25 Sutton Place South
25 Sutton Place South, New York, NY 10022
- Year built
- 1959
- Type
- Cooperative
- Units
- 320
- Floors
- 21
- Landmark
- No
- Pets
- Confirm directly with management
- Subletting
- Restrictive (typical of Sutton Place cooperatives)
25 Sutton Place South — known as Cannon Point North — is a postwar modernist East River cooperative completed in 1959 by Paul Resnick, not a pre-war Candela building. The misattribution is common in casual broker copy and should be corrected: this is a 1959 white-brick-era building, structurally and architecturally distinct from the pre-war Sutton Place inventory (1 Sutton Place South: Cross & Cross 1927; River House: Bottomley, Wagner & White 1931). The postwar vintage produces materially different apartment configurations, ceiling heights, and mechanical systems than the pre-war Sutton Place norm.
The building has a sister: Cannon Point South at 45 Sutton Place South, a short distance north along the river. Together the two buildings form one of the most substantial postwar residential complexes on the East River, with apartment counts that materially exceed the typical pre-war Sutton Place cooperative inventory. The combined Cannon Point complex is a distinct subset of Sutton Place inventory — postwar, larger-scale, more amenity-rich than the pre-war buildings.
A defining feature of Cannon Point North is the large landscaped terrace overlooking the East River — the kind of outdoor common amenity that pre-war Sutton Place cooperatives generally lack, and that the postwar development model made possible. The terrace is among the building's most distinguishing physical assets.
The 320-apartment scale across 21 stories is materially larger than essentially all pre-war Sutton Place inventory. The substantial inventory produces meaningful annual transaction volume and pricing-point diversity, with the larger scale also producing operational economics distinct from the smaller pre-war buildings.
The East River waterfront positioning is structurally permanent. The Sutton Place enclave — the small Midtown East waterfront neighborhood — extends from approximately East 53rd to East 59th Streets at the East River. Cannon Point North sits at the enclave's southern anchor.
For buyers, 25 Sutton Place South represents a particular tier of Sutton Place inventory: postwar Paul Resnick architectural pedigree, sister-building Cannon Point complex membership, substantial 320-apartment scale producing accessible pricing and meaningful turnover, large landscaped terrace overlooking the East River, and direct East River waterfront views.
Architecture and unit composition
The approximately 320 apartments span configurations from compact studios and 1BRs through 2–3 BR layouts across the 21 stories. The substantial inventory produces meaningful diversity in apartment configurations and pricing points — materially broader than the tight pre-war Sutton Place inventory.
The 1959 postwar apartment-design vocabulary: 8.5–9 foot ceilings (lower than the pre-war norm but consistent with postwar luxury apartment construction), more efficient floor plates, more contemporary primary-suite configurations, and mechanical systems reflecting late-1950s improvements.
River-facing apartments on the eastern flank command direct East River views with sight lines south toward the Queensboro Bridge and across to Queens. The waterfront positioning and the building's landscaped river-overlooking terrace are structurally permanent assets.
Building operations
25 Sutton Place South operates as a full-service postwar cooperative with full-time doorman, attended elevator, on-site superintendent, private storage, and the large landscaped terrace overlooking the East River. The 320-apartment scale produces substantial operational density and a more institutional building culture than typical Sutton Place inventory.
Specific policy details (financing posture, flip tax structure, sublet policy specifics, pied-à-terre allowance) should be confirmed directly with property management during due diligence. The board posture follows Sutton Place postwar norms.
Recent sales
Last 5–10 closed sales at 25 Sutton Place South (replace this section with current ACRIS data — pull at publication time and refresh quarterly):
[Recent sales table to be populated from ACRIS]
Sales context at 25 Sutton Place South:
- Inventory turnover is substantial given the 320-unit scale — typically 15–25 transactions per year.
- Pricing spans a wide range — studios in the $400K–$700K range; 1BR apartments in the $700K–$1.2M range; 2BR apartments in the $1.2M–$2.5M range; larger 3BR river-view apartments in the $2.5M–$5M range.
- Public listing through StreetEasy and Compass is standard.
What to know if you’re buying
This is a postwar building, not a pre-war Candela commission. Buyers should be cautious of broker copy that misattributes the building to the pre-war Sutton Place tradition. The Paul Resnick 1959 vintage is the correct attribution.
The postwar vintage is structural. Apartment configurations are more efficient than pre-war floor plates; mechanical systems are newer; ceiling heights are lower (8.5–9 feet). Buyers should evaluate the trade-off carefully against pre-war alternatives.
The Cannon Point complex membership is a distinguishing feature. The sister building at 45 Sutton Place South and the broader Cannon Point identity place 25 Sutton Place South within a recognizable postwar Sutton Place sub-corridor.
The landscaped East River terrace is a verifiable amenity. Among the most distinguishing common-area features of any Sutton Place building.
Pricing is more accessible than the pre-war Sutton Place tier. The postwar vintage and the substantial scale produce pricing materially more accessible than 1 Sutton Place South / River House.
Confirm specific policies directly with management. Financing posture, flip tax structure, sublet specifics, and pied-à-terre allowance should be obtained directly during contract review.
Board approval follows Sutton Place postwar norms. The larger scale and postwar character produce a less rigorous approval posture than the tight pre-war Sutton Place co-ops, but financial review remains substantive.
View permanence is excellent. The East River is permanent; the Sutton Place enclave's character is preserved.
What to know if you’re selling
The Cannon Point identity, the river-overlooking landscaped terrace, the East River views, and the substantial scale (with corresponding pricing accessibility) are the differentiating marketing assets. Listing copy should foreground all four — and should make the postwar attribution explicit rather than allowing misattribution to a pre-war Candela building.
Pricing requires apartment-level comparable analysis. The 320-unit scale produces meaningful variation in pricing by apartment, floor, and exposure.
Closing timelines are co-op standard. 6–10 weeks from contract signing to closing.
The Roebling Team at Cannon Point North / 25 Sutton Place South
The Roebling Team at Compass specializes in Central Park West, the Upper East Side, and the broader Park-facing and waterfront-trophy Manhattan market. 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 South, a 30-minute consultation is the right starting point.