25 Sutton Place

The building is a fifteen-story pre-war composition in limestone and brick, with an articulated crown. The defining feature is the plan: the typical apartment is a full-floor simplex of roughly eleven rooms, reached by a private elevator landing — a configuration that gives each residence the privacy and proportion of a freestanding floor. The building also contains a duplex maisonette at the base and a triplex penthouse of roughly fifteen rooms at the top.

Inside, the apartments follow the Candela full-floor vocabulary: formal entry galleries, living and dining rooms arranged for entertaining, high ceilings in the principal rooms, wood-burning fireplaces, and service wings characteristic of 1928-era luxury planning. The eastern exposures command open views over the East River toward Queens; southern exposures look down the river and across the enclave. The window line and room arrangement reflect the full-floor logic behind the façade.

View permanence on the eastern and southern exposures is structural — the East River is permanent, and the surrounding Sutton Place enclave retains its low-rise character.

25 Sutton Place operates as a full-service pre-war cooperative with a full-time doorman, attended elevator, on-site superintendent, an on-site garage, and private storage. The roughly thirteen-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. Pets are permitted subject to board approval. 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. Financing posture, flip tax structure, and sublet and pied-à-terre latitude are conservative, consistent with the small-building, owner-occupant character of the enclave's top cooperatives; the specific current figures are obtained from the managing agent during contract review.

Recent sales

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.

Market read. Most recent trades (2025) cleared a median $1,129/sf across 1 sale. Median listing discount 3.3% 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 1-01372-0062) 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.

Scarcity is the defining fact. With roughly thirteen apartments, turnover is rare and the available residence is usually a full-floor simplex or one of the two outsized layouts. A purchase here often requires patience.

Get the building right. This is the pre-war Candela co-op between 58th and 59th — not "Cannon Point North," which is the postwar 25 Sutton Place South a block away. Confirm you are evaluating the correct building.

The Candela pedigree and full-floor plan are real advantages. Eleven-room simplex layouts with private elevator landings and wood-burning fireplaces are the building's signature; listing context should reference the Rosario Candela 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. Confirm the current financing cap, flip tax, and sublet rules with management during contract review.

Pricing is apartment-specific. Layout tier (simplex, maisonette, penthouse), exposure, and condition drive value far more than any building-wide figure in a building this small.

The full-floor plan and Candela authorship are the marketing story. Listing copy should lead with the eleven-room simplex layout, the private elevator landing, the wood-burning fireplace, and the river exposures.

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 — layout tier, exposure, 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.

If you're considering 25 Sutton Place, also evaluate:

• 2 Sutton Place — Rosario Candela 1928; a comparably small full-floor co-op a block south
• 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; with an enclosed porte-cochère
• 25 Sutton Place South — the postwar "Cannon Point North" at the river — a different building often confused with this one
• 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

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 25 Sutton Place, a 30-minute consultation is the right starting point.