Southgate
410 East 52nd Street, New York, NY 10022
Midtown East
BBL 1013630043 · BIN 1040145
- Year built
- 1931
- Type
- Cooperative
- Landmark
- No
Every recorded sale at this building, 2002–2026
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- Studio median
- $398K
- Recent range
- $350K – $1.6M
- Listing discount
- 1.2%
- Recorded transfers
- 176
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at Southgate 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.
Southgate is one of the great pre-war values of the East Side, and its provenance explains why. The complex of buildings was developed by Bing & Bing — the development firm whose name still signals quality and proportion across pre-war Manhattan — and designed by Emery Roth, the architect more responsible than any other for the look of the city's classic apartment houses. Completed in 1931, the Southgate group occupies a quiet, tree-lined enclave in Beekman near the East River, a few doors from River House and the riverfront cul-de-sacs that define this pocket of the city.
What makes Southgate distinctive is the combination of pedigree and accessibility. These are Emery Roth co-ops with the layouts, light, and solidity of the best pre-war stock, set on a tranquil block insulated from Midtown's traffic, yet they have long offered a more attainable entry into a top-tier address than the trophy buildings nearby. The cooperative is known for a relatively accommodating posture — among the more livable boards in a neighborhood not always known for them.
For a buyer, the appeal is specific: a Bing & Bing / Emery Roth address, on one of the East Side's most peaceful blocks, with the gracious proportions and quiet quality that have made pre-war co-ops the enduring core of the Manhattan market.
Architecture and unit composition
Emery Roth designed Southgate in the restrained Art Deco and pre-war idiom of its moment — masonry construction, well-proportioned massing, and the kind of plan-making that gives pre-war apartments their lasting appeal. The 17-story building sits within the larger Southgate group, which shares the development's signature: solid construction, gracious room sizes, and a setting on a quiet, low-traffic block.
Inside, the residences carry the hallmarks of the period — proper foyers, defined room layouts, hardwood floors, generous windows, and the high-ceilinged volume that pre-war construction delivers. The mix runs across one- and two-bedroom homes typical of the Southgate buildings, with the upper floors capturing more light and outlook over the surrounding low-rise Beekman blocks and, from select lines, the East River.
Building operations
Southgate runs as a full-service cooperative. A full-time doorman staffs the lobby and a live-in superintendent maintains the building, with the quiet cul-de-sac setting functioning as an amenity in its own right. The cooperative is known for a comparatively accommodating posture: it is pet-friendly, welcoming both cats and dogs, and accommodates pieds-à-terre, co-purchasing, and guarantors. Financing of up to 80 percent is permitted, subject to board approval. A flip tax of 2 percent applies on sales. The location places residents within a short walk of the 6, E, and M trains, Midtown's commercial core, and the East River esplanade.
Local Law 97
- 2024–2029 annual penalty
- $55,553/yr
- 2030–2034 annual penalty
- $189,430/yr
- Per unit / month range
- $31 – $105
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 filing classified the facade as SWARMP — Safe With A Repair and Maintenance Program: the engineer identified conditions requiring monitoring or repair before the next inspection cycle. The scope, timeline, and how the building funds the work are building-specific — we review the filings and board materials for you.
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 2020–25. 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 record last verified September 2026.
Recent sales
Recent transfers at this building, curated by The Roebling Team research desk. 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 |
|---|---|---|---|---|---|
| Aug 10, 2026 | 9C | 1 BR · 1 BA | $550,000 | -20.9% | |
| Jul 15, 2026 | 14J | 1 BR · 1.5 BA | $875,000 | -2.2% | |
| Jul 9, 2026 | 16G | 1 BA | $475,000 | +5.6% | |
| Apr 10, 2026 | 7J | 1 BR · 1 BA | $650,000 | -5.1% | |
| Feb 27, 2026 | 7A | 2 BR · 2 BA | $935,000 | -4.1% | |
| Feb 26, 2026 | 6K | 1 BR · 1 BA | $575,000 | +7.5% | |
| Dec 16, 2025 | 10K | 1 BR · 1 BA · 840 sf | $575,000 | $685/sf | +16.2% |
| Dec 16, 2025 | 6H | 1 BA · 480 sf | $350,000 | $729/sf | +0.0% |
Market read. $/sf is measured on the latest sales with reliable square footage (2025): a median $700/sf across 7 sales. The building has traded as recently as 2026. Median listing discount 2.3% 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.
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 1-01363-0043) 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
Southgate is a pre-war value purchase with real pedigree. The Bing & Bing / Emery Roth provenance, the quiet Beekman setting, and the cooperative's accommodating posture are the central reasons to buy here. The board's policies are notably livable for the neighborhood: financing to 80 percent is permitted, pets are welcome, and pieds-à-terre, co-purchasing, and guarantors are accommodated — a flexibility that distinguishes Southgate from many of its peers.
Buyers should plan for a 2 percent flip tax at resale and budget for the cooperative's board-package and interview process, which remains a standard part of any purchase. Within the building, floor level, light, and renovation condition drive value; river-view lines command a premium. For a buyer who wants a pre-war address on a peaceful block without paying trophy-building prices, Southgate is among the East Side's best-positioned options.
What to know if you’re selling
The provenance and the value proposition are the marketing core. A Southgate resale leads with the Bing & Bing / Emery Roth pedigree, the tranquil Beekman cul-de-sac, and the cooperative's accommodating policies — features that distinguish it from both the trophy co-ops and the newer condominiums of the surrounding blocks. Benchmark to the Beekman and Sutton Place pre-war co-op market, and foreground renovation and river outlook where the home has them.
Cooperative resales clear through a board package and interview, and the 2 percent flip tax should be factored into seller proceeds. The building's relative affordability and its accommodating board posture broaden the buyer pool meaningfully — a genuine advantage in marketing. Well-renovated and higher-floor homes benefit from steady demand for pre-war space in this pocket of the East Side.
Comparable buildings
If you're considering Southgate, the relevant set is the Beekman and Sutton Place pre-war and full-service stock:
- 415 East 52nd Street — Beekman building on the same block
- 400 East 51st Street (The Grand Beekman) — Beekman full-service building
- 425 East 51st Street — Beekman full-service co-op
- 411 East 57th Street — Sutton Place pre-war cooperative
- 345 East 56th Street — Sutton-area residential building
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.
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 Southgate?
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