322 East 57th Street
322 East 57th Street, New York, NY 10022
Sutton Place
BBL 1013490041 · BIN 1039990
- Year built
- 1929
- Type
- Cooperative
- Units
- 19
- Floors
- 21
- Flip tax
- 3% of purchase price (special transfer fee), paid by purchaser; capped at 3%
- Subletting
- Permitted with Board approval. Short-term rentals and AirBnB are not permitted.
- Washer / dryer
- Permitted in-unit.
- Pets
- Permitted, subject to Board approval.
- Co-purchasing
- Not permitted. Parents purchasing for children not permitted.
- Guarantors
- Not permitted.
- Managing agent
- AKAM Associates, Inc.
Compiled by The Roebling Research Desk from the building’s offering plan, amendments, and related building documents (primary source dated 2026). Reported and subject to confirmation. Board policies can change by amendment — confirm at the offer stage.
Every recorded sale at this building, 2003–2025
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- 4BR+ median
- $6M
- Recent range
- $3M – $6M
- Listing discount
- 16.1%
- Recorded transfers
- 25
322 East 57th Street is one of the most architecturally distinguished small cooperatives in Manhattan — a 19-unit Caughey & Evans "studio building" whose enormous double-height living rooms (ceilings approaching twenty feet) and Harry M. Clawson architectural pedigree place it in a register that, on Fifth Avenue, would compete for the most distinguished small-format cooperative in the city.
The Caughey & Evans architectural pedigree sets its standing — Harry M. Clawson designed both 322 East 57th and Hampshire House on Central Park South, placing this building within a small but architecturally consequential firm corpus. That pedigree served a "studio building" program conceived for artists and entertainers who needed dramatic double-height-living-room spaces flooded with natural light; apartments came without kitchens, so residents dined in the ground-floor restaurant that today is Mr. Chow's. The studio identity drew a trophy cultural resident roster to match — Orson Welles, Senator Jacob Javits and Marion Javits, Clay Felker (founder of New York magazine) and Gail Sheehy, Art Deco painter Tamara de Lempicka, opera star Lily Pons and conductor André Kostelanetz, book collector John Fleming, and Michael and Tina Chow.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $47,352/yr
- Per unit / month range
- $0 – $197
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
- 3% of purchase price
- Sublet policy
- Case by case; sublease fee equal to 10% of the annual sublease rent
- Notable fees
- Sale application processing fee $700; closing fee $775; no co-purchasing, no corporate purchase/lease, guarantors not 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 |
|---|---|---|---|---|---|
| Sep 16, 2025 | 12A | 4 BR · 3 BA · 3,900 sf | $5,999,000 | $1,538/sf | +0.0% |
| Jul 31, 2025 | 1415A | 3 BR · 2 BA · 4,100 sf | $2,999,999 | $732/sf | -21.1% |
| Apr 3, 2023 | 6 | 2 BR · 2.5 BA · 3,330 sf | $4,700,000 | $1,411/sf | -16.1% |
| Dec 8, 2022 | 4 | 3 BR · 3 BA | $3,100,000 | -11.4% | |
| Aug 24, 2021 | 2 | 2 BR · 2.5 BA | $2,000,000 | -20.0% | |
| Aug 18, 2021 | 18 | 2 BR · 2.5 BA | $2,000,000 | -4.8% | |
| May 30, 2018 | 14 | 3 BR · 3 BA · 3,000 sf | $5,260,000 | $1,753/sf | -19.1% |
| Jan 30, 2018 | 12 | 3 BR · 3 BA · 3,300 sf | $4,000,000 | $1,212/sf | -23.0% |
Market read. Most recent trades (2025) cleared a median $1,135/sf across 2 sales. Median listing discount 14.3% 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 |
|---|---|---|
| Apr 13, 2006 | 18 | $1,695,000 |
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 1-01349-0041) 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
The Caughey & Evans / Harry M. Clawson architectural pedigree is real institutional context. Same architect as Hampshire House.
The double-height 20-foot ceilings are structurally distinguishing.
The Mr. Chow's ground-floor restaurant continues the building's original studio-building dining-restaurant tradition.
The trophy cultural resident roster — Welles, Javits, Felker/Sheehy, Lempicka, Pons/Kostelanetz, the Chows — supports premium positioning.
The 19-unit configuration is at the smallest end of institutional Manhattan cooperatives. Plan for the most institutional board review.
Comparable buildings
- The Galleria (117 East 57th Street) — Specter 1975; same-block Midtown East peer
- The Excelsior (303 East 57th Street) — Birnbaum 1967; same-block Midtown East peer
- The Sovereign (425 East 58th Street) — Roth & Sons 1973-74; nearby Sutton/Midtown East peer
- Olympic Tower (641 Fifth Avenue) — SOM 1976; nearby Midtown East trophy peer
- [2 Sutton Place South](https://www.theroeblingteam.com/buildings/2-sutton-place-south) — Emery Roth & Sons 1938; nearby Sutton trophy peer
Sources: The Roebling Research Library (offering plans, house rules, financial statements, board minutes, internal transaction records); NYC Department of Finance recorded transfers; publicly recorded NYC building data.
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Midtown East — read The Roebling Team Guide to Midtown East.
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 322 East 57th Street?
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 322 East 57th Street 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.