The Promenade (535 East 75th Street / 530 East 76th Street)
535 East 75th Street, New York, NY 10021
Lenox Hill, Upper East Side
BBL 1014877502 · BIN 1072696
- Year built
- 1987
- Type
- Condominium
- Units
- 209
- Floors
- 38
- Landmark
- No
- Pets
- Permitted under condominium rules
- Financing
- Condominium — minimum 20% down
- Flip tax
- None documented as a condominium; confirm any current transfer fee at offer stage
Every recorded sale at this building, 2001–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf (floor-adjusted)
- $1,261
- Listing discount
- 5.0%
- Recorded sales
- 252
- On record
- 2001–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at The Promenade 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 Promenade is the resort-amenity condominium of the far-east Upper East Side — a roughly 38-story dark-glass tower on a through-block site between 75th and 76th Streets near the East River, built in 1987, with one of the deepest private-club amenity packages in the neighborhood: an indoor rooftop pool with river views, an oval rooftop running track, a spa, and a wrap-around roof terrace. It sits in a quiet cul-de-sac beside John Jay Park, with the Town School occupying part of its base, and it trades on lifestyle and river light as much as on the apartments themselves.
Its position in the market is defined by that amenity depth and by the condominium structure. Few buildings on the corridor match its plant — the indoor rooftop pool, the running track, the spa with saunas and steam and massage rooms, the billiard and party and conference rooms — and the curved private balconies and floor-to-ceiling glass give the apartments open river and city exposure. As a condominium, it offers pied-à-terre and investment use, subletting, and financing without a co-op board's income thresholds, which keeps it on the shortlist for buyers who want a full-club building without a cooperative's constraints.
The location is the East River edge of Lenox Hill — a calm, residential cul-de-sac across from John Jay Park's playground and community pool, a few blocks from the Second Avenue subway's Q at 72nd Street. It trades the density of the avenue spines for river light, quiet, and a resort-grade amenity plant.
Architecture and unit composition
Costas Kondylis, working with Philip Birnbaum & Associates, designed The Promenade as a dark-glass high-rise — a striking tower whose floor-to-ceiling windows and private curved balconies distinguish it from the beige-brick stock nearby. The through-block site places entrances on both 75th and 76th Streets; the base is mixed-use, with the Town School among its occupants. Duplex penthouses carry double-height ceilings at the top of the tower.
The roughly 209 residences run from one-bedrooms through large three-bedroom and duplex penthouse homes, with the curved-balcony and river-facing lines and the upper floors carrying the strongest light and views. Apartments carry herringbone oak floors, marble baths, and in-unit washer/dryers, with central air throughout. Because floor, line, exposure, and balcony access vary the value so much, same-line, same-floor comparables — not blended per-foot averages — are the correct analytical unit.
Building operations
The Promenade operates as a full-service, amenity-rich condominium: 24-hour doorman, concierge, and valet; a full-service attended garage; a live-in superintendent; and a private-club amenity plant that includes a heated indoor rooftop pool, an oval rooftop running track, a spa with saunas, steam rooms, and massage rooms, a solarium, a fitness center with classes, a wrap-around roof terrace, a party room with catering kitchen, a billiard room, a conference room, a children's playroom, a bike room, resident storage, and central laundry alongside in-unit washer/dryers. Common charges reflect that plant — a rooftop pool, a running track, and a spa are among the most capital-intensive amenities to maintain. Buyers should confirm the specific unit's carry, and review the reserve position and any active assessment during diligence with particular attention to the amenity floor.
Local Law 97
- 2024–2029 annual penalty
- $97,968/yr
- 2030–2034 annual penalty
- $345,540/yr
- Per unit / month range
- $39 – $138
- Modeled exposure split equally across 209 units (the city tax-lot count). Not an assessed amount; co-op shareholders are typically charged by share allocation.
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 filing classified the facade as SWARMP — Safe With A Repair and Maintenance Program: the engineer identified conditions requiring monitoring or repair, with repairs due by the deadline stated in the filing. The scope, timeline, and how the building funds the work are building-specific — we review the filings and board materials for you.
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 2005–10 to 2020–25. 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.
Recent sales
The Promenade trades as a premium, amenity-driven East River condominium where the private-club plant, the river exposure, and the tower's height drive value. Pricing runs unit-by-unit: curved-balcony and river-facing lines and higher floors carry premiums, and the duplex penthouses trade on their own comparable set. The condominium structure widens the buyer pool relative to the surrounding co-ops. Recorded sales auto-populate from public records; unit-level history and current same-line comparables are maintained in The Roebling Research Library and shared with clients during diligence. Same-line, same-floor comparables — not building averages — are the correct basis.
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 |
|---|---|---|---|---|---|
| Aug 13, 2026 | 24D | 1 BR · 826 sf | $1,275,000 | $1,544/sf | off-mkt |
| Aug 4, 2026 | 36A | 2,916 sf | $4,392,315 | $1,506/sf | off-mkt |
| Apr 3, 2026 | 18G | 2 BR · 2 BA · 1,007 sf | $1,300,000 | $1,291/sf | -10.3% |
| Jan 27, 2026 | 25E | 2 BR · 2 BA · 1,108 sf | $1,550,000 | $1,399/sf | -6.0% |
| Dec 22, 2025 | 32H | 2 BR · 2.5 BA · 1,371 sf | $1,875,000 | $1,368/sf | -5.1% |
| Dec 15, 2025 | 29HK | 3 BR · 3.5 BA · 2,516 sf | $3,450,000 | $1,371/sf | -8.0% |
| Oct 22, 2025 | 32COS | 3,239 sf | $5,000,000 | $1,544/sf | off-mkt |
| Oct 7, 2025 | 29D | 1 BR · 1.5 BA · 826 sf | $995,000 | $1,205/sf | -13.4% |
Market read. Most recent trades (2026) cleared a median $1,261/sf (floor-adjusted) across 4 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 5.0% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.
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 1-01487-7502). 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 Promenade, last 36 months
| Size | Leases | Median / month |
|---|---|---|
| 1 bedroom | 8 | $5,100 |
| 2 bedroom | 4 | $6,925 |
13 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.
At the recent median sale of $1.57M (20 sales since 2024), a buyer putting 25% down would pay about $66,703 to close, or 4.2% of the price.
- Mansion tax: $15,750
- Mortgage recording tax: $22,739
- Title insurance: $7,087
- Attorneys, lender, building fees, reserves and filings: $21,126
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
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What to know if you’re buying
The amenity plant is the value — and the carry. The indoor rooftop pool, running track, and spa are the reason to be here, and they carry cost. Confirm the current common charge on the specific unit, the reserve position, and any assessment, and decide whether the program justifies the carry. Run the True Monthly Carrying Cost Calculator.
Condo flexibility is real. Pied-à-terre and investment use, subletting, and financing without a co-op board's income thresholds are available; minimum down payment is 20%, and the building is pet-friendly.
Buy the balcony and the river line. Curved-balcony and river-facing lines and higher floors carry the light and views. Price the specific line, not a tower average.
Weigh the far-east, cul-de-sac location. The John Jay Park setting is quiet and river-facing — a feature for some buyers, a trade-off for those who want the retail density of the avenue spines. Diligence the amenity floor's capital picture.
What to know if you’re selling
Lead with the club and the river. The indoor rooftop pool, the running track, the spa, and the East River light are the marketing headline — a resort-grade amenity plant rare on the corridor.
Price by floor and line. Exposure, altitude, and balcony access segment the market. The duplex penthouses trade on their own set.
Sell the flexibility. Condominium sublet and pied-à-terre freedom, an attended garage, and in-unit laundry — a combination the eastern co-ops can't match.
Closing timelines are condo-fast. 30–45 days from contract to closing; foreign and investor buyers are welcome under the declaration.
Comparable buildings
If you're considering The Promenade, also evaluate:
- 515 East 72nd Street — the East River amenity condominium nearby; the closest lifestyle-building like-for-like
- The Oxford (422 East 72nd) — amenity-heavy condominium with an indoor pool; the amenity alternative
- East Winds (345 East 80th) — large terraced Yorkville condominium; the terrace-and-scale alternative
- Trump Palace (200 East 69th) — tall view-driven Lenox Hill condominium; the height alternative
- Bristol Plaza (200 East 65th) — 50-story full-service condominium with a glass-enclosed pool; the amenity-tower alternative
- 255 East 77th Street — new-development condominium; the newer-construction price ceiling
More Upper East Side buildings
- 531 East 88th Street — 1905 co-op
- 531 Main Street (Rivercross) — 1975 co-op
- Henderson House (535 East 86th Street) — 1960 co-op
- The Black & Whites, 541 East 72nd Street — 1910
- 551 Main Street (Island House) — 1975 co-op
- 625 Main Street (Westview) — 1976 co-op
The neighborhood
For the full corridor — architecture, transit, and pricing across Upper East Side — read The Roebling Team Guide to Upper East Side.
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 Promenade?
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