Today’ s housing, as a private realm of human life, has changed in comparison with the past which was made regardless of quality, desirability, and lack of paying attention to the human needs and its psychological consequences; That is to say, residential units have turned into a set of closed spaces and their open and semi-open spaces have been merged into the urban spaces which disrupted their fundamental functions. In such a situation, reviewing and paying special attention to these spaces together with closed spaces in Tehran is really necessary. But this question is proposed that what are the indicators affecting the quality of open and semi-open spaces in contemporary housing? And how much do they affect the quality of these spaces? This research has a mixed (quantitative-qualitative) method which is applied in terms of purpose, and in terms of data collection method it is of descriptive-analytical and survey type. The statistical population includes 380 inhabitants in residential apartments in the Zafaranieh neighborhood of Tehran. After collecting field information through the questionnaire, the indicators affecting open and semi-open spaces, including: functional, behavioral, physical, environmental, social and perceptual-semantic by using statistical analysis software were analyzed. To investigate the significance of relationship between the mean difference of the scores of the effective indicators, the one sample T-test method and intragroup one-way analysis of variance have been used; the results obtained from the research showed that in the open and semi-open spaces of residential apartments in the Zafaranieh neighborhood, the physical, environmental and behavioral indicators with the mean score of 4. 17, 3. 52 and 3. 22, respectively, have somewhat more favorable and more appropriate situation than other indicators, and currently their efficiency ratio is at moderate limit. However, the functional, social and perceptual-semantic indicators with the mean score of 2. 68, 2. 57 and 2. 21, respectively, are in an unfavorable and inappropriate situation, and their efficiency ratio is at weak limit.