Sutton Hall

The Tudor-style exterior belongs to the neighborhood's early-1930s apartment-house development. The building uses a broad masonry footprint with repeated window openings and an elevator-served interior. Its moderate height keeps the apartments close to the surrounding street and roofscape.

Inside, many homes retain high ceilings, wood flooring, crown molding and arched transitions between rooms. Entry foyers can be large enough to function as distinct interior spaces before the living room. Separate dining areas occur in several layouts, and some larger plans include more than one bathroom.

The recorded apartment inventory includes homes around 875 to 900 square feet as well as larger residences around 1,200 to 1,500 square feet. These dimensions help explain why two homes with the same nominal bedroom count can feel quite different. A large foyer, a separate dining room and an additional corridor all affect how floor area is used.

Renovations vary from updated kitchens and baths within the original room arrangement to more extensively reconfigured interiors. Junior-four layouts require particular care in description: an enclosed dining area does not automatically offer the same size or window arrangement as an original second bedroom.

A ground-floor professional-office space has also been offered for restoration to residential use. It was originally a two-bedroom apartment, but its office configuration had no kitchen and only a half bathroom. That type of property requires a different construction and approval analysis from an ordinary apartment needing cosmetic renovation.

Sutton Hall has door service, a resident superintendent and building maintenance staff. Common laundry, storage and bicycle storage support the residential floors. Door-service hours should be confirmed directly because public descriptions vary in the schedule they assign to the building.

The cooperative operates through 109 Tenants Corp. Published lender information identifies the corporation with this 85-apartment property. Apartment ownership is through shares and a proprietary lease, with the cooperative responsible for the building and its common systems.

The DOF assessment roll shows no property-wide exemption beyond personal exemptions; confirm any abatement on the current tax bill. The Class 2 tax category has no statutory annual assessment-growth cap. Taxes are part of the cooperative's expense structure and flow into maintenance alongside staffing, utilities, repairs and any corporate financing costs.

In a simple comparison, the building's recorded floor-area ratio exceeds the current R6 residential allowance. That comparison does not establish legal zoning floor area, and it is not a basis for assuming additional floors or new residential space could be added.

Financing: Up to 80%, with a minimum 20% down payment — confirm with the managing agent.

Pets: Permitted — confirm with the managing agent.

Subletting: Permitted after one year of ownership, with a stated maximum of three years and board approval — confirm with the managing agent.

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.

Market read. Most recent trades (2026 to date) cleared a median $461/sf (floor-adjusted) across 3 sales. Floor-adjusted means each sale is restated to a constant mix of floors, so the figure can differ from the plain median of the sales listed above. Median listing discount 1.7% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.

Sales sourced from NYC Department of Finance recorded transfers (BBL 4-03292-0001). 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.

• Lane Towers: a nearby condop for comparing prewar low-rise ownership with a postwar tower at the subway hub.
• Kennedy House: a much larger Forest Hills cooperative with a broader service and amenity structure.
• Colonial Court: a Jackson Heights elevator cooperative for buyers comparing older low-rise apartment proportions across Queens.
• Washington Plaza: a courtyard cooperative with an interwar design vocabulary and substantial landscaped grounds.
• The Crescent House: a postwar Astoria cooperative offering a different generation of conventional apartment plans at a similar low-rise scale.