1 Sutton Place South
1 Sutton Place South, New York, NY 10022
Sutton Place
BBL 1013720002 · BIN 1040723
- Year built
- 1927
- Type
- Cooperative
- Units
- 38
- Floors
- 13
- Landmark
- Designated
- Financing
- Up to 50% financeable (50% minimum down).
- Subletting
- Not permitted — an owner-occupancy building.
Compiled by The Roebling Research Desk from the building’s offering plan, amendments, and related building documents (primary source dated 2026). Board policies can change by amendment — confirm at the offer stage.
Every recorded sale at this building, 2004–2025
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- 2BR median
- $3M
- Recent range
- $2.5M – $10M
- Listing discount
- 15.4%
- Recorded transfers
- 47
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A Private Pricing Opinion — what your apartment at 1 Sutton Place South would likely sell for today, what it costs to sell, and what you’d walk away with — reviewed personally against condition, exposures, renovation quality, and the competition actually on the market.
1 Sutton Place South is the architectural and cultural anchor of the Sutton Place enclave — the small Midtown East waterfront neighborhood that has functioned for nearly a century as a quieter alternative to the more publicly visible Park Avenue / Fifth Avenue trophy corridors. The Cross & Cross 1927 commission preceded the firm's collaboration with Rosario Candela on 740 Park Avenue by three years; for buyers tracing the firm's work, 1 Sutton Place South is among the earliest mature expressions of the Cross & Cross apartment-building vocabulary that would shape their subsequent Manhattan portfolio.
The defining feature of the building is the private waterfront garden — a substantial outdoor space extending from the base of the building south toward the East River, designed concurrent with the building's construction and operating as a private amenity for residents across nearly a century. The garden is among the most distinctive private outdoor spaces attached to any Manhattan apartment building; few Park Avenue or Fifth Avenue tier-one cooperatives offer comparable direct outdoor space. The waterfront positioning produces sight lines south toward the East River, the Queensboro Bridge, and across to Queens.
The 1927 vintage places 1 Sutton Place South near the start of the pre-WWI / inter-war Manhattan luxury apartment boom — slightly earlier than the Candela tier-one Park Avenue inventory (740 Park: 1930; 778 Park: 1931; 1040 Park: 1925; 1185 Park: 1929) and contemporaneous with the more substantial pre-war Fifth Avenue tier (944 Fifth: 1925; 998 Fifth: 1912; 907 Fifth: 1916). The architectural sophistication and the integrated waterfront garden made 1 Sutton Place South an immediate prestige address; the residential roster across the decades has included industrialists, financiers, and senior figures in the diplomatic corps, consistent with the Sutton Place tradition of residents who prized discretion.
The Sutton Place neighborhood's defining characteristic — the low-rise enclave at the East River — produces a unique architectural and social posture relative to the rest of Midtown East. Where 432 Park, 53W53, and the broader Billionaires' Row corridor execute the modern supertall vocabulary three to five blocks west, Sutton Place retains a residential intimacy. The contrast is one of the city's more interesting micro-neighborhood juxtapositions.
For buyers, 1 Sutton Place South represents a particular tier of Manhattan trophy inventory: pre-war Cross & Cross architectural pedigree, direct East River waterfront with private garden access, low-rise residential intimacy, and a 38-unit scale that produces moderate annual turnover. Pricing typically trades at materially more accessible levels than the Park Avenue / Fifth Avenue Candela peak, reflecting the geographic premium that the Park-and-Fifth corridor commands.
Architecture and unit composition
The 38 apartments span configurations from approximately 2,000 sf 2–3 BRs to substantially larger 4–5 BR configurations, with several duplex apartments distributed across the 13 floors. The building's most architecturally distinctive apartments are the lower-floor residences with direct garden access and the upper-floor residences with river views.
Cross & Cross's pre-war signatures throughout: 10–11 foot ceilings in primary rooms, formal entry galleries, library-living room combinations, primary suites with substantial closet infrastructure, service wings characteristic of 1927-era luxury apartment design. The neo-Georgian / Federal Revival interior detailing — millwork, fireplaces, hardware — is consistent with the firm's broader Manhattan portfolio.
River-facing apartments on the eastern flank command direct East River views with sight lines south toward the Queensboro Bridge and across to Queens. The waterfront positioning is structurally permanent — the East River is permanent and the surrounding low-rise enclave is preserved by zoning and neighborhood character.
Building operations
1 Sutton Place South operates as a full-service pre-war cooperative with full-time doorman, attended elevator, on-site superintendent, private storage, and the integrated waterfront garden amenity. The 38-apartment scale produces an institutional density characteristic of mid-tier pre-war cooperative inventory.
Specific policy details (financing posture, flip tax structure, sublet policy specifics, pied-à-terre allowance) should be confirmed directly with property management during due diligence. The board posture follows tier-one pre-war Sutton Place norms — rigorous financial review, strong personal references, primary-residence intent the working assumption.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $10,224/yr
- Per unit / month range
- $0 – $20
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City record last verified September 2026.
See full Local Law 97 analysis — emissions history, scenarios, methodology →Facade safety — Local Law 11
The latest available filing classified the facade as SWARMP — Safe With A Repair and Maintenance Program: the engineer identified conditions requiring monitoring or repair before the next inspection cycle. The scope, timeline, and how the building funds the work are building-specific — we review the filings and board materials for you.
How to read this, and where it comes from
QEWI = Qualified Exterior Wall Inspector — the licensed engineer the city requires to sign the report (the independent expert, not the managing agent).
Penalties shown are amounts DOB assessed against filings on record across 2005–10 to 2020–25. The FISP dataset does not record whether they were paid, contested or remain open, so treat the figure as history rather than a current balance and confirm the building’s standing with the managing agent.
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City record last verified September 2026.
Management & transfer contacts
- Flip tax
- 3% of purchase price, payable by Buyer
- Sublet policy
- Not Allowed
- Notable fees
- Max financing 50%; App Processing $450/$550; Move-In Fee $1,000; Recognition Agreement $300 if financing
Recent sales
Recent transfers at this building, curated by The Roebling Team research desk. Prices are the transfer amounts recorded with the NYC Department of Finance; apartment-level detail is checked against the building’s own file in The Roebling Research Library before publishing.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| May 9, 2025 | 6D | 2 BR · 2.5 BA | $2,500,000 | -16.6% | |
| Apr 28, 2025 | 2C | 6 BR · 4 BA · 5,405 sf | $5,500,000 | $1,018/sf | -8.3% |
| Nov 13, 2024 | GRC | 3 BR · 3 BA · 3,000 sf | $4,950,000 | $1,650/sf | -0.9% |
| Sep 29, 2023 | 6A | 5 BR · 7 BA | $9,999,999 | -25.9% | |
| Apr 28, 2023 | 5C | 2 BR · 2.5 BA · 3,175 sf | $4,650,000 | $1,465/sf | -15.4% |
| Apr 27, 2023 | 2B | 2 BR · 2.5 BA | $3,125,000 | -6.7% | |
| Nov 30, 2021 | 6B | 2 BR · 2.5 BA | $2,850,000 | -12.3% | |
| Jul 9, 2021 | GRC | 3 BR · 3.5 BA | $5,175,000 | -10.8% |
Market read. Most recent trades (2025) cleared a median $1,018/sf across 1 sale. Median listing discount 6.9% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.
The retrade record
Lines that have traded more than once in the public record — the building’s appreciation arc, apartment by apartment.
Full closing history with price-per-square-foot over time, the complete retrade record, and every line that has traded.
Sales sourced from NYC Department of Finance recorded transfers (BBL 1-01372-0002) and verified listing data. Apartment-level facts (line, condition, asking-price context) curated and cross-verified by The Roebling Team research desk. Not all transactions cross-verify with ACRIS records — sponsor and LLC purchases sometimes record at stipulated values rather than market price; square footage on co-ops is not officially recorded, figures shown are approximate.
At the recent median sale of $4.95M (3 transfers since 2024), a buyer putting 25% down would pay about $88,800 to close, or 1.8% of the price.
- Mansion tax: $74,250
- No mortgage recording tax or title insurance on a co-op purchase
- Attorneys, lender, building fees and filings: $14,550
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
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What to know if you’re buying
The waterfront garden is a structural amenity advantage. Buyers attentive to private outdoor space, river views, and a low-rise residential setting find 1 Sutton Place South differentiating among Manhattan tier-one cooperatives.
The Cross & Cross architectural pedigree is real. Listing context should reference the firm's broader Manhattan portfolio (740 Park, the GE Building, the Tiffany flagship) and the 1927 commission's significance within the firm's evolution.
Pricing is more accessible than Park-and-Fifth peers. 1 Sutton Place South's Sutton Place positioning produces materially more accessible per-square-foot pricing than equivalent pre-war Park Avenue or Fifth Avenue inventory. This is structural and worth modeling carefully.
Confirm specific policies directly with management. Financing posture, flip tax structure, sublet specifics, and pied-à-terre allowance should be obtained directly during the contract review process.
Board approval follows Sutton Place pre-war norms. Strong financial profile, professional accomplishment, primary-residence intent.
View permanence is excellent. The East River is permanent; the Sutton Place enclave's low-rise character is preserved by neighborhood pattern and zoning.
What to know if you’re selling
The architectural pedigree and the waterfront garden are marketing assets. Listing copy should reference Cross & Cross's authorship, the firm's place in the broader Manhattan pre-war apartment canon, and the building's integrated garden amenity.
Pricing requires apartment-level comparable analysis. Floor altitude, river exposure, garden access, configuration, and renovation history all matter substantially.
Closing timelines are co-op standard. 6–10 weeks from contract signing to closing.
Comparable buildings
If you're considering 1 Sutton Place South, also evaluate:
- River House (435 East 52nd Street) — Bottomley, Wagner & White 1931; East River trophy cooperative
- 25 Sutton Place South — Rosario Candela 1936; immediate neighbor
- 2 Sutton Place South — across the small intersection
- 740 Park Avenue — Cross & Cross / Rosario Candela 1930; same firm three years later
- 1040 Park Avenue — Delano & Aldrich 1925; comparable vintage
- 944 Fifth Avenue — J.E.R. Carpenter 1925; comparable vintage
More Sutton Place buildings
- 1 Beekman Place (One Beekman) — 1929 co-op
- 2 Beekman Place — 1931 co-op by Rosario Candela
- 2 Sutton Place (4 Sutton Place / 465 East 57th Street) — 1928 co-op by Rosario Candela
- 2 Sutton Place South — 1938 co-op by Emery Roth & Sons
- 14 Sutton Place South — 1929 co-op by Rosario Candela
- 16 Sutton Place — 1960 co-op
The neighborhood
For the full corridor — architecture, transit, and pricing across Sutton Place — read The Roebling Team Guide to Sutton Place.
The full playbook — what goes in the package, how boards read your financials, the interview, and the timeline — plus sample cover, reference, and personal letters you can adapt.
How to read the facts on this page. Items attributed to an offering plan describe the building as it was offered at that filing — unit mix, square footage, the amenity program as planned. They are not a statement about how the building operates today. Tax and compliance figures are sourced separately to current City records and carry their own dates. House rules, staffing and fee policy can change by board resolution without any public filing: treat every policy line here as a starting point for diligence and confirm it with the managing agent. Where this page compares one building or neighborhood to another, that is our analysis of the recorded record — it names the measure, the period and the sample it rests on, and it is an observation about medians rather than a prediction about any particular apartment.
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