440 East 62nd Street (The Park Sutton)

Architectural records attribute the design to Leo Stillman, whose post-war practice ran from 1930s Art Deco through the brick apartment slabs of the 1950s and 1960s; the Park Sutton is late-period Stillman — a red-brick mass dressed at street level with a one-story white marble base and a stainless-steel marquee. City records log an alteration in 1987, in the conversion era. The roughly 147 apartments run from studios through three-bedroom configurations, with select terraced lines and combination units (the original plan's 143 apartments have been recut over four decades). Layouts are efficient post-war stock: foyers, dining alcoves, and long living rooms, with the premium inventory in the upper-floor B/C-line corners where river and bridge views open up. Central heating and air conditioning per listing records removes the window-unit clutter common to the vintage.

Full-service: 24-hour doorman, live-in resident manager, porter staff, central laundry, bike room, private storage, roof deck, and the on-site garage whose 25 spaces trade under co-op share allocations per the offering plan. The building runs as an established, conservatively governed house; the by-laws on file set annual shareholder meetings each May and cumulative voting for the board. Current financial statements should be reviewed by counsel during diligence — we provide the conversion documents from The Roebling Research Library as the baseline.

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 $731/sf (floor-adjusted) across 1 sale. 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 3.0% 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 1-01456-0026). 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.

Underwrite the garage correctly. The 25 garage spaces carry share allocations under the offering plan — ownership economics, not a parking license. If a space conveys with the apartment or is separately available, your attorney should confirm the share structure, maintenance allocation, and transfer mechanics precisely. It is a genuine asset in a neighborhood where parking is scarce.

Resolve the pet question before you fall in love. Listing records genuinely conflict on whether pets are permitted. If a pet is part of your household, get the current house rules in writing from the managing agent before offering — not after.

Views are line-and-floor specific. Rockefeller University and the Sutton Terrace gardens front the east and north outlooks, but no view is protected without a recorded instrument; the bridge and river views from upper floors are the building's premium product. Price the specific exposure, not the building average.

Transit and traffic are the structural discounts. The N/R/W and 4/5/6 at 59th–Lexington and the Q and weekday M at Lexington–63rd are roughly a half-mile walk, the Roosevelt Island Tram is nearby, and York Avenue carries FDR-bound traffic. The pricing already reflects this — make sure your own commute math does too. Run the True Monthly Carrying Cost Calculator on the full picture.

The board framework is moderate, not forbidding. 25 percent minimum down, sublets after two years with approval, and a documented posture accommodating pieds-à-terre, co-purchasing, gifting, and guarantors per brokerage records. Prepare the package accordingly — run the Co-op Board Qualification Calculator first.

Lead with the view stack and the garage. River-and-bridge exposure plus owned parking is a combination few buildings in the tier can match. If your unit has either, the marketing should be built around it; if it has both, around nothing else.

Position against Sutton Place, not against the avenue. The pitch is the same river orbit at a structural discount. Name the documented policies in the marketing — 75% financing, pied-à-terre use permitted, subletting permitted with conditions — and confirm the current rules first.

Be precise about the conflicting records. Pets and current sublet terms are inconsistently reported across public records; a listing that states the current rules accurately (sourced from the managing agent) clears faster and survives attorney review. We document the policy stack from the building's own materials before going to market.

If you're considering 440 East 62nd Street, also evaluate:

• 425 East 58th Street (The Sovereign) — the post-war prestige tower south of the bridge; the step-up in scale and price
• 1 Sutton Place South — the corridor's pre-war trophy co-op; the blue-chip alternative
• 2 Sutton Place South — Sutton Place building for comparison
• 35 Sutton Place — post-war co-op peer in the Sutton orbit
• 400 East 59th Street — the close-in post-war co-op alternative near the bridge
• 300 East 59th Street (The Landmark) — post-war co-op at Second Avenue; the transit-convenient alternative
• 425 East 63rd Street (The Royal York) — large full-service co-op one block north
• 435 East 65th Street — the mid-block Lenox Hill co-op three blocks north; similar tier with a no-flip-tax framework
• 167 East 61st Street (Trump Plaza) — the post-war condop alternative toward Third Avenue