- 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
- $1,809
- Listing discount
- -1.0%
- Recorded sales
- 113
- On record
- 2015–2026
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.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $0 (under cap)
- Per unit / month range
- —
Facade safety — Local Law 11
The facade passed its last inspection with no required repairs — nothing to budget for here, and no facade assessment on the horizon for roughly five years.
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 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 | -3.9% |
| 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 $1,809/sf across 1 sale. Median listing discount -1.0% over ask.
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 |
|---|---|---|
| Mar 17, 2022 | 24B | $1,789,564 |
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 Roebling Team at The Sutton
The Roebling Team at Compass specializes in Sutton Place, Beekman, Turtle Bay, and the broader Midtown East condominium market. We publish this profile because buyers and sellers weighing a new-construction condominium in a pre-war neighborhood deserve building-specific intelligence — which exposures hold value, how the condominium structure changes the transaction, and where the pricing sits against the surrounding stock.
If you're considering a purchase or sale at 959 First Avenue, a 30-minute consultation is the right starting point.
Get the full picture on this building.
Current availability including off-market, the full comp set, and the board & financials read most listings don't show.