420 East 58th Street (Sutton Place)
420 East 58th Street, New York, NY 10022
Sutton Place
BBL 1013697501 · BIN 1040561
- Year built
- 1986
- Type
- Condominium
- Landmark
- No
- Pets
- Pet friendly — cats and dogs permitted
- Subletting
- Investor-friendly under condominium rules; well suited to home, pied-à-terre, or investment use
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
- $1,172
- Listing discount
- 3.2%
- Recorded sales
- 98
- On record
- 2003–2026
The Sutton View is a boutique condominium tower on one of Sutton Place's quietest blocks — a single mid-block address between First Avenue and Sutton Place, a block south of the Queensboro Bridge and steps from the townhouse enclave that gives the neighborhood its name. It was built new as a condominium in 1986 to the design of Tician Papachristou, whose firm succeeded Marcel Breuer & Associates; the building was among his first major New York projects, and it carries a considered, architect-driven character uncommon in a building of its modest size.
For a buyer, The Sutton View is the boutique condominium done well: a full-time doorman, a live-in superintendent, and — most distinctively — just three apartments per floor across twenty-seven stories, which means light on multiple exposures and a genuine sense of privacy. Many homes carry deep private balconies with sweeping views of the East River, the Chrysler Building, and the bridges. That combination of true condo ownership, a low-density floor plan, and open outlooks is what defines the building.
Architecture and unit composition
The building is a twenty-seven-story masonry tower in a restrained post-modern idiom with subtle Art Deco cues — a red-and-brown brick façade, bay windows on the lower residential floors, and curved white pipe-railed balconies on the floors above. It is not a landmark and makes no pre-war claim; its appeal is the discipline of an architect-designed building and the light and outlook its plan delivers.
With only three apartments per floor and seventy-five units in total, the residences skew toward one- and two-bedroom layouts with strong exposures. Many homes carry deep balconies and East River, Chrysler Building, and bridge views; floor and exposure drive the experience, with the higher floors and river-facing lines taking the best light and outlook. The low-density plan is itself the differentiator — cross-exposure and quiet are built into the layout.
Building operations
The Sutton View runs as a full-service condominium — a 24-hour doorman, a live-in resident superintendent, elevators, central laundry, and private basement storage. The building is pet friendly, permitting both cats and dogs. As a condominium, purchases follow standard condo mechanics rather than a co-op board's approval process, and the building is well suited to primary residents, pied-à-terre buyers, and investors alike; owner-held units are actively rented, and the building carries the flexibility that condo ownership provides.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $6,157/yr
- Per unit / month range
- $0 – $7
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.
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 →Recent sales
Recent closings 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 |
|---|---|---|---|---|---|
| May 14, 2026 | 1A | 2 BR · 2 BA · 1,228 sf | $1,450,000 | $1,181/sf | +26.1% |
| Apr 17, 2026 | 14C | 1 BR · 1 BA · 548 sf | $670,000 | $1,223/sf | -1.3% |
| Nov 12, 2025 | 14B | 2 BR · 2 BA · 1,100 sf | $1,575,000 | $1,432/sf | -1.3% |
| Aug 7, 2025 | 22A | 1 BR · 1.5 BA · 801 sf | $862,500 | $1,077/sf | off-mkt |
| Jun 26, 2025 | 6A | 1 BR · 1.5 BA · 801 sf | $850,000 | $1,061/sf | -10.5% |
| Apr 1, 2025 | 12C | 1 BR · 800 sf | $670,000 | $838/sf | -2.8% |
| Sep 9, 2024 | 8B | 2 BR · 2 BA · 1,055 sf | $1,300,000 | $1,232/sf | -1.9% |
| May 2, 2024 | 26C | 1 BR · 1 BA · 550 sf | $795,000 | $1,445/sf | -3.0% |
Market read. Most recent trades (2026) cleared a median $1,172/sf across 2 sales. Median listing discount 3.2% 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 1-01369-7501) 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 from recorded condo declarations and offering plans.
What to know if you’re buying
This is a condominium, so a purchase runs on standard condo mechanics rather than a co-op board package and interview — a meaningful practical advantage for buyers who want speed, financing flexibility, or the ability to rent. The building's investor-friendly posture and pet-friendly rules broaden the pool of qualified buyers.
The most important on-site distinctions are floor, exposure, and balcony. The higher floors and river-facing lines with deep balconies hold value best; lower and interior-exposure units are the value entry point. The location is a genuine asset — a quiet Sutton Place block near the East River and the neighborhood's townhouses, with the N/R/W and 4/5/6 at Lexington Avenue–59th Street a short walk west. Comparable analysis belongs against Sutton Place and Midtown East full-service condominiums.
What to know if you’re selling
Lead with the low-density plan and the views. Three apartments per floor, deep balconies, and open East River and bridge outlooks are an easy story to tell and set the building apart from larger, denser towers nearby.
Benchmark within the building and against Sutton Place condos. Turnover is measured here, so recent in-building sales and comparable Sutton Place and Midtown East condominiums together form the reference set; floor, exposure, balcony, and view determine where a unit lands, on a dollars-per-square-foot basis.
Condo flexibility widens the buyer pool. True condominium ownership, investor-friendly rules, and pet-friendly policies bring investors, pied-à-terre buyers, and primary residents all to the table.
Closing timelines are condo-fast. With no board package or interview, a well-prepared condo sale moves efficiently from contract to closing — we manage that process end to end.
Comparable buildings
If you're considering The Sutton View, also evaluate nearby Sutton Place and Midtown East condominiums:
- 303 East 57th Street — full-service Midtown East tower near Sutton Place
- 400 East 51st Street (The Grand Beekman) — Costas Kondylis & Partners's 2003 Sutton Place condominium
- The Delegate (846 Second Avenue) — full-service Turtle Bay condominium near the United Nations
- 845 United Nations Plaza (Trump World Tower) — U.N.-adjacent condominium tower
- 250 East 53rd Street — modern Midtown East condominium tower
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Sutton Place — read The Roebling Team Guide to Sutton Place.
Considering a move at The Sutton View?
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 The Sutton View 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.