The Sutton
959 First Avenue, New York, NY 10022
Midtown East
BBL 1013457502 · BIN 1090147
- Type
- Condominium
Every recorded sale at this building, 2015–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $1,790
- Listing discount
- -1.7%
- Recorded sales
- 165
- On record
- 2015–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at The Sutton 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.
The Sutton is a ground-up condominium tower at the eastern edge of Midtown, where Turtle Bay meets the quiet, leafy enclave of Sutton Place. Developed by Toll Brothers City Living and designed by Hill West Architects, it brought a full-service, contemporary condominium to a corner of Manhattan long defined by pre-war co-ops, mid-century towers, and the institutional weight of the United Nations a few blocks south.
Its appeal is straightforward. The Sutton offers new-construction living — central air, modern systems, a deep amenity package, and skyline and East River views from its upper floors — in a neighborhood that trades on calm rather than spectacle. Buyers get a residential pocket with easy access to Midtown's offices, the river esplanade, and the East Side's transit, without the density and noise of the avenues to the west.
For buyers who want condominium flexibility and turnkey new-development quality in a settled, low-key part of the East Side, The Sutton is one of the neighborhood's clearest options.
Building operations
The Sutton runs as a full-service condominium: a full-time doorman and concierge, a fitness center, a resident lounge, a landscaped courtyard and garden, a media and recreation room, a bike room, and cold storage for deliveries. The garden and courtyard are a real amenity in a neighborhood where private outdoor space is at a premium.
As a condominium, the building offers the flexibility the structure implies: financing is not capped the way it is at many neighboring co-ops, and pied-à-terre, trust, LLC, and investor purchases are customary. The combination of full service, modern systems, and condominium freedom is the building's central draw on an East Side block where the alternative is usually an older co-op with a board.
Architecture and residences
The building is a 30-story contemporary tower in glass and masonry, designed to read as a modern addition to a low-rise neighborhood while reaching high enough to capture views. Its scale and setbacks are calibrated to the surrounding fabric of Sutton Place and Turtle Bay.
The 112 residences run from one-bedroom homes through larger family layouts, with the upper floors commanding open skyline and East River outlooks. As new construction, the homes carry the proportions, ceiling heights, central air, modern kitchens and baths, and sound and energy performance that distinguish ground-up product from a pre-war conversion — the turnkey package a new-development buyer expects.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $0 (under cap)
- Per unit / month range
- —
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 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.
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 2020–25 to 2025–30. 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.
421-a Tax Abatement
- Last year of benefit
- FY2032
- Years remaining
- ~7 yrs
- Program
- 421-a (20-year)
A long-dated tax benefit still in place — a meaningful carrying-cost advantage today. Note the eventual step-up toward full taxes when the abatement ends.
Source: NYC Dept. of Finance property-tax exemption records (421-a), refreshed 2026-09-06 · The Roebling Research Library. Confirm the exact step-up schedule on the building’s DOF tax bill. Years shown are NYC tax years, which start July 1 — FY2033 runs July 1, 2032 to June 30, 2033.
Management & transfer contacts
- Notable fees
- Working Capital Contribution = two months common charges (buyer/lease); Closing Fee $700 ($750 without broker); Move In & Move Out Fee $1,500 each; Background Report Fee $125/applicant
Recent sales
Recent closings 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 |
|---|---|---|---|---|---|
| May 13, 2026 | 25H | 3 BR · 2.5 BA · 1,798 sf | $3,500,000 | $1,947/sf | off-mkt |
| Jun 17, 2025 | 12B | 1 BR · 1 BA · 895 sf | $1,412,500 | $1,578/sf | -14.4% |
| Mar 28, 2025 | 10D | 2 BR · 2.5 BA · 1,367 sf | $1,999,900 | $1,463/sf | off-mkt |
| Feb 28, 2024 | 25A | 3 BR · 2.5 BA · 1,959 sf | $3,550,000 | $1,812/sf | -16.5% |
| Dec 20, 2023 | 10C | 2 BR · 2 BA · 1,340 sf | $2,200,000 | $1,642/sf | -8.3% |
| Aug 28, 2023 | 21H | 3 BR · 2.5 BA · 1,798 sf | $3,565,000 | $1,983/sf | -2.3% |
| May 31, 2023 | 11A | 3 BR · 2.5 BA · 1,947 sf | $3,415,000 | $1,754/sf | -2.4% |
| Aug 3, 2022 | 14B | 1 BR · 1 BA · 893 sf | $1,700,000 | $1,904/sf | off-mkt |
Market read. Most recent trades (2026) cleared a median $1,790/sf across 1 sale. Median listing discount -1.7% over ask.
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 1-01345-7502) 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
The condominium structure is a real advantage here. Financing flexibility, lighter board review, and the ability to buy in an LLC or trust or hold as a pied-à-terre set this building apart from the pre-war co-ops that dominate Sutton Place and Turtle Bay. For buyers who want the neighborhood's calm without a co-op admissions process, that combination is the core of the case.
View and floor drive value. The premium for upper-floor, river- and skyline-facing homes is meaningful and durable; verify the exact exposure and what sits between a unit and the river before paying for an outlook. As new construction with a full amenity suite, the building carries common charges to match — weigh the monthly cost against how much of the amenity set a household will use.
Location is the quiet pitch: a settled, low-traffic East Side pocket with the river esplanade, Midtown offices, and East Side transit close at hand. We help buyers benchmark the price against the surrounding condominium and co-op stock and read the financials before committing.
What to know if you’re selling
Lead with new-construction quality and condominium freedom. Central air, modern systems, a deep amenity package, and the ability to buy without a co-op board are concrete advantages over the pre-war co-ops a Sutton Place buyer will also be considering. Position the home on those points.
Benchmark to the right set: contemporary Sutton Place and Turtle Bay condominiums, not the neighborhood's pre-war co-ops, which attract a different buyer and price on a different basis. Closing clears through condominium mechanics and a right-of-first-refusal rather than a co-op board — a faster, more predictable path that itself appeals to this building's buyer.
For the river- and skyline-facing lines, the view is the headline; for lower and interior homes, presentation, light, and pricing carry the sale. Each home should be positioned on its specific exposure.
Comparable buildings
If you're considering The Sutton, also evaluate nearby Sutton Place, Beekman, and Turtle Bay inventory:
- 400 East 51st Street — The Grand Beekman, a full-service condominium nearby
- 300 East 59th Street — a contemporary East Side rental-turned-condominium peer
- 100 East 53rd Street — a Foster + Partners condominium in Midtown East
- 845 United Nations Plaza — the Trump World Tower condominium nearby
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Sutton Place — read The Roebling Team Guide to Sutton Place.
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 The Sutton?
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