225 East 46th Street (Midtown East)

The building is a 13-story white-brick tower in the utilitarian postwar idiom — a canopied entrance, clean midblock massing, and stepped terraces on the upper floors rather than ornament. The design is attributed to H.I. Feldman, a prolific architect of postwar New York apartment houses. It is not a landmark and makes no pre-war claims; the appeal is the practical virtue of its era and its central Turtle Bay position.

The residences skew toward smaller layouts — studios, alcove studios, and one-bedrooms, with a handful of larger two-bedroom and penthouse-level homes carrying private terraces. As with any postwar house, floor and exposure drive the experience: higher floors and the better-exposed lines take more light, and the top-floor units with setback terraces are the standouts, while lower and interior units trade at a discount. With 129 residences, the stack offers enough variety that a buyer can usually assemble a meaningful set of in-building comparables.

Executive House runs as a full-service condominium — a full-time doorman, a live-in resident superintendent, central laundry, and elevators, anchored by a common roof deck. Parking is available at a nearby garage. The building is pet friendly and, notably, investor-friendly: the condominium permits subletting and pied-à-terre ownership, which is meaningful flexibility for owners who want to rent and for buyers considering an investment purchase. The building has historically permitted purchases with as little as ten percent down. As a condominium, purchases are not subject to a co-op board's approval process; ownership transfers and financing follow standard condo mechanics. It does not have an in-building gym or pool; the amenity set is the practical, well-staffed package of a good postwar house rather than a modern amenity tower.

Recent sales

Recent closings 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) cleared a median $1,116/sf (floor-adjusted) across 5 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 1.1% 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 1-01320-7504). 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 from recorded condo declarations and offering plans.

This is a condominium, so a purchase runs on standard condo mechanics rather than a co-op board package and interview — a meaningful practical advantage for buyers who want speed, financing flexibility, or the ability to rent. The building's investor-friendly subletting and pied-à-terre rules make it one of the more flexible options in Midtown East, and the pet-friendly policy adds to the appeal. The historically low minimum down payment further widens the buyer pool.

The most important on-site distinctions are floor and exposure. The higher floors with strong light and the top-floor homes with private terraces are the ones that hold value best; lower interior units are the value entry point. The location is a genuine asset — a short walk from Grand Central and the 4/5/6/7/S subway lines and Metro-North, close to the United Nations, in a stretch of Midtown East that is exceptionally well-connected. Comparable analysis belongs against Turtle Bay and Midtown East full-service condominiums.

Condo flexibility is the marketing core. True condominium ownership, investor-friendly subletting, pied-à-terre eligibility, and pet-friendly rules are an easy story to tell and genuinely broaden the buyer pool — investors, pied-à-terre buyers, and primary residents all qualify.

Benchmark within the building and against Midtown East condos. With regular in-building turnover, recent comparable sales here are the first reference point; floor, light, exposure, terrace, and renovation status determine where a unit lands.

Terraces, light, and high floors are the on-site differentiators. High-floor homes with strong exposures and the setback-terrace top-floor lines should anchor positioning; the roof deck is an amenity worth foregrounding.

Closing timelines are condo-fast. With no board package or interview, a well-prepared condo sale moves efficiently from contract to closing — we manage that process end to end.

If you're considering Executive House, also evaluate nearby Turtle Bay and Midtown East condominiums:

• 846 Second Avenue (The Delegate) — full-service Turtle Bay condominium near the U.N.
• 303 East 57th Street — full-service Midtown East tower
• 400 East 51st Street (The Grand Beekman) — Costas Kondylis & Partners's 2003 Sutton Place condominium
• 245 East 44th Street — Turtle Bay condominium near the U.N.
• 845 United Nations Plaza (Trump World Tower) — U.N.-adjacent condominium tower