total figure is primarily given as a point of reference. It includes historically protected and landmarked properties that may make unlikely air right recipients.
  • AREA is still indexing past zoning lot mergers, so tax lots are counted as individual potential recipients. Although this does not affect the total number of recipient lots, this may overestimate the number of recipient zoning lots.
  • Other modes of air right transfer not reflected here may give access to more recipient lots, causing underestimation:
    • Lots in the Hudson River Park District (Zoning Resolution Ch. 89-00), Special Hudson Yards District (Ch. 93-00), Special Lower Manhattan District (Ch. 91-00), Special Midtown District (Ch. 81-00), and Special West Chelsea District (Ch. 98-00) can transfer to more distant lots as specified by ordinance.
    • Under the City of Yes for Housing Opportunity zoning text amendments, individually landmarked properties can transfer air rights to any lot on the block as well as to properties immediately across the street and catty-corner
    • Properties with voluntary inclusionary housing have historically been allowed to transfer air rights within their community boards and those within a 0.5 mile radius.
  • The limitations of the previous section should also be noted here.

POTENTIAL RECIPIENT LOTS - HISTORICAL DESIGNATIONS

Calculating the number of non-historically designated potential recipient lots is identical to calculating total potential recipient lots, with the exception that it only includes lots outside of historical districts and which are not individually landmarked. These lots can much more freely modify existing structure and build, meaning that they make significantly more likely air right recipients.

Please note the known limitations of this method:

  • As with the total potential recipients figure, not all zoning lot transfers are practical, meaning that some potential recipient lots counted here may not be easily accessed via zoning lot merger, making this figure an overestimate.
  • As above, this figure is currently based on tax lots and only represents as-of-right recipients, reflecting a number of potential recipient lots but overestimating recipient zoning lots.
  • The limitations of the previous section should also be noted here.