25 Sutton Place
25 Sutton Place / 25 Sutton Place North, New York, NY 10022
- Year built
- 1928
- Type
- Cooperative
- Units
- 13
- Floors
- 15
- Landmark
- No
Every recorded sale at this building, 2004–2025
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- Studio median
- $713K
- Recent range
- $700K – $4.3M
- Listing discount
- 4.1%
- Recorded transfers
- 31
25 Sutton Place is one of the small full-floor Rosario Candela cooperatives at the northern end of the Sutton Place enclave — a 1928 building of roughly thirteen apartments, most of them eleven-room simplex layouts, organized around private elevator landings. It belongs to the same brief late-1920s moment that produced the corridor's tier-one pre-war stock, executed by the architects who were then defining the Manhattan luxury apartment: Candela, with Cross & Cross supervising. The building converted to cooperative ownership in 1961.
A correction worth making up front, because casual broker copy frequently makes the error: 25 Sutton Place is not the much larger postwar building "Cannon Point North," which is 25 Sutton Place South — a separate 1959 cooperative a block south at the river. This building, 25 Sutton Place (sometimes 25 Sutton Place North), is the small pre-war Candela co-op between East 58th and East 59th Streets. The two are routinely conflated; they are architecturally and structurally distinct, and the distinction matters to anyone evaluating the building.
The Sutton Place enclave occupies its own place in the city's residential geography — the quieter waterfront alternative to the publicly visible Park Avenue and Fifth Avenue corridors, a low-rise neighborhood at the East River whose residents historically prized discretion. For buyers, 25 Sutton Place offers a particular form of pre-war scarcity: a Candela cooperative of roughly thirteen full-floor apartments, where turnover is rare and an available residence is typically a gracious eleven-room simplex with a private landing, a wood-burning fireplace, and open river exposures.
Architecture and unit composition
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.
Building operations
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.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $11,499/yr
- Per unit / month range
- $0 – $68
Facade safety — Local Law 11
The facade passed its last inspection with no required repairs — nothing to budget for here, and no facade assessment on the horizon for roughly five years.
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 →Management & transfer contacts
- Flip tax
- 3% of gross sale proceeds (payable by seller)
- Sublet policy
- Subletting fee $250 + subtenant application $300
- Pied-à-terre
- Allowed
- Notable fees
- Buyer application $600 ($1,000 trust); co-applicant/guarantor $250; financing fee $300; seller closing $800 + $0.05/share; co-purchasing allowed; gifts allowed
Recent sales
Sales at 25 Sutton Place are infrequent by design — in a cooperative of roughly thirteen apartments, a year may pass with no closing, and an available residence is typically a full-floor eleven-room simplex or one of the building's two outsized layouts (the duplex maisonette or the triplex penthouse). Pricing is best read at the apartment level: the full-floor simplex layouts, the maisonette, and the penthouse occupy distinct value tiers, and floor, exposure, and renovation state drive the number within each. Because the inventory is so thin, the relevant comparables are the building's own prior trades and the small Candela cooperatives nearby. 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 |
|---|---|---|---|---|---|
| Aug 25, 2025 | 3 | 3 BR · 3 BA · 3,100 sf | $3,500,000 | $1,129/sf | -9.1% |
| Jun 27, 2019 | 13 | 3 BR · 3.5 BA | $5,250,000 | -25.0% | |
| Mar 9, 2018 | 3E | 2 BR · 2 BA | $1,285,000 | -12.9% | |
| Oct 21, 2016 | 6L | 1 BR | $855,000 | -5.0% | |
| Sep 27, 2016 | 16H | 2 BR · 1,400 sf | $1,450,000 | $1,036/sf | -1.7% |
| Jul 8, 2016 | 5TH F | 3 BR · 4 BA · 3,600 sf | $5,750,000 | $1,597/sf | off-mkt |
| Feb 19, 2015 | 5N | 2 BR | $1,350,000 | -3.2% | |
| Oct 19, 2010 | 10 | 3 BR · 3.5 BA · 3,600 sf | $6,250,000 | $1,736/sf | off-mkt |
Market read. $/sf is measured on the latest sales with reliable square footage (2025): a median $1,129/sf across 1 sale. The building has traded as recently as 2026. Median listing discount 4.1% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.
Other recent transfers
| Date | Unit | Price |
|---|---|---|
| May 19, 2026 | 2L | $675,000 |
| Dec 26, 2025 | 15H | $725,000 |
| Feb 20, 2025 | 8A | $700,000 |
| Dec 19, 2024 | 4TH | $4,250,000 |
| Mar 1, 2024 | 9A | $799,000 |
| Jul 13, 2022 | 19J | $1,168,000 |
Full closing history with price-per-square-foot over time, the complete retrade record, and every line that has traded.
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.
What to know if you’re buying
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.
What to know if you’re selling
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.
Comparable buildings
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 25 Sutton Place
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.
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Sutton Place — read The Roebling Team Guide to Sutton Place.
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