The Promenade (535 East 75th Street / 530 East 76th Street)

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.

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.

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.

Market read. Most recent trades (2026) cleared a median $1,261/sf across 2 sales. Median listing discount 7.1% 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 1-01487-7502) 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.

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.

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.

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

The Roebling Team at Compass works the East River edge of Lenox Hill and the broader Upper East Side as a core practice area, including the corridor's amenity-rich condominiums. We publish this profile because a building with a rooftop pool, a running track, and a spa demands unit-level, cost-aware analysis — the floor, the line, and the carry math, not a blended building average.

If you're considering a purchase or sale at The Promenade, a 30-minute consultation is the right starting point. We'll bring same-line comparables, the full carrying-cost picture, and the diligence priorities specific to an amenity-heavy condominium.