Plaza 400

The cooperative is operated by Plaza 400 Owners Corp. under a full-service staffing model. 24-hour doormen and 24-hour security, supported by a concierge and assistant superintendent, define the visitor experience. The on-site garage is managed separately by Garage Management Corporation (GMC) under a parking-rental contract that residents and tenants enter into directly with GMC at approximately $535.50 per month for current rate-period subscribers.

Central laundry, central HVAC, and the full amenity program (fitness center, rooftop pool and deck, children's playroom, 41st-floor Skytop Lounge) sit within the building envelope. In-unit washer/dryer installation is not permitted, which is consistent with the building's centralized utility design and broader full-service post-war NYC cooperative convention.

The cooperative's policy framework — flip tax, financing limits, subletting mechanics, buyer-eligibility rules — should be verified against the cooperative's current Buyer Policies and Financial Overview document at every offer stage. The summary above reflects the cooperative's most recent published policy package.

Plaza 400 is a 41-story post-war cooperative completed in the late 1960s. The architectural register is workmanlike mid-century — brick massing, a setback profile, and the canopied driveway-entrance configuration that defines the building's East 56th Street arrival sequence. The architectural argument is not the facade; it is the vertical-plant program the 41-story scale enables: a rooftop pool with skyline views, the 41st-floor Skytop Lounge, the children's playroom, and the full-service on-site garage all woven into the same operational envelope.

Apartments at Plaza 400 range from studios through three- and four-bedroom configurations, with the higher floors carrying the building's premium pricing. Apartment-line variation is meaningful — exposures range north, south, east, and west across the floor plate, and the East River views available from the upper-floor east-line apartments are among the building's most consequential apartment-level features.

As of the most recent reporting period (December 31, 2023), Plaza 400 Owners Corp. reported:

• Reserves: $9,964,644 — a substantively-funded reserve position consistent with the building's scale and the institutional financial posture the cooperative maintains
• Commercial income: over $3 million annually — generated from the cooperative-owned ground-floor commercial spaces, leased directly to retail tenants and fully occupied at most recent reporting
• Maintenance trajectory: 2.5% increase into 2024; 3.5% increase into 2025 — reflecting inflation and the operating-cost pressure consistent with comparable full-service Manhattan cooperatives of similar vintage

The combination of substantial commercial-income offset and the substantively-funded reserve produces a per-share maintenance posture that has historically read favorably against the Sutton Place full-service-cooperative peer cohort.

Plaza 400 has completed a substantial capital-improvement cycle across the 2023–2024 window, with one substantial project actively underway through Spring 2025:

Completed (2023):

• Garage restoration — completed in compliance with Local Law 126 (which mandates parking-garage inspections and structural upkeep across NYC garage inventory)
• Landscape upgrades — completed 2023
• Exterior restoration — completed 2023
• Sidewalk replacement — completed 2023

Active:

• 41st-floor renovation — work commenced December 9, 2024, targeted completion May 2025. The project scope includes the Skytop Lounge, kitchen, children's room, hallways, and restrooms. The entire 41st floor is closed during the renovation window; the rest of the building remains in normal operation.

Buyers evaluating Plaza 400 should expect the 41st-floor amenity program to be fully renovated and operational by mid-2025, with the broader exterior-and-infrastructure work completed across the prior 18 months.

For convenience — the cooperative's current published policy framework:

• Pied-à-terre purchases: Permitted
• Secondary residence: Permitted
• Co-purchasing: Permitted
• Parents buying for adult or student children: Permitted, with the introduction letter + application Parts A and B + (2) business + (2) personal references + board interview process
• Pets: Permitted (cats, fish, hamsters, dogs) with registration and rules
• Subletting: Permitted (12-month terms, max 3 years over 5 years, 3-year residency requirement, 15% maintenance sublet fee, board approval)
• Guarantors: Permitted (with forms)
• Corporate purchases/leases: Not permitted
• Diplomat purchases/leases: Not permitted
• Short-term rentals / Airbnb: Not permitted
• In-unit washer/dryer: Not permitted
• Maximum financing: 70%
• Flip tax / transfer fee: 2% of gross sale price, buyer-paid

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 $843/sf (floor-adjusted) across 15 sales. 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 3.2% 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 1-01367-0001). 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.

• Sutton Place corridor guide — broader Sutton Place residential context
• Manhattan Co-op Buying Guide — board-approval mechanics
• #4H at Plaza 400 — Case Study — the full pricing-and-marketing arc of our most recent Plaza 400 transaction

The Roebling Research Library houses the offering plan, current house rules, recent financial statements, board meeting minutes, and internal transaction history for this building. Available to clients during due diligence.

This page reflects the Plaza 400 Owners Corp. Buyer Policies and Financial Overview document, publicly available information, and The Roebling Team's direct transaction experience at the building. The Roebling Team at Compass does not represent the Plaza 400 cooperative corporation, the building's board, or its managing agent. Building policies, capital projects, financial figures, and current shareholder rosters are subject to change and should be verified independently at the time of any inquiry. © 2026 The Roebling Team at Compass.

Plaza 400 sits within the Sutton Place full-service cooperative cohort — the post-war buildings on the east side of the avenue grid that combine substantial scale, full amenity programs, and the river-proximate sub-neighborhood character. For buyers evaluating Plaza 400 against alternative inventory, the most directly comparable buildings include:

• 1 Sutton Place South — Sutton Place's prewar Gold-Coast trophy address; a different stylistic register at substantially higher pricing
• 25 Sutton Place South — Prewar Sutton Place full-service co-op; classical-prewar reference point
• 430 East 58th Street (Sutton Tower) — Recent new-construction condominium on the corridor; different ownership structure and amenity tier at substantially higher pricing
• 50 Central Park South — Central Park South full-service tier comparable for buyers cross-shopping the broader Midtown / Park-perimeter inventory

For broader Sutton Place corridor context, see the Sutton Place corridor guide.