255 East 49th Street (Sterling Plaza)
255 East 49th Street, New York, NY 10017
BBL 1013237501 · BIN 1038254
- Year built
- 1985
- Type
- Condominium
- Units
- 172
- Floors
- 32
- Landmark
- No
- Pets
- Permitted under condominium rules
- Subletting
- Permitted under the condominium declaration
- Pied-à-terre
- Allowed
Every recorded sale at this building, 2003–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf (floor-adjusted)
- $1,087
- Listing discount
- 3.5%
- Recorded sales
- 206
- On record
- 2003–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at Sterling Plaza 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.
Sterling Plaza is one of Turtle Bay's landmark-silhouette condominium towers — a 1985 postmodern masonry high-rise whose stepped, towered crown is frequently likened to the Houses of Parliament. Built new as a condominium (rather than converted from a rental) by Sterling Equities — the firm of Fred Wilpon and Saul Katz, later principals of the New York Mets, from which the building's name derives — it occupies East 49th Street between Second and Third Avenues, in the diplomatic-residential enclave of Turtle Bay near the United Nations.
The building's appeal is a combination of a distinctive skyline profile, a full-service operation with a valet parking garage, and a range of apartments that runs from studios up to marquee penthouses. Because it was purpose-built as a condominium, the entire building trades on the open market with the transactional flexibility condominium buyers expect — a point of differentiation from Turtle Bay's older cooperative inventory.
Architecture and unit composition
Sterling Plaza is a roughly 32–33-story postmodern tower with a masonry façade and a stepped, sculpted crown that gives it one of the more recognizable silhouettes in Midtown East. The design reflects the mid-1980s postmodern moment, when developers of new residential towers favored articulated massing and historicist detail over the flat curtain walls of the preceding decades.
The unit mix runs from studios through multi-bedroom apartments, topping out in four-bedroom penthouses that are the building's marquee inventory. The landscaped rooftop terrace, with panoramic views, is a signature common space, and the valet parking garage is a meaningful and comparatively uncommon amenity in this part of Manhattan.
Building operations
Sterling Plaza operates as a full-service condominium with a 24-hour doorman and concierge, a live-in superintendent, a valet parking garage, a resident lounge, and a business center. As a purpose-built condominium, purchases are subject to a right-of-first-refusal waiver rather than the approval process of a cooperative, and the building supports both primary residence and pied-à-terre use.
Buyers should confirm the current house rules, financing and down-payment requirements, sublet policy, and any transfer fees during due diligence, and review the offering plan, recent financial statements, and reserve study.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $117,633/yr
- Per unit / month range
- $0 – $57
- Modeled exposure split equally across 171 units (the city tax-lot count). Not an assessed amount; co-op shareholders are typically charged by share allocation.
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City record last verified September 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. Facade inspections run on a fixed five-year cycle; future inspection, repair, and any assessment decisions remain building-specific.
How to read this, and where it comes from
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. City record last verified September 2026.
Management & transfer contacts
- Notable fees
- Waiver Fee $2,500 (sale)/$1,500 (lease); Move-in/out $2,000 each; Expediting Fee $500; $1M min liability insurance
Recent sales
Recent trading at Sterling Plaza has run across the full unit range, with price-per-square-foot in the range typical of a full-service Turtle Bay condominium of its vintage and marquee penthouses commanding a substantial premium at the top of the building. The building's distinctive profile, the rooftop terrace, and the valet garage support pricing, while the 1985 construction era places it below the neighborhood's newest towers on a per-square-foot basis.
Because the building spans a wide range from studios to large penthouses, comparables should be matched carefully for floor, exposure, size, and renovation condition — and the penthouse tier should be read as its own market.
Recent closings 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 |
|---|---|---|---|---|---|
| Jun 30, 2026 | 31C | 1 BR · 1 BA · 739 sf | $890,000 | $1,204/sf | -6.2% |
| Feb 27, 2026 | 30ABC | 3 BR · 3.5 BA · 2,550 sf | $2,250,000 | $882/sf | -18.2% |
| Feb 4, 2026 | 15A | 1 BR · 1.5 BA · 885 sf | $890,000 | $1,006/sf | -1.1% |
| Aug 11, 2025 | 31A | 609 sf | $2,180,000 | $3,580/sf | off-mkt |
| Jun 26, 2025 | 17A | 1 BR · 1.5 BA · 835 sf | $950,000 | $1,138/sf | -5.0% |
| Apr 23, 2025 | PHA | 4 BR · 3 BA · 3,381 sf | $4,750,000 | $1,405/sf | -36.7% |
| Apr 9, 2025 | 7C | 1 BR · 1 BA · 695 sf | $815,000 | $1,173/sf | -4.0% |
| Mar 21, 2025 | PHB | 4 BR · 4 BA · 3,256 sf | $4,500,000 | $1,382/sf | +13.9% |
Market read. Most recent trades (2026) cleared a median $1,087/sf (floor-adjusted) across 3 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 3.5% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.
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 1-01323-7501). 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 from recorded condo declarations and offering plans.
Closed rents at Sterling Plaza, last 36 months
| Size | Leases | Median / month |
|---|---|---|
| Studio | 2 | $3,200 |
| 1 bedroom | 8 | $5,250 |
11 closed leases, October 2023 to September 2026. Most recent lease August 2026. Sizes with fewer than 2 leases are not shown. Compiled by The Roebling Team at Compass from closed leases.
At the recent median sale of $2.18M (12 sales since 2024), a buyer putting 25% down would pay about $91,932 to close, or 4.2% of the price.
- Mansion tax: $27,250
- Mortgage recording tax: $31,474
- Title insurance: $9,810
- Attorneys, lender, building fees, reserves and filings: $23,398
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
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What to know if you’re buying
Condo flexibility applies. Right of first refusal rather than co-op board approval; pied-à-terre and investor use permitted; the whole building trades on the open market. Confirm the current financing minimum and sublet terms at offer stage.
The penthouse tier is its own market. If you're buying at the top of the building, the comparable set is small and the pricing dynamics differ from the studio and one-bedroom lines.
Valet parking is a real amenity. If on-site parking matters, confirm current garage terms and availability.
Model the full carry. Common charges plus property taxes plus utilities. Run purchase pricing through the Buyer Closing Cost Calculator.
What to know if you’re selling
Lead with the silhouette, the roof terrace, and the garage. The building's recognizable profile and its full-service amenity set are its core selling points.
Renovation condition drives price. In a 1985 building, a current, turn-key renovation commands the top of the comparable band.
Price the penthouse tier separately. Marquee upper-floor units should be marketed and priced against their own narrow comparable set, not the building's median.
Closing timelines are condo-fast. 30–45 days from contract to closing is typical.
Comparable buildings
If you're considering Sterling Plaza, also evaluate:
- 303 East 57th Street — a nearby full-service Midtown East tower
- 250 East 53rd Street — newer full-service Midtown East condominium
- 245 East 54th Street — a Turtle Bay / Midtown East cooperative alternative
More Midtown East buildings
- The Mondrian, 250 East 54th Street — 1990 condominium by FXCollaborative (Fox & Fowle / FXFOWLE)
- The Veneto, 250 East 53rd Street — 2006 condominium
- 252 East 57th Street — 2016 condominium by Skidmore, Owings & Merrill
- 301 East 48th Street — 1961 co-op
- 301 East 50th Street — 2014 condominium by COOKFOX Architects
- 301 East 52nd Street — 1931 co-op by Delano & Aldrich
The neighborhood
For the full corridor — architecture, transit, and pricing across Midtown East — read The Roebling Team Guide to Midtown East.
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 Sterling Plaza?
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