1 Sutton Place South
1 Sutton Place South, New York, NY 10022
BBL 1013720002 · BIN 1040723
- Year built
- 1927
- Type
- Cooperative
- Units
- About 38
- Floors
- 13
- Landmark status
- Requires confirmation
- City records and our profile differ. Confirm with building management.
- Subletting by shareholders
- Requires confirmation
- Maximum financing
- 50% of the purchase price
- Flip tax
- 3% of the purchase price, paid by the buyer
- Doorman
- Full-time doorman
- Financing
- Up to 50% financeable (50% minimum down).
- Subletting
- Requires confirmation
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.
- 4BR+ median, 2023–2025
- $7.7M
- 2 qualifying sales
- Recent range
- $2.5M – $10M
- Listing discount
- 15.4%
- Recorded transfers
- 47
Own an apartment here? See what it would sell for.
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 building was designed by Rosario Candela in collaboration with Cross & Cross, the firm of John Walter Cross and Eliot Cross, and completed in 1927.
The defining feature of the building is its private garden on the East River side, 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 garden's boundaries have changed over time. When the FDR Drive was built in 1939, the city took a permanent easement, decked over the roadway and leased the deck back to the cooperative. Under a 2011 agreement with the city, the cooperative subdivided the garden, and part of it became the public Sutton Place Park, which opened in 2019 between the existing parks at East 56th and East 57th Streets. The cooperative retains private garden space; confirm current private access and boundaries in the building documents. The waterfront positioning produces East River views across to Queens; some river-facing apartments have views north toward the Queensboro Bridge.
Completed in 1927, 1 Sutton Place South belongs to the interwar generation of luxury apartment houses. It predates several major Park Avenue commissions of 1929–31 (1185 Park: 1929; 740 Park: 1930; 778 Park: 1931). 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 Candela and 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.
Pre-war signatures run 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 architects' other Manhattan apartment houses of the period.
River-facing apartments on the eastern flank command direct East River views across to Queens, and some have views north toward the Queensboro Bridge; confirm the sightline from the specific apartment. Views depend on floor, position and exposure, and no view is protected without a recorded instrument.
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.
Application and transaction fees
Fees below are from building management's published schedule, as of October 2026. They are shown as published, item by item; no total is added because the total depends on the transaction. Deposits are listed apart from nonrefundable charges.
- Terms
- Amount equal to 3% of the purchase price
- Rate
- 3% of the purchase price
- Paid by
- Buyer
Source: building management's published schedule, as of October 2026
Purchase
5 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Buyer | When With the application | Amount $600 | Refundable Non-refundable |
| Fidelifacts Credit ReportConditional · Per applicant | Paid by Buyer | When With the application | Amount $871.00 per Applicant/Occupant, $1,633.13 if there are two (2) Applicants/Occupants | Refundable Non-refundable |
| Messenger Fee | Paid by Buyer | When With the application | Amount $65 | Refundable Non-refundable |
| Move-In Fee | Paid by Buyer | When With the application | Amount $1,000 | Refundable Not stated |
| Recognition Agreement FeeConditionalConditions: If financing | Paid by Buyer | When At closing | Amount $300 if applicable | Refundable Non-refundable |
Ownership transfer
4 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Buyer | When With the application | Amount $600 | Refundable Non-refundable |
| Background Check FeePer applicant | Paid by Buyer | When With the application | Amount $100 per applicant/occupant | Refundable Non-refundable |
| Credit Report FeePer applicantRequired | Paid by Buyer | When With the application | Amount $75 per applicant/occupant | Refundable Non-refundable |
| Messenger Fee | Paid by Buyer | When With the application | Amount $65 | Refundable Non-refundable |
Management updates its schedule without a public filing. The date is when management last updated the page, not when a rule changed. Confirm the current schedule with management before you apply.
Considering an apartment here? Send Corey the listing to discuss the building's costs and purchase requirements.
Own an apartment here? Request an apartment-specific pricing review.
Financing and purchase requirements
- Maximum financing
- 50% of the purchase priceSource: building management's published schedule, as of October 2026
Sublet and pied-à-terre policy
A condominium owner leasing a unit and a co-op shareholder subletting are different rules, and a building-wide rule is different from a restriction on one apartment. This is the building's rule; confirm it for the specific apartment.
- Subletting by shareholders
- Requires confirmationSources differ. Confirm with building management.
- Pied-à-terre ownership
- Not verified
Considering an apartment here? Send Corey the listing to discuss the sublet and pied-à-terre rules for that apartment.
Monthly carrying charges in recent sales
- Maintenance, per room
- $1,566 per room a monthMedian of 3 recorded sales since October 2023Source: recorded sales, refreshed October 2026
Maintenance as recorded with each sale. A co-op's maintenance already covers the building's real estate taxes and the building's own mortgage, if it has one; add your own loan payment for the monthly outlay. A summary of recorded sales, not a current bill; charges change.
Building staffing and amenities
- Doorman
- Full-time doormanSource: The Roebling Team's building profile
- Live-in superintendent
- YesSource: The Roebling Team's building profile
- Elevator
- YesSource: NYC Department of City Planning records (PLUTO)
- Amenities noted
- StorageSource: The Roebling Team's building profile
Staffing and amenities as our building profile and recent listing records describe them. A feature not listed is not confirmed absent. Outdoor space, parking and some facilities can belong to particular apartments or to a separate owner; confirm access for the specific apartment.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $57,238/yr
- Per unit / month range
- $0 – $111
- Modeled exposure split equally across 43 units (the residential count on the city's lot record). Not an assessed amount; co-op shareholders are typically charged by share allocation.
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City data last refreshed October 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 inspector (QEWI) identified conditions requiring monitoring or repair, with repairs due by the deadline stated in the filing. 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 — a licensed professional engineer or registered architect who meets DOB’s FISP qualifications and signs 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 data last refreshed October 2026.
Management & transfer contacts
- Flip tax
- 3% of purchase price, payable by Buyer
- Sublet policy
- Requires confirmation
- Policies and 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, from The Roebling Research Library. 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 (recorded) 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). Apartment-level facts (line, condition, asking-price context) curated and cross-verified in The Roebling Research Library. 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.
What would your apartment rent for?
Enter your apartment and I'll send you what it would rent for, from comparable closed leases at 1 Sutton Place South and nearby.
At the recent median sale of $4.95M (3 transfers in the past 24 months, since November 12, 2024), a buyer putting 50% down would pay about $237,300 to close, or 4.8% of the price.
- Mansion tax: $74,250
- No mortgage recording tax or title insurance on a co-op purchase
- Building transfer fee (flip tax), 3% of the purchase price, paid by the buyer per building management's published schedule, as of October 2026: $148,500
- Attorneys, lender, building fees and filings: $14,550
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage at the building's 50% financing limit. Confirm the current transfer fee with building management; the linked calculator does not include it.
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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. Confirm which garden areas the cooperative now controls, and on what terms, in the proprietary lease, house rules and any city agreement; part of the historic garden became public parkland in 2019.
The Candela and Cross & Cross pedigree is real. Listing context can reference both architects' broader Manhattan work — Candela's Park and Fifth Avenue cooperatives, including 740 Park, and Cross & Cross's GE Building and Tiffany flagship — and the 1927 commission's place in that interwar output.
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.
The East River is the view asset. River views depend on floor, position and exposure; the enclave's current low-rise surroundings are not a protected outlook.
What to know if you’re selling
The architectural pedigree and the waterfront garden are marketing assets. Listing copy should reference the Candela and Cross & Cross authorship, the architects' 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 — 1959 postwar cooperative; immediate neighbor
- 2 Sutton Place South — across the small intersection
- 740 Park Avenue — Rosario Candela 1929–30; Candela's Park Avenue work three years later
- 1040 Park Avenue — Delano & Aldrich 1923–24; 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
- 12 Beekman Place — 1957 co-op by H.I. Feldman
- 14 Sutton Place South — 1929 co-op by Rosario Candela
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.
Considering a move at 1 Sutton Place South?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
646.939.7375 · c.cohen@compass.com