2 Sutton Place (4 Sutton Place / 465 East 57th Street)
2 Sutton Place / 4 Sutton Place / 465 East 57th Street, New York, NY 10022
Sutton Place
BBL 1013690024 · BIN 1040543
- 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.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $17,123/yr
- Per unit / month range
- $0 – $143
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.
QEWI = Qualified Exterior Wall Inspector — the licensed engineer the city requires to sign the report (the independent expert, not the managing agent). Source: NYC DOB facade filings (FISP) · The Roebling Research Library.
See the full facade history →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 | vs. Ask |
|---|---|---|---|---|---|
| Jun 30, 2022 | 10 | 5 BR · 6.5 BA · 5,400 sf | $5,600,000 | $1,037/sf | -19.9% |
| Dec 30, 2020 | PHH | 2 BR · 2.5 BA | $7,900,000 | +0.0% | |
| Dec 11, 2020 | PH | 2 BR · 2.5 BA | $5,700,000 | -27.8% | |
| Nov 12, 2020 | 1011 | 5 BR · 6.5 BA · 5,400 sf | $8,268,075 | $1,531/sf | -21.3% |
| Nov 12, 2008 | PH | 2 BR | $5,500,000 | -6.8% | |
| Feb 1, 2006 | 12 | 4 BR | $13,000,000 | +0.0% | |
| Apr 27, 2005 | PH | 2 BR | $4,500,000 | +0.0% | |
| Apr 14, 2005 | 3 | 3 BR · 2,850 sf | $2,350,000 | $825/sf | -6.0% |
Market read. $/sf is measured on the latest sales with reliable square footage (2022): a median $1,037/sf across 1 sale. The building has traded as recently as 2026. Median listing discount 6.4% 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.
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 neighborhood
For the full corridor — architecture, schools, 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.
Considering a move at 2 Sutton Place (4 Sutton Place / 465 East 57th Street)?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 2 Sutton Place (4 Sutton Place / 465 East 57th Street) 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.