25 Sutton Place South
25 Sutton Place South, New York, NY 10022
Sutton Place
BBL 1013710038 · BIN 1040722
- Year built
- 1959
- Type
- Cooperative
- Units
- 320
- Floors
- 21
- Landmark
- No
- Subletting
- Restrictive (typical of Sutton Place cooperatives)
Every recorded sale at this building, 2003–2026
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- 2BR median
- $1.3M
- Recent range
- $455K – $2.1M
- Listing discount
- 3.5%
- Recorded transfers
- 272
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.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $0 (under cap)
- Per unit / month range
- —
Facade safety — Local Law 11
The latest available FISP filing classified the facade as Safe — no repairs were required at that inspection. Facade inspections run on a fixed five-year cycle; future inspection, repair, and any assessment decisions remain building-specific.
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
- 2% of gross purchase price (payable by buyer)
- Sublet policy
- Corporate monthly sublease fee = 10% of monthly rent; subtenant building admin fee $500
- Pied-à-terre
- Welcomed/Allowed
- Notable fees
- Buyer application $500 ($1,000 trust); background report $125/applicant; move-in/out deposits $1,250 + $250 fees; no dogs allowed
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.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Jul 13, 2026 | 8G | 3 BR · 3 BA | $1,975,000 | -1.0% | |
| Apr 29, 2026 | 12A | 1 BR · 1.5 BA | $600,000 | -9.1% | |
| Apr 28, 2026 | 2L | 1 BR · 1.5 BA · 1,000 sf | $675,000 | $675/sf | -8.7% |
| Apr 13, 2026 | 14A | 1 BR · 1.5 BA · 1,000 sf | $980,000 | $980/sf | -1.5% |
| Apr 10, 2026 | 18L | 1 BR · 1.5 BA | $775,000 | +6.9% | |
| Mar 27, 2026 | 19E | 1 BR · 1.5 BA | $900,000 | +4.0% | |
| Feb 26, 2026 | 6L | 1 BR · 1.5 BA · 1,000 sf | $730,000 | $730/sf | +4.4% |
| Feb 12, 2026 | 15K | 2 BR · 2 BA · 1,600 sf | $1,640,000 | $1,025/sf | -0.5% |
Market read. Most recent trades (2026) cleared a median $831/sf across 4 sales. Median listing discount 4.0% 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.
Other recent transfers
| Date | Unit | Price |
|---|---|---|
| Feb 13, 2012 | 4G | $1,995,000 |
| Apr 19, 2011 | 7 | $995,000 |
| Dec 10, 2009 | 7P | $995,000 |
| Apr 1, 2005 | 4D | $1,250,000 |
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 1-01371-0038) 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
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.
Comparable buildings
If you're considering 25 Sutton Place South, also evaluate:
- 45 Sutton Place South (Cannon Point South) — Paul Resnick, sister building to the north
- 1 Sutton Place South — Cross & Cross 1927; pre-war Sutton Place anchor
- River House (435 East 52nd Street) — Bottomley, Wagner & White 1931; pre-war East River trophy
- 1080 Fifth Avenue — Wechsler & Schimenti 1960–61; postwar modernist Fifth Avenue peer
- 900 Fifth Avenue — Sylvan & Robert Bien 1959; same vintage postwar Fifth Avenue peer
- 2 Sutton Place South — pre-war Sutton Place peer
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 Cannon Point North?
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 Cannon Point North 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.