If you're looking at new-build apartments in Queen's Park NW6, two developments come up. Queens Park Place on Albert Road, completed in 2016. And The Avenue on Brondesbury Park. Same neighbourhood, same postcode, very different properties.
This is not a balanced comparison in the way the Queen's Park vs Hampstead page is balanced. We are selling The Avenue. That said, every number below is sourced from Land Registry data, published listings, or resident reviews. Check them. If the data is wrong, the argument falls apart. It isn't wrong.
The Numbers, Side by Side
| Feature | The Avenue | Queens Park Place |
|---|---|---|
| Price | £1,350,000 | £650,000–£1,195,000 |
| Bedrooms | 3 | 1–2 (no 3-beds) |
| Floor area | 1,753 sq ft | 817–1,196 sq ft |
| Price / sq ft | £770 | £796–£1,027 |
| Lease | 990 years | 250 years (~241 remaining) |
| Outdoor space | 2 private terraces | Balcony (standard) or roof terrace (penthouse) |
| Parking | Underground, included, EV charger | Limited basement, sold separately, no EV |
| Floor | Ground floor | 1st–8th floor |
| Concierge | No | 24/7 manned |
| Completed | New | 2016 |
| Developer | — | Londonewcastle / Bouygues UK |
| Total units | Small block | 144 (116 private + 28 affordable) |
Space
This is the headline comparison. The Avenue is 1,753 sq ft across three bedrooms. Queens Park Place's standard 2-bed apartments range from 817 to 916 sq ft. Their largest units, including a 2-bed with private store room on the fourth floor, reach 1,196 sq ft. The penthouses sit at around 1,164 to 1,187 sq ft.
In practical terms: The Avenue is 47% larger than the biggest standard QPP 2-bed. It is 51% larger than a QPP penthouse. And it has an entire third bedroom that no unit in Queens Park Place can match, because the development has no 3-bedroom apartments at all.
If you need three bedrooms in a new-build near Queen's Park, QPP is not an option. The comparison only works at the 2-bed level, where the question becomes: do you want 900 sq ft for £700k, or 1,753 sq ft for £1.35m? Both are new-build. Both are NW6. One gives you a third bedroom, a third bathroom, two terraces and underground parking. The other gives you a balcony and a concierge.
Price Per Square Foot
The Avenue lists at approximately £770 per square foot. At Queens Park Place, current resale asking prices for standard 2-bed units range from £796 to £862 per sq ft. Penthouse units list at £1,007 to £1,027 per sq ft.
The Avenue is cheaper per square foot than every category of QPP unit currently on the market. For a larger apartment, with more bedrooms, more outdoor space, and included parking. This is unusual in any property comparison, and it is worth pausing on.
The numbers tell a simple story: if value per square foot is your metric, The Avenue outperforms. If total outlay is your constraint and you need to stay below £700k, Queens Park Place is the only option. Both positions are reasonable. But the per-sq-ft comparison favours The Avenue by a measurable margin.
Resale Performance
This is where the data gets uncomfortable for QPP. Land Registry records show that 2-bed units at Birchside Apartments (1 Albert Road, NW6 5FS) sold at prices ranging from £925,000 to £1,325,000 during the 2016–2017 launch period. The most recent comparable sale, in January 2025, was £635,000 for a 2-bed.
That represents a decline of roughly 30–50% from original purchase prices, depending on the unit. A 2-bed that sold for £1,030,000 in November 2016 is now worth approximately £635,000. Original buyers who paid off-plan premiums have lost capital.
| QPP Unit (Birchside) | Price | Date |
|---|---|---|
| Unit 11 (2-bed) | £1,325,000 | Sep 2016 |
| Unit 38 (2-bed) | £1,030,000 | Nov 2016 |
| Unit 54 (2-bed) | £995,000 | Apr 2017 |
| Unit 47 (2-bed) | £925,000 | Jun 2017 |
| Unit 27 (2-bed) | £635,000 | Jan 2025 |
Source: HM Land Registry. These are completed sale prices, not asking prices.
New-build premiums always compress after the first few years. QPP launched during the 2015–2016 London peak, when off-plan pricing was aggressive across the capital. That context matters. But the scale of the decline is notable and should inform any buyer comparing NW6 new-builds on an investment basis. For wider area price trends, see our Queen's Park property prices page.
Lease Length
The Avenue has a 990-year lease. Queens Park Place has a 250-year lease, with approximately 241 years remaining.
Both are long enough that no mortgage lender will object. But the difference matters for three reasons. First, a 990-year lease is effectively freehold — no buyer, in any market, will ever face lease extension costs. A 250-year lease is comfortable now but begins to matter in 80–100 years when the remaining term drops below the threshold where extension costs become significant. Second, international buyers and their solicitors are often unfamiliar with leasehold nuance, and a 990-year lease eliminates the conversation entirely. Third, on resale, a near-freehold lease is a cleaner proposition. No caveats, no calculations, no future liability.
Outdoor Space
The Avenue has two private terraces at ground floor level. You walk out from the living room to one, and from the bedrooms to the other. The bedroom terrace faces west, catching afternoon and evening sun.
Queens Park Place standard apartments have a single balcony. The penthouse (priced at £1,195,000) has a wrap-around roof terrace. Communal landscaped courtyards sit between the three buildings, though residents have described the planting as disappointing.
Ground-floor terraces and upper-floor balconies are qualitatively different. A balcony is somewhere you stand. A terrace is somewhere you eat dinner. The distinction matters in summer, when the park closes at dusk and your outdoor space becomes the only option.
Parking and EV Charging
The Avenue includes underground parking with an EV charger already installed. It is part of the property, not an optional extra.
At Queens Park Place, basement parking is limited and only available for larger 2-bed and penthouse units, sold separately through negotiation. No EV charging infrastructure has been confirmed at the development. Street parking requires a Brent CPZ permit and is competitive after hours — the same parking pressure that applies across NW6.
In 2026, an EV charger is not a luxury specification. It is a resale requirement. London's Ultra Low Emission Zone already covers the entire city. Any buyer planning to own a car in the next five years needs charging infrastructure at home. The Avenue has it. QPP does not.
Service Charges
Queens Park Place's 24/7 concierge is a genuine amenity. Someone is always on the front desk, taking deliveries, greeting visitors, handling building issues overnight. That service costs money. Estimated service charges run at approximately £4.50 per sq ft per year. For a standard 817 sq ft 2-bed, that is around £3,677 per year. For a unit comparable in size to The Avenue (if one existed), the charge would be approximately £7,889 per year.
The Avenue's service charge is £11,592 per year. Higher in absolute terms, but The Avenue is almost twice the size. Per square foot, The Avenue's charge is £6.61 — higher than QPP's £4.50, reflecting different building services. The key difference: The Avenue includes parking in the property; QPP charges for it separately where available.
Residents at QPP have flagged that building mechanical systems required replacement just three years after completion. Early infrastructure failures tend to increase service charges over time as reserve funds are drawn down. Ask to see the last three years of service charge accounts for either property before committing.
Build Quality and Cladding
Queens Park Place was built by Bouygues UK and completed in 2016 as part of the wider South Kilburn regeneration. It scored 4.63 out of 5 on HomeViews from 19 resident reviews, which is strong. Design and location scored well. The lowest score was value, at 4.1 out of 5.
Two issues have surfaced. The building was affected by cladding concerns, which slowed resales and required remediation managed by JAR Residential. This has reportedly been resolved, but the episode created mortgage and insurance complications for affected leaseholders. Second, mechanical systems needed replacement just three years post-completion, suggesting either specification or installation shortcomings.
QPP is also adjacent to the West Coast Mainline and Overground railway tracks. Multiple residents cite train noise as noticeable, particularly with windows open. The Avenue, set further from the railway on a wide residential street, does not share this exposure.
Where Queens Park Place Wins
Fair comparison means acknowledging the other side.
- 24/7 concierge. Real staff, all day and all night. Parcel collection, visitor management, overnight security. The Avenue does not have this.
- Location on Salusbury Road. QPP sits directly opposite Queen's Park station and steps from the farmers' market. The Avenue is closer to Brondesbury Park station but a 12-minute walk from Salusbury Road.
- Lower entry price. A standard QPP 2-bed starts around £650,000. For buyers whose budget sits below £750k, QPP is reachable. The Avenue is not.
- M&S Simply Food on site. A convenience that matters when you want milk at 8pm and don't want to walk to Kilburn.
- Building scale. 144 units means a larger community and, typically, a more resilient management structure with a bigger sinking fund.
The Honest Comparison
These two properties serve different buyers. QPP works for professionals and couples who want a well-located 2-bed with a concierge, don't need parking, and are buying below £800k. The Avenue works for families and upsizers who need three bedrooms, want outdoor space and a car, and are buying in the £1m–£1.5m range.
Where the comparison is direct — price per square foot, lease length, outdoor space, parking provision, resale trajectory — the data favours The Avenue. That is not a subjective assessment. £770 per sq ft is less than £796. A 990-year lease is longer than 250 years. Two terraces provide more outdoor space than a balcony. Underground parking with an EV charger is better provision than limited spaces sold separately. Land Registry sales show capital decline at QPP.
The concierge is the one area where QPP provides something The Avenue genuinely cannot match. Whether that is worth the trade-offs depends on your priorities. Most families with children would take the third bedroom. Most professionals without children might take the concierge. Both are valid. But if you are comparing on the numbers, the numbers are clear.
For the complete Avenue specification including floor plan and room dimensions: full property details →
