Sutton Manor
440 East 56th Street, New York, NY 10022
Sutton Place
BBL 1013670031 · BIN 1040464
- Year built
- 1955
- Type
- Cooperative
- Landmark
- No
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
- $678
- Listing discount
- 2.4%
- Recorded sales
- 78
- On record
- 2003–2026
440 East 56th Street is the eastern half of Sutton Manor, the 1955 cooperative that spans two adjoining buildings — 430 and 440 — on one of Sutton Place's quietest residential blocks, the tree-lined stretch between First Avenue and Sutton Place that runs down toward the East River. Operated as a single cooperative, Sutton Manor pairs the dependable, full-service character of a well-run post-war building with a setting that buys what Sutton is prized for: calm, privacy, and the river at the end of the block.
What makes 440 worth knowing is the same thing that distinguishes its companion building: accommodating board policies layered onto genuine full-service living. The cooperative is pet-friendly, welcomes pied-à-terre owners, permits 70% financing, and allows subletting after two years — a flexibility uncommon among Sutton co-ops — while still delivering full-time staffing, two landscaped gardens, and a roof terrace. Its studio-through-two-bedroom mix keeps it among the more accessible buildings in a premium neighborhood.
For buyers who want Sutton's quiet and a full staff without the deep-cash demands or strict house rules of a pre-war building, 440 East 56th Street is a practical, well-located, and unusually welcoming choice.
Architecture and unit composition
440 East 56th Street is a thirteen-story post-war apartment house in brown brick, with the same stepped façade and columns of angled corner-bay windows that characterize Sutton Manor — a design that gives the apartments extra light and angled views while lending the block a quiet, well-kept presence. Generous sidewalk landscaping continues across the building's frontage, a hallmark of the cooperative's careful upkeep.
The roughly 82 residences run from studios through two-bedrooms, with the efficient, flexible floor plans of a mid-1950s building. The corner bays are functional as well as decorative, drawing in light and angled exposures. As in most post-war buildings, the homes vary line by line; the higher floors and the lines oriented toward the river hold the best light and the open views toward the East River and the Esplanade. The smaller homes make the building an accessible entry point into Sutton, while the two-bedrooms suit buyers wanting more room in the same calm setting.
Building operations
440 East 56th Street runs as a full-service cooperative within the larger Sutton Manor operation. A full-time doorman attends the lobby and a live-in resident manager oversees the building, supported by bicycle storage, optional private storage, and a central laundry. Shareholders share Sutton Manor's two private landscaped gardens and roof terrace — a real abundance of outdoor space for a post-war Sutton building, and one of its strongest draws.
The board's policies are among the most accommodating in the corridor. The building is pet-friendly; pied-à-terre ownership is permitted; subletting is allowed after two years of ownership; and financing is permitted up to 70% of the purchase price. A 1.5% flip tax is payable by the seller at closing. These terms open the building to pet owners, part-time New Yorkers, and financed buyers who might be turned away at stricter Sutton co-ops, with the two-year sublet allowance offering reasonable flexibility over time.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $51,223/yr
- Per unit / month range
- $0 – $52
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 →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 |
|---|---|---|---|---|---|
| May 7, 2026 | 8C | 2 BR · 2 BA | $1,250,000 | +0.0% | |
| May 1, 2026 | 1G | 1 BR · 1 BA | $1,115,000 | -9.0% | |
| Mar 20, 2026 | 6B | 1 BR · 1 BA · 900 sf | $650,000 | $722/sf | -3.7% |
| Feb 26, 2026 | 6FGH | 4 BR · 3 BA · 2,400 sf | $2,035,000 | $848/sf | -4.7% |
| Jan 14, 2025 | 6FG | 3 BR · 3 BA · 2,400 sf | $1,950,000 | $813/sf | -11.2% |
| Sep 17, 2024 | 12F | 2 BR · 2 BA · 1,400 sf | $1,560,000 | $1,114/sf | +4.3% |
| Aug 19, 2024 | 4D | 1 BA | $405,000 | -2.4% | |
| May 29, 2024 | 12G | 2 BR · 2 BA · 1,400 sf | $1,100,000 | $786/sf | -7.9% |
Market read. Most recent trades (2026) cleared a median $678/sf across 2 sales. Median listing discount 2.4% 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 |
|---|---|---|
| Oct 18, 2024 | 8C | $1,170,000 |
| Oct 15, 2003 | 7C | $995,000 |
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 1-01367-0031) 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
This is a full-service cooperative with unusually friendly terms. The 70% financing allowance and the welcome for pets and pied-à-terre owners widen the building's appeal well beyond the Sutton norm — helpful if you have a dog, keep a primary home elsewhere, or need conventional financing. Plan for a board package and interview, and keep the two-year sublet allowance in mind if rental flexibility matters down the road.
Buy for the light, the gardens, and the value. The angled corner bays, the two shared gardens, and the roof terrace are genuine differentiators, and the higher and river-facing lines hold the best light and views. The studio-through-two-bedroom mix makes the building an accessible way into Sutton; review the cooperative's financials and any planned capital work as part of your diligence, and weigh the value of a well-run, full-service post-war building against pricier pre-war or new alternatives.
What to know if you’re selling
Lead with the accommodating terms and the outdoor amenities. A pet-friendly, full-service Sutton cooperative with two gardens, a roof terrace, 70% financing, and pied-à-terre ownership welcomed is a combination that broadens your buyer pool well beyond the typical Sutton co-op — make those policies central to the marketing.
Price against the post-war full-service cooperatives of Sutton and Beekman, and market higher-floor, corner-bay, and river-facing homes on their light and views. For the smaller homes, emphasize the building's role as an accessible, well-run entry into a premium neighborhood — a story that resonates with first-time Sutton buyers and pied-à-terre owners alike.
Comparable buildings
If you're considering 440 East 56th Street, also evaluate nearby Sutton and Beekman cooperatives:
- 430 East 56th Street — the adjoining Sutton Manor building
- 433 East 56th Street — full-service Sutton cooperative on the same block
- 345 East 56th Street — full-service Sutton-area cooperative
- 12 Beekman Place — white-glove Beekman Place cooperative
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.
Considering a move at Sutton Manor?
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 Sutton Manor 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.