415 East 52nd Street (Sutton House)

The complex's massing produces something post-war boxes rarely offer: most apartments face either the private interior gardens, the open river end of the block, or the Midtown skyline across low neighbors. The unit mix is broad — studios and one-bedrooms through two- and three-bedroom lines, plus combinations and penthouse units — with post-war proportions that combine well; multi-line combinations are an established pattern in the building per listing records. The white-brick envelope, glass lobby, and sunken entrance garden remain the complex's signature; the landscaped roof deck adds river and skyline outlooks on top of the tower.

Full-service at scale: 24-hour doorman and concierge, live-in resident manager, fitness center, children's playroom, bike room, storage, central laundry, and the on-site garage. Management is institutional (the managing agent per the documents on file), and the operating record — maintenance history, budget structure, facade-program funding — is documented in board communications and audited financial statements in The Roebling Research Library. A holder of unsold shares still held a block of units as of the 2018 amendment on file; the current sponsor-related position is a standard diligence item for your attorney.

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.

Market read. Most recent trades (2026 to date) cleared a median $732/sf (floor-adjusted) across 6 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 3.1% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.

Sales sourced from NYC Department of Finance recorded transfers (BBL 1-01364-0005). 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.

The block is the quietest kind of Manhattan. A river-ended cul-de-sac with River House at its terminus, no through traffic, and the esplanade below. Buyers trading from Midtown's avenue corridors should walk the block twice — once at rush hour — to understand what they are buying.

Note the address geography. "Sutton House" sits between the Sutton Place and Beekman Place enclaves rather than on either — that placement is exactly why the pricing runs a tier below both. Do not confuse it with Southgate, the pre-war Emery Roth enclave across the street at 400–434 East 52nd; the two trade differently.

The policy stack is moderate, not loose. 75 percent financing, pied-à-terre flexibility, and pet-friendliness per listing records — but subletting is tightly seasoned and time-limited. Investors should look elsewhere; pied-à-terre buyers fit. Run the Co-op Board Qualification Calculator before offering.

Underwrite the documented operating record. The 2018 maintenance reset, the contingency-fund discipline, and the reserve-funded facade program are all in the board communications on file with us. Your attorney should review the financials; the trajectory they show is of a board that corrected early rather than assessed late.

Drivers should price the garage in. An on-site garage with direct FDR access is rare inventory in this corridor and materially changes the carrying math against buildings that rely on outside parking. Run the True Monthly Carrying Cost Calculator on the full stack.

Sell the block and the gardens, not the category. "Post-war white-brick co-op" undersells the product. The cul-de-sac, the interior gardens, the glass lobby, the roof deck, and the FDR garage are the differentiated facts; lead with them.

Position against the enclaves on value. Your buyer is cross-shopping Sutton Place and Beekman Place pre-wars and the corridor's other post-wars. The argument is service parity and river adjacency at a discount per foot — make it with line-specific comparables, not building averages.

Expect diligence on the financials and meet it early. We provide serious buyers' counsel the audited statements and board communications from the Research Library up front; in a corridor where co-op financial quality varies widely, a documented operating record shortens negotiations.

If you're considering 415 East 52nd Street, also evaluate:

• River House (435 East 52nd Street) — the cul-de-sac's legendary pre-war trophy co-op; the aspiration at the end of the block
• Southgate (400–434 East 52nd Street) — the Bing & Bing / Emery Roth pre-war co-op enclave directly across the street; the pre-war alternative at similar price points
• 2 Sutton Place South — Sutton Place cooperative; compare construction history, service and river outlook separately
• 25 Sutton Place South — full-service river co-op a few blocks north
• 45 Sutton Place South (Cannon Point South) — post-war river co-op peer
• 60 Sutton Place South — large post-war co-op with river frontage; the most direct scale comparable
• 1 Beekman Place — the Beekman enclave's anchor co-op; the white-glove pre-war contrast
• 425 East 58th Street (The Sovereign) — Emery Roth & Sons tower co-op; the corridor's post-war prestige tier
• 400 East 51st Street (The Grand Beekman) — the condo alternative one block west
• 430 East 58th Street (Sutton Tower) — new-development condo; the corridor's price ceiling