The Sutton
959 First Avenue, New York, NY 10022
BBL 1013457502 · BIN 1090147
- Type
- Condominium
- Landmark status
- Not an individual landmark; not in a historic district
- NYC Landmarks Preservation Commission and City Planning records, updated February 2026
- Doorman
- Full-time doorman
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, 2026 to date
- $1,797
- floor-adjusted, 1 sale
- Listing discount
- 0.0%
- Recorded sales
- 136
- 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, there is no co-op board admission; purchases run through the condominium's application and right-of-first-refusal process. Confirm financing, pied-à-terre, leasing and ownership-entity rules in the current declaration, bylaws and house rules. The combination of full service, modern systems, and condominium ownership 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 were built with the proportions, ceiling heights, central air, and modern kitchens and baths of ground-up product; confirm current condition and systems performance for the specific apartment.
Application and transaction fees
Fees below are from building management's published schedule, as of September 2026. They are shown as published, item by item; no total is added because the total depends on the transaction. Deposits are listed apart from nonrefundable charges.
Purchase
8 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Background Report FeeConditional · Per applicant | Paid by Buyer | When With the application | Amount $125 per applicant (additional $75 for criminal check if required by the Board) | Refundable Not stated |
| Closing Fee | Paid by Buyer | When With the application | Amount $700 ($750 Without A Broker) | Refundable Not stated |
| Move In Fee | Paid by Buyer | When With the application | Amount $1,500 | Refundable Not stated |
| Working Capital Contribution | Paid by Buyer | When With the application | Amount Two (2) month's common charges | Refundable Not stated |
| Move Out Fee | Paid by Seller | When With the application | Amount $1,500 | Refundable Not stated |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move In Deposit | Paid by Buyer | When With the application | Amount $1,500 | Refundable Refundable |
| Post Closing Document Deposit | Paid by Buyer | When With the application | Amount $500 | Refundable Refundable |
| Move Out Deposit | Paid by Seller | When With the application | Amount $1,500 | Refundable Refundable |
Rental or lease
21 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Landlord | When With the application | Amount $300 | Refundable Not stated |
| Condominium Leasing Fee | Paid by Landlord | When With the application | Amount Two (2) months of common charges (Working Capital Contribution) | Refundable Not stated |
| Move In FeeFully Furnished Unit | Paid by Landlord | When With the application | Amount $500 | Refundable Not stated |
| Move Out Fee | Paid by Landlord | When With the application | Amount $1,500 | Refundable Not stated |
| Move Out FeeFully Furnished Unit | Paid by Landlord | When With the application | Amount $500 | Refundable Not stated |
| Application Processing Fee | Paid by Tenant | When With the application | Amount $200 | Refundable Not stated |
| Background Report FeeConditional · Per applicant | Paid by Tenant | When With the application | Amount $125 per applicant (additional $75 for criminal check if required by the Board) | Refundable Not stated |
| Move In Fee | Paid by Tenant | When With the application | Amount $1,500 | Refundable Not stated |
| Move In FeeFully Furnished Unit | Paid by Tenant | When With the application | Amount $500 | Refundable Not stated |
| Move out Fee | Paid by Tenant | When With the application | Amount $1,500 | Refundable Not stated |
| Move Out FeeFully Furnished Unit | Paid by Tenant | When With the application | Amount $500 | Refundable Not stated |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move In DepositFully Furnished Unit | Paid by Landlord | When With the application | Amount $500 | Refundable Refundable |
| Move Out Deposit | Paid by Landlord | When With the application | Amount $1,500 | Refundable Refundable |
| Move Out DepositFully Furnished Unit | Paid by Landlord | When With the application | Amount $500 | Refundable Refundable |
| Move In Deposit | Paid by Tenant | When With the application | Amount $1,500 | Refundable Refundable |
| Move In DepositFully Furnished Unit | Paid by Tenant | When With the application | Amount $500 | Refundable Refundable |
| Move Out Deposit | Paid by Tenant | When With the application | Amount $1,500 | Refundable Refundable |
| Move Out DepositFully Furnished Unit | Paid by Tenant | When With the application | Amount $500 | Refundable Refundable |
Lease renewal
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Condo Lease Renewal Fee | Paid by Landlord | When With the application | Amount $300 | Refundable Not stated |
| Condominium Lease Renewal Fee | Paid by Landlord | When With the application | Amount One (1) month of common charges (Working Capital Contribution) | Refundable Not stated |
| Lease Renewal Fee | Paid by Tenant | When With the application | Amount $300 | Refundable Not stated |
Management updates its schedule without a public filing. The date is when management last updated the page, not when a rule changed. Confirm the current schedule with management before you apply.
Considering an apartment here? Send Corey the listing to discuss the building's costs and purchase requirements.
Own an apartment here? Request an apartment-specific pricing review.
Monthly carrying charges in recent sales
- Common charges + taxes, per room
- $529 per room a monthMedian of 3 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Common charges + taxes, per square foot
- $1.63 per square foot a monthMedian of 6 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Common charges alone, per square foot
- $1.40 per square foot a monthMedian of 3 listings since October 2023 that give the annual taxSource: listing records, refreshed October 2026
- Real estate taxes alone, per square foot
- $0.38 per square foot a monthMedian of 3 listings since October 2023 that give the annual taxSource: listing records, refreshed October 2026
Common charges plus real estate taxes, combined into one monthly figure the way New York condominium listings show them. Add a mortgage payment for the monthly outlay. The split into common charges and taxes comes from the listings that also give the annual tax, a different sample, so the two lines need not add up exactly to the combined median; a tax abatement can hold taxes below the full amount until it expires. A summary of recorded sales and listings, not a current bill; charges change.
Building staffing and amenities
- Doorman
- Full-time doormanSource: The Roebling Team's building profile
- Concierge
- YesSource: recent listing records
- Elevator
- YesSource: NYC Department of Buildings elevator records
- Amenities noted
- Fitness room, residents' lounge, garden, bike storage, cold storageSource: The Roebling Team's building profile
Staffing and amenities as our building profile and recent listing records describe them. A feature not listed is not confirmed absent. Outdoor space, parking and some facilities can belong to particular apartments or to a separate owner; confirm access for the specific apartment.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $32,283/yr
- Per unit / month range
- $0 – $24
- Modeled exposure split equally across 112 units (the residential count on the city's lot record). Not an assessed amount; condominium owners are typically charged by each unit's common-interest percentage.
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City data last refreshed October 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. A filed Safe grade is not a guarantee of current condition: owners still maintain the facade and, where required, observe parapets each year. Future inspection timing (Local Law 49 of 2025 changed the cycle framework from October 1, 2026), repair and any assessment decisions remain building-specific.
How to read this, and where it comes from
QEWI = Qualified Exterior Wall Inspector — a licensed professional engineer or registered architect who meets DOB’s FISP qualifications and signs 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 data last refreshed October 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.
The 421-a Expiration Wave — our study of when these benefits expire citywide, and what the resale record shows about pricing as they do.
Management & transfer contacts
- Policies and 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, 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.
| 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 | — |
| 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 | — |
| 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 | — |
Market read. Most recent trades (2026 to date) cleared a median $1,797/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 0.0% from the last 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; each condominium apartment is its own tax lot). 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 from recorded condo declarations and offering plans.
Closed rents at The Sutton, last 36 months
| Size | Leases | Median / month |
|---|---|---|
| 1 bedroom | 12 | $6,250 |
| 3 bedroom | 2 | $15,250 |
15 closed leases, October 2023 to September 2026. Most recent lease August 2026. Sizes with fewer than 2 leases are not shown. Compiled by The Roebling Team at Compass from closed leases.
What would your apartment rent for?
The figures above are the building's closed leases. Enter your apartment and I'll send you what yours would rent for, from comparable leases at The Sutton and nearby.
At the recent median sale of $1.71M (4 sales in the past 24 months, since October 31, 2024), a buyer putting 25% down would pay about $71,065 to close, or 4.2% of the price.
- Mansion tax: $17,062
- Mortgage recording tax: $24,633
- Title insurance: $7,678
- Attorneys, lender, building fees, reserves and filings: $21,692
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
Keep up with The Sutton and its market
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What to know if you’re buying
The condominium structure matters here: there is no co-op board admission, and purchases run through the condominium's application and right-of-first-refusal process. Confirm financing, ownership-entity and pied-à-terre rules in the current declaration and bylaws. For buyers who want the neighborhood's calm without a co-op admissions process, that is the core of the case.
View and floor drive value. Establish any upper-floor, river- or skyline-view premium from matched sales; it is not assured to persist. 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 ownership. Document central air, actual systems condition, amenities and the condominium application process, then compare those features with the specific prewar alternatives. Position the home on those points.
Compare contemporary Sutton Place and Turtle Bay condominiums and relevant prewar cooperatives using verified layouts, condition, services, carrying costs and documented rules. Closing clears through condominium mechanics and a right-of-first-refusal rather than a co-op board — a process whose timing depends on the actual documents, lender and transaction; condominium ownership does not guarantee faster or more predictable closing.
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 — an East Side residential alternative; confirm construction history and ownership form
- 100 East 53rd Street — a Foster + Partners condominium in Midtown East
- 845 United Nations Plaza — the Trump World Tower condominium nearby
More Sutton Place buildings
- 455 East 51st Street (Beekman Terrace) — 1925 co-op
- 455 East 57th Street — 1927 co-op
- 845 United Nations Plaza (Trump World Tower) — 1999 condominium by Costas Kondylis & Partners
- 966 First Avenue (Sutton Manor) — 1960 condominium
- 975 First Avenue (350 East 54th Street) — condominium
- 1076 First Avenue — 1928 co-op
The neighborhood
For the full corridor — architecture, 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?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
646.939.7375 · c.cohen@compass.com