1 Sutton Place South NYC | Co-op Building Guide

20 distinguished Manhattan co-op buildings

1 Sutton Place South brings a red-brick, garden-facing apartment house to the East River end of this selection.

Address

1 Sutton Place South

Location

Sutton Place / Beekman

Ownership

Cooperative

Architect

Rosario Candela and Cross & Cross

Completed

1927

Architecture and building history

Completed in 1927, 1 Sutton Place South was designed by Rosario Candela and Cross & Cross for the Phipps family. Its three-arched arrival and river-facing garden are defining elements of the building.

The Museum of the City of New York's architectural record places the project in the movement from private mansions to large apartment residences. Here that transition took place on Sutton Place, giving the building a setting quite different from the Park and Fifth Avenue co-ops.

What to compare in the apartment

Study how the principal rooms relate to the river and garden, then compare the light in the remaining rooms. The direction and elevation of the particular residence matter more than a general promise of waterfront views.

For any home associated with outdoor space, establish whether that space is private, shared or subject to separate rights. Review the current floor plan and any changes to the original apartment, including the location of kitchens, service areas and internal stairs where applicable.

The location

The building stands between East 56th and 57th Streets, at the eastern end of the Midtown street grid. Compare its garden and river orientation with the avenue-based daily experience of the other buildings in the guide.

Services, maintenance and purchase requirements

Request the current service schedule and maintenance breakdown for the apartment. Establish which services are included, which carry separate charges and whether storage or other ancillary space transfers with the shares.

A co-op purchase involves shares in the building corporation and a proprietary lease. Have your attorney review the financial statements, minutes, insurance and any assessment notices. Confirm the current requirements for financing, liquidity, intended occupancy, ownership structure, subletting and renovations with the managing agent. Published summaries can lag the governing documents.

Compare the complete cost of ownership with the apartment’s condition and the work you intend to do. A recognizable address does not establish the condition of the home or the co-op’s finances.

Where it fits on a shortlist

River and garden orientation, the status of outdoor space and the present arrangement of the apartment.

Compare this building with River House. The top-20 co-op guide explains the wider selection.

For purchase steps, read buying an apartment in NYC and the co-op versus condo guide. For market-wide inventory, use the 100 newest Manhattan co-op listings.