2 Sutton Place (4 Sutton Place / 465 East 57th Street)
2 Sutton Place / 4 Sutton Place / 465 East 57th Street, New York, NY 10022
- Year built
- 1928
- Type
- Cooperative
- Units
- 10
- Floors
- 14
- Landmark
- No
- Financing
- Up to 50% permitted
- Flip tax
- 3%, seller-paid
2 Sutton Place — better known by its cooperative name, 4 Sutton Place — is one of the small, full-floor Rosario Candela cooperatives that anchor the northern end of the Sutton Place enclave. The 1928 commission belongs to the same brief moment that produced the corridor's tier-one pre-war stock: the Henry Phipps estate's development of the blocks around Sutton Place and East 57th Street, executed in collaboration with the architects who were then defining the Manhattan luxury apartment. Candela, with Cross & Cross supervising, produced a building whose value is concentrated in its scarcity — roughly ten residences across fourteen floors, most of them full-floor or duplex layouts.
The Sutton Place enclave occupies a particular place in the city's residential geography. Where the Park Avenue and Fifth Avenue Candela inventory sits in the public eye, Sutton Place has functioned for nearly a century as the quieter waterfront alternative — a low-rise enclave at the East River whose residents prized discretion over visibility. The roster across the decades at 4 Sutton Place reflected that posture, with residents drawn from publishing and the diplomatic world. The building's small scale, white-glove service, and the Candela pedigree place it firmly in the trophy tier of the enclave, alongside the larger river-front cooperatives a block south.
For buyers, 2 Sutton Place represents a specific kind of pre-war scarcity: a Candela building of roughly ten apartments, where turnover is genuinely rare and an available residence is typically a full-floor or duplex layout rather than a subdivided unit. That scarcity is the defining fact of the building, and it shapes both pricing and the patience a purchase requires.
Architecture and unit composition
The building reads as a restrained pre-war composition: a two-story limestone base, a red-brick body, and an articulated crown with a small rooftop terrace. The lobby is organized around a rotunda — a Candela signature within the small-building format. The window patterns on the façade reflect the spacious duplex and full-floor layouts behind them, with the larger openings marking the principal entertaining rooms.
Inside, the apartments follow the Candela vocabulary at the full-floor scale: gracious entry galleries, formal living and dining rooms arranged for entertaining, high ceilings in the principal rooms, and service wings characteristic of 1928-era luxury planning. Several residences are duplexes; the largest combinations run to five-bedroom configurations across substantial floor area. The corner siting gives apartments a combination of southern, eastern, and western exposure depending on the line, with sight lines toward the East River and the surrounding low-rise enclave.
The building's altitude is modest by Midtown standards, which is consistent with the Sutton Place character — the value here is the architecture and the scarcity of the apartments, not view altitude.
Building operations
2 Sutton Place operates as a full-service pre-war cooperative with a full-time doorman, attended elevator, on-site superintendent, and private storage. The roughly ten-apartment scale produces a low-density, white-glove operation typical of the corridor's small Candela buildings.
The board posture follows tier-one pre-war Sutton Place norms. Financing is permitted up to 50%. A 3% flip tax applies, paid by the seller. Dogs and cats are permitted. Board review is rigorous — strong financial profile, substantial post-closing liquidity, professional references, and primary-residence intent are the working assumptions for a building of this size and tier. Sublet and pied-à-terre latitude is limited, consistent with the small-building, owner-occupant character of the enclave's top cooperatives.
Recent sales
Sales at 2 Sutton Place are infrequent by design — in a cooperative of roughly ten apartments, a year may pass with no closing, and an available residence is typically a full-floor or duplex layout. Recorded transfers span a wide range that reflects the apartments' size and configuration: smaller residences have traded in the low-single-millions, while larger full-floor and combined layouts have reached the high-single-millions. Because the inventory is so thin, pricing is best read at the apartment level rather than against a building-wide average — floor, exposure, layout, and renovation state drive the number. Listings move through MLS and Compass private-exclusive channels.
Recent transfers at this building, curated by The Roebling Team research desk. Apartment-level facts are independently verified before publishing; sale prices reflect the recorded transfer amount at the NYC Department of Finance.
| Date | Unit | Apartment | Price | PPSF |
|---|---|---|---|---|
| 10D | 2 BR · 1,700 sf | $2,250,000 | $1,324/sf |
Market read.
Other recent transfers
| Date | Unit | Price |
|---|---|---|
| Mar 27, 2026 | 7F | $1,160,000 |
| May 12, 2021 | 3E | $679,000 |
| Mar 23, 2020 | 15A | $1,702,000 |
| Jun 15, 2015 | 11E | $925,000 |
| Jan 29, 2008 | 11F | $1,470,000 |
| 18A | $3,000,000 |
Sales sourced from NYC Department of Finance recorded transfers (BBL 1-01369-0024) 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.
What to know if you’re buying
Scarcity is the defining fact. With roughly ten apartments, turnover is rare and the available residence is usually a full-floor or duplex layout. A purchase here often requires patience for the right apartment to come to market.
The Candela pedigree is real. This is a Rosario Candela commission with Cross & Cross supervising — the same architectural lineage that produced the corridor's tier-one inventory. Listing context should reference that authorship.
Board approval follows Sutton Place pre-war norms. Expect rigorous financial review, substantial post-closing liquidity expectations, strong references, and a primary-residence working assumption. Financing is capped at 50%.
Model the full carry. Maintenance, the 3% seller-paid flip tax on eventual resale, and the building's full-service cost structure all factor into the analysis.
Pricing is apartment-specific. Floor, exposure, layout, and renovation state drive value far more than any building-wide figure in a building this small.
What to know if you’re selling
The architecture and scarcity are the marketing story. Listing copy should lead with the Candela authorship, the full-floor or duplex layout, and the rarity of inventory in a roughly ten-apartment building.
Pricing requires apartment-level comparable analysis. With so few units, the relevant comparables are the building's own prior trades and the small Candela cooperatives nearby — exposure, layout, and condition all matter substantially.
Closing timelines are co-op standard. Six to ten weeks from contract signing to closing, with board approval the gating step.
Comparable buildings
If you're considering 2 Sutton Place, also evaluate:
- 1 Sutton Place South — Cross & Cross 1927; the enclave's pre-war anchor with a private waterfront garden
- 2 Sutton Place South — Emery Roth & Sons 1938; a block south, with an enclosed porte-cochère
- 25 Sutton Place — Rosario Candela 1928; a comparably small full-floor co-op a block north
- River House (435 East 52nd Street) — Bottomley, Wagner & White 1931; the East River trophy cooperative
- 740 Park Avenue — Cross & Cross / Rosario Candela 1930; the same architects two years later
- 1 Beekman Place — a prized small enclave cooperative nearby
The Roebling Team at 2 Sutton Place (4 Sutton Place / 465 East 57th Street)
The Roebling Team at Compass specializes in Central Park West, the Upper East Side, and the broader Park-facing and waterfront-trophy Manhattan market — including the small pre-war cooperatives of the Sutton Place enclave. We publish this building profile because Sutton Place buyers and sellers deserve building-specific intelligence — architecture, board culture, transactional mechanics, and pricing at the apartment level — not generic market commentary.
If you're considering a purchase or sale at 2 Sutton Place, a 30-minute consultation is the right starting point.
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Sutton Place — read The Roebling Team Guide to Sutton Place.
Get the full picture on this building.
Current availability including off-market, the full comp set, and the board & financials read most listings don't show.