322 East 57th Street
322 East 57th Street, New York, NY 10022
BBL 1013490041 · BIN 1039990
- Year built
- 1929
- Type
- Cooperative
- Units
- 19
- 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
- Pets
- Pets permitted; species and limits not stated
- Washer/dryer
- Permitted
- Flip tax
- 3% of the purchase price, paid by the buyer
- Doorman
- Doorman (hours not stated)
- 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
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.
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.
Architecture and building operations
The duplex apartments feature "enormous double-height ceilings, about 20-feet tall." Originally designed as a "studio building" — period parlance for double-height-living-room buildings catering to artists and entertainers requiring dramatic spaces with abundant natural light. Original apartments were designed without kitchens — residents were expected to dine in the building's ground-floor restaurant. That restaurant space is today Mr. Chow's, the celebrated Michael Chow operation, which occupies "a huge double-height space entered from the street and down a flight of stairs."
Operations: doorman building with canopied entrance and "a very sumptuous lobby". Small staff appropriate to the 19-unit count. No gym, no pool — this is a small-format prewar with traditional finish-out.
Policy framework
- Type: Cooperative — board interview required
- Pets: Verify; small prewar coops typically permit pets with board approval
- Pied-à-terre: Generally restrictive in this tier
- Subletting: Restrictive
- Financing: Typically 50%-70% maximum (verify)
- Flip tax: Verify
- Gifting/trust: Trust ownership typically permitted with conditions
- LLC: Generally not permitted (typical for prewar coops at this tier)
- Foreign buyers: Case-by-case; substantial post-closing liquidity demonstration expected
- Post-closing liquidity: Expect 2-3x purchase price liquidity standard
- Board interview: Substantive in-person interview required
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
- Equal to 3% of the Purchase Price
- Rate
- 3% of the purchase price
- Paid by
- Buyer
Source: building management's published schedule, as of September 2026
Purchase
7 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Additional Application Processing FeeConditionalPaid to management | Paid by Buyer | When With the application | Amount $200 if application has more than one (1) co-applicant or financial statement form | Refundable Non-refundable |
| Application Processing FeePaid to managementRequired | Paid by Buyer | When With the application | Amount $700 | Refundable Non-refundable |
| Compliance FeePaid to management | Paid by Buyer | When With the application | Amount $500 | Refundable Not stated |
| Credit Check FeePer applicantPaid to management | Paid by Buyer | When With the application | Amount $150 per applicant | Refundable Non-refundable |
| Power of Attorney Review FeeConditionalPaid to management | Paid by Buyer | When At closing | Amount $150 if applicable | Refundable Non-refundable |
| Recognition Agreement FeeConditionalPaid to management | Paid by Buyer | When At closing | Amount $325 if financing | Refundable Non-refundable |
| Closing FeePaid to management | Paid by Shareholder | When At closing | Amount $775 | Refundable Non-refundable |
Sublet
4 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Sublease FeeConditional · RecurringConditions: If applicant(s) is/are approvedPaid to the building | Paid by Shareholder | When With the application | Amount Equal to 10% of the annual sublease rent | Refundable Non-refundable |
| Additional Processing FeeConditionalConditions: If applicablePaid to management | Paid by Subtenant | When With the application | Amount $200 if there is more than one co-applicant or financial statement form | Refundable Non-refundable |
| Application Processing FeePaid to managementRequired | Paid by Subtenant | When With the application | Amount $575 | Refundable Non-refundable |
| Credit Check FeePer applicantPaid to management | Paid by Subtenant | When With the application | Amount $150 per applicant | Refundable Non-refundable |
Refinance
3 items
Management's “less refinance” schedule
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing FeePaid to managementRequired | Paid by Shareholder | When With the application | Amount $400 | Refundable Non-refundable |
Management's “more refinance” schedule
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing FeePaid to managementRequired | Paid by Shareholder | When With the application | Amount $500 | Refundable Non-refundable |
| Credit Check FeePer applicantPaid to management | Paid by Shareholder | When With the application | Amount $150 per applicant | Refundable Non-refundable |
Ownership transfer
21 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing FeePaid to management | Paid by Buyer | When With the application | Amount $750 | Refundable Non-refundable |
| Compliance FeePaid to management | Paid by Buyer | When With the application | Amount $500 | Refundable Not stated |
| Credit Check FeePer applicantPaid to management | Paid by Buyer | When With the application | Amount $150 per applicant | Refundable Non-refundable |
| Lost Stock and Lease Affidavit Preparation FeePaid to management | Paid by Buyer | When At closing | Amount $400 | Refundable Not stated |
| Lost Stock and Lease Review FeePaid to management | Paid by Buyer | When At closing | Amount $400 | Refundable Not stated |
| New Stock and Lease FeeConditionalPaid to management | Paid by Buyer | When At closing | Amount $800 if you have lost your stock certificate and proprietary lease, $1000 if you have a mortgage and your lender has lost your stock and lease OR if transfer is due to shareholder death | Refundable Not stated |
| Recognition Agreement FeeConditionalPaid to management | Paid by Buyer | When At closing | Amount $325 if financing | Refundable Not stated |
| Transfer FeeConditionalPaid to management | Paid by Buyer | When At closing | Amount $800 if requesting a stock transfer | Refundable Not stated |
| Closing FeePaid to management | Paid by Shareholder | When At closing | Amount $775 | Refundable Not stated |
Transfer: trust
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing FeePaid to management | Paid by Buyer | When With the application | Amount $500 | Refundable Non-refundable |
| Compliance FeePaid to management | Paid by Buyer | When With the application | Amount $500 | Refundable Not stated |
| Closing FeePaid to management | Paid by Shareholder | When At closing | Amount $500 | Refundable Non-refundable |
Transfer: estate
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing FeePaid to management | Paid by Buyer | When With the application | Amount $750 | Refundable Non-refundable |
| Compliance FeePaid to management | Paid by Buyer | When With the application | Amount $500 | Refundable Not stated |
| Credit Check FeePer applicantPaid to management | Paid by Buyer | When With the application | Amount $150 per applicant | Refundable Non-refundable |
| Lost Stock and Lease Affidavit Preparation FeePaid to management | Paid by Buyer | When At closing | Amount $400 | Refundable Not stated |
| Lost Stock and Lease Review FeePaid to management | Paid by Buyer | When At closing | Amount $400 | Refundable Not stated |
| New Stock and Lease FeeConditionalPaid to management | Paid by Buyer | When At closing | Amount $800 if you have lost your stock certificate and proprietary lease, $1000 if you have a mortgage and your lender has lost your stock and lease OR if transfer is due to shareholder death | Refundable Not stated |
| Recognition Agreement FeeConditionalPaid to management | Paid by Buyer | When At closing | Amount $325 if financing | Refundable Not stated |
| Transfer FeeConditionalPaid to management | Paid by Buyer | When At closing | Amount $800 if requesting a stock transfer | Refundable Not stated |
| Closing FeePaid to management | Paid by Shareholder | When At closing | Amount $775 | 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.
Financing and purchase requirements
- Guarantors
- Not permittedSource: building management's published schedule, as of September 2026
- Co-purchasing
- Not permittedSource: building management's published schedule, as of September 2026
- Parent buying for a student child
- Not permittedSource: building management's published schedule, as of September 2026
- Purchase or lease by a corporation
- Not permittedSource: building management's published schedule, as of September 2026
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 conditionsCase by CaseSource: building management's published schedule, as of September 2026
- Short-term rentals
- Not permittedSource: building management's published schedule, as of September 2026
- 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.
Pets and in-unit washer/dryer
- Pets
- Pets permitted; species and limits not statedSource: building management's published schedule, as of September 2026
- In-unit washer/dryer
- PermittedSource: building management's published schedule, as of September 2026
Considering an apartment here? Send Corey the listing to confirm the pet and washer/dryer rules for that apartment.
Monthly carrying charges in recent sales
- Maintenance, per square foot
- $2.88 per square foot a monthMedian of 3 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
- Doorman (hours not stated)Source: The Roebling Team's building profile
- Elevator
- YesSource: NYC Department of City Planning records (PLUTO)
Staffing and amenities as our building profile and recent listing records describe them. A feature not listed is not confirmed absent.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $47,352/yr
- Per unit / month range
- $0 – $197
- Modeled exposure split equally across 20 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 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).
Penalties shown are amounts DOB assessed against filings on record across 2005–10 to 2025–30. The FISP dataset does not record whether they were paid, contested or remain open, so treat the figure as history rather than a current balance and confirm the building’s standing with the managing agent.
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City data last refreshed September 2026.
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, 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 |
|---|---|---|---|---|---|
| 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 (recorded) 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). 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.
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Notable residents
- Orson Welles — actor/director
- Senator Jacob Javits and wife Marion — U.S. Senator from New York
- Clay Felker — founder of New York magazine
- Gail Sheehy — author
- Tamara de Lempicka — Art Deco painter
- Lily Pons — opera star
- André Kostelanetz — conductor
- John Fleming — renowned book collector
- Michael and Tina Chow — restaurateurs
Architectural register
322 East 57th Street is among the most architecturally elegant of Manhattan's small grand "studio" cooperatives. The defining features are the very handsome limestone façade, the enormous double-height living rooms approaching twenty feet, and the building's prestigious cultural resident roster. The architectural register would place the building, were it sited on Fifth Avenue, in the conversation for the most distinguished small-format cooperative in Manhattan.
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.
More Sutton Place buildings
- 315 East 56th Street — 1950 co-op
- 317 East 57th Street — 1929 co-op
- 320 East 57th Street — 1928 co-op
- 323 East 53rd Street — condominium
- 330 East 57th Street — 2005 condominium
- 333 East 55th Street (Sutton55) — 1962 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 322 East 57th Street?
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646.939.7375 · c.cohen@compass.com