One of the very luxurious high-rise towers that sprouted near the East River in the wake of Sotheby's surprising move from Madison Avenue to 72nd Street and York Avenue, the Promenade is a good-looking, dark-glass monolith.

Designed by Costas Kondylis of Philip Birnbaum & Associates for Jeffrey, Reuben and Daniel Glick, the large, 38-story condominium benefits from its location a few blocks above those clustered around Sotheby's by having more open vistas. It and the other nearby competing East River towers such as the Belaire on 72nd Street are almost too good for the neighborhood, a generally drab and run-down low-rise community.

Clearly, they appeal to those who admire river vistas and don't mind less than magnificent surroundings like those people who also flock to Sutton Place for the same reasons. The added advantage at The Promenade is that it offers excellent views in all directions above its lowest floors.

To gain its bulk, the air rights of the Town School were acquired and the building wraps around the school.

For those who are willing to venture this far east, the rewards are a health club, pool and solarium, garage, nursery and valet services.

It is a few blocks to the north of another large dark-glass apartment tower, East River Place, a rental, that faces the river with a large plaza between 72nd and 73rd Streets. East River Place is a more luxurious building, and it benefits from being close to the 72nd Street cross-town bus service.