25 Sutton Place South
25 Sutton Place South, New York, NY 10022
BBL 1013710038 · BIN 1040722
- Year built
- 1959
- Type
- Cooperative
- Units
- About 320
- Floors
- 21
- Landmark status
- Not an individual landmark; not in a historic district
- NYC Landmarks Preservation Commission and City Planning records, updated February 2026
- Subletting by shareholders
- Permitted with conditions
- Flip tax
- 2% of the purchase price, paid by the buyer
- Doorman
- Full-time doorman
Every recorded sale at this building, 2003–2026
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- 2BR median, 2023–2026
- $1.4M
- 17 qualifying sales
- Recent range
- $455K – $2.1M
- Listing discount
- 3.2%
- Recorded transfers
- 276
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.
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: Rosario Candela with 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 south 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. Use dated transfers to establish annual transaction volume and price range, and compare current budgets with smaller pre-war buildings before attributing operating efficiencies to scale.
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, with pricing and turnover to be assessed from dated sales, 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 can have East River views, with possible sight lines north toward the Queensboro Bridge and across to Queens depending on floor and exposure. The waterfront setting and landscaped river-overlooking terrace are building features; inspect the actual apartment outlook.
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.
Application and transaction fees
Fees below are from building management's published schedule, as of September 2026. They are shown as published, item by item; no total is added because the total depends on the transaction. Deposits are listed apart from nonrefundable charges.
- Terms
- 2% of the gross purchase price
- Rate
- 2% of the purchase price
- Paid by
- Buyer
Source: building management's published schedule, as of September 2026
Purchase
11 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing FeeConditional | Paid by Buyer | When With the application | Amount $500 or $1,000 (Trust Purchase - if permitted by Corporation) | Refundable Not stated |
| Application Processing Fee for Co-applicant or GuarantorPer applicant | Paid by Buyer | When With the application | Amount $250 per Co-applicant/ Guarantor | Refundable Not stated |
| Background Report FeeConditional · Per applicant | Paid by Buyer | When With the application | Amount $125 per applicant (additional $75 for criminal check if required by the Board) | Refundable Not stated |
| Financing FeeConditional | Paid by Buyer | When With the application | Amount $300 (if financing) | Refundable Not stated |
| Move In Fee | Paid by Buyer | When With the application | Amount $250 | Refundable Not stated |
| Lead Paint Disclosure Fee | Paid by Seller | When With the application | Amount $75 | Refundable Not stated |
| Move Out Fee | Paid by Seller | When With the application | Amount $250 | Refundable Not stated |
| Closing FeePer share | Paid by Seller | When At closing | Amount $800 ($850 Without a Broker) plus $0.05 per share | Refundable Not stated |
| Sale by an Estate or Trust - Closing FeePer share | Paid by Seller | When At closing | Amount $1,000 plus $0.05 per share | Refundable Not stated |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move In Deposit | Paid by Buyer | When With the application | Amount $1,250 | Refundable Refundable |
| Move Out Deposit | Paid by Seller | When With the application | Amount $1,250 | Refundable Refundable |
Sublet
10 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Shareholder | When With the application | Amount $300 | Refundable Not stated |
| Corporate Monthly Sublease FeeRecurring | Paid by Shareholder | When With the application | Amount Equivalent to 10% of the monthly rent (1st month with application package) remaining fee to be billed monthly. | Refundable Not stated |
| Lead-Based Disclosure Fee | Paid by Shareholder | When With the application | Amount $75 | Refundable Not stated |
| Move Out Fee | Paid by Shareholder | When With the application | Amount $250 | Refundable Not stated |
| Application Processing Fee | Paid by Subtenant | When With the application | Amount $200 | Refundable Not stated |
| Background Report FeeConditional · Per applicant | Paid by Subtenant | When With the application | Amount $125 per applicant (additional $75 for criminal check if required by the Board) | Refundable Not stated |
| Building Administrative Fee | Paid by Subtenant | When With the application | Amount $500 | Refundable Not stated |
| Move In Fee | Paid by Subtenant | When With the application | Amount $250 | Refundable Not stated |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move Out Deposit | Paid by Shareholder | When With the application | Amount $1,250 | Refundable Refundable |
| Move In Deposit | Paid by Subtenant | When With the application | Amount $1,250 | Refundable Refundable |
Refinance
3 items
Management's “less refinance” schedule
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Shareholder | When With the application | Amount $400 | Refundable Not stated |
Management's “more refinance” schedule
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Shareholder | When With the application | Amount $400 | Refundable Not stated |
| Background Report FeeConditional · Per applicant | Paid by Shareholder | When With the application | Amount $125 per applicant (additional $75 for criminal check if required by the Board) | Refundable Not stated |
Ownership transfer
1 item
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Transfer Fee | Paid by Shareholder | When With the application | Amount Contact Transfer Agent for fee schedule | Refundable Not stated |
Management updates its schedule without a public filing. The date is when management last updated the page, not when a rule changed. Confirm the current schedule with management before you apply.
Considering an apartment here? Send Corey the listing to discuss the building's costs and purchase requirements.
Own an apartment here? Request an apartment-specific pricing review.
Sublet and pied-à-terre policy
A condominium owner leasing a unit and a co-op shareholder subletting are different rules, and a building-wide rule is different from a restriction on one apartment. This is the building's rule; confirm it for the specific apartment.
- Subletting by shareholders
- Permitted with conditionsRestrictedSource: The Roebling Team's building profile
- Pied-à-terre ownership
- Not verified
Considering an apartment here? Send Corey the listing to discuss the sublet and pied-à-terre rules for that apartment.
Monthly carrying charges in recent sales
- Maintenance, per room
- $632 per room a monthMedian of 31 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Maintenance, per square foot
- $2.01 per square foot a monthMedian of 16 recorded sales since October 2023Source: recorded sales, refreshed October 2026
Maintenance as recorded with each sale. A co-op's maintenance already covers the building's real estate taxes and the building's own mortgage, if it has one; add your own loan payment for the monthly outlay. A summary of recorded sales, not a current bill; charges change.
Building staffing and amenities
- Doorman
- Full-time doormanSource: The Roebling Team's building profile
- Concierge
- YesSource: recent listing records
- Live-in superintendent
- YesSource: The Roebling Team's building profile
- Elevator
- YesSource: NYC Department of City Planning records (PLUTO)
- Amenities noted
- StorageSource: The Roebling Team's building profile
Staffing and amenities as our building profile and recent listing records describe them. A feature not listed is not confirmed absent. Outdoor space, parking and some facilities can belong to particular apartments or to a separate owner; confirm access for the specific apartment.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $39,851/yr
- Per unit / month range
- $0 – $10
- Modeled exposure split equally across 320 units (the residential count on the city's lot record). Not an assessed amount; co-op shareholders are typically charged by share allocation.
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City data last refreshed October 2026.
See full Local Law 97 analysis — emissions history, scenarios, methodology →Facade safety — Local Law 11
The latest available FISP filing classified the facade as Safe — no repairs were required at that inspection. A filed Safe grade is not a guarantee of current condition: owners still maintain the facade and, where required, observe parapets each year. Future inspection timing (Local Law 49 of 2025 changed the cycle framework from October 1, 2026), repair and any assessment decisions remain building-specific.
How to read this, and where it comes from
QEWI = Qualified Exterior Wall Inspector — a licensed professional engineer or registered architect who meets DOB’s FISP qualifications and signs the report (the independent expert, not the managing agent).
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City data last refreshed October 2026.
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
- Policies and fees
- Buyer application $500 ($1,000 trust); background report $125/applicant; move-in/out deposits $1,250 + $250 fees; no dogs allowed
Photographs of Cannon Point North
Recent sales
Recent transfers 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.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Oct 27, 2026 | 11C | 2 BR · 2 BA | $1,217,500 | +22.4% | |
| Sep 22, 2026 | 14L | 1 BR · 1.5 BA | $770,000 | +0.0% | |
| Sep 17, 2026 | 16L | 1 BR · 1.5 BA · 1,000 sf | $750,000 | $750/sf | +0.0% |
| Aug 5, 2026 | 6M | 2 BR · 2 BA | $1,375,000 | -8.3% | |
| Jul 9, 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% |
Market read. Most recent trades (2026 to date) cleared a median $782/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 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). 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 on co-ops is not officially recorded, figures shown are approximate.
What would your apartment rent for?
Enter your apartment and I'll send you what it would rent for, from comparable closed leases at Cannon Point North and nearby.
At the recent median sale of $1.23M (26 transfers in the past 24 months, since November 12, 2024), a buyer putting 25% down would pay about $50,189 to close, or 4.1% of the price.
- Mansion tax: $12,338
- No mortgage recording tax or title insurance on a co-op purchase
- Building transfer fee (flip tax), 2% of the purchase price, paid by the buyer per building management's published schedule, as of September 2026: $24,675
- Attorneys, lender, building fees and filings: $13,177
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest. Confirm the current transfer fee with building management; the linked calculator does not include it.
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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.
Compare the Sutton Place alternatives. Use matched, dated sales to compare this postwar building with 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 is building-specific. Confirm the building's current financing, liquidity, ownership, occupancy and subletting requirements from its proprietary lease and application instructions; expect a substantive financial review.
River views depend on the apartment. River exposure varies by floor, position and line, and no view is protected without a recorded instrument.
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 actual prices assessed from comparable sales) 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 south
- 1 Sutton Place South — Rosario Candela with 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
More Sutton Place buildings
- 16 Sutton Place — 1960 co-op
- 20 Sutton Place South — 1953 co-op
- 25 Sutton Place — 1928 co-op by Rosario Candela
- 30 Beekman Place — 1931 co-op by George F. Pelham
- 30 Sutton Place — 1928 co-op by Rosario Candela
- 35 Sutton Place — 1961 co-op
The neighborhood
For the full corridor — architecture, 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.
How to read the facts on this page. Items attributed to an offering plan describe the building as it was offered at that filing — unit mix, square footage, the amenity program as planned. They are not a statement about how the building operates today. Tax and compliance figures are sourced separately to current City records and carry their own dates. House rules, staffing and fee policy can change by board resolution without any public filing: treat every policy line here as a starting point for diligence and confirm it with the managing agent. Where this page compares one building or neighborhood to another, that is our analysis of the recorded record — it names the measure, the period and the sample it rests on, and it is an observation about medians rather than a prediction about any particular apartment.
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.
646.939.7375 · c.cohen@compass.com