Strategic partner for London's leading Estate Agencies

London's HMO & Flat Conversion Experts

A planning and architecture consultancy - helping your team unlock the full potential of every property in your pipeline.

Clarity on any property. A route to approval. Free feasibility, Free consultations.

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Why Agents Partner With Us

3,000+Projects Delivered
< 24hrFeasibility review on any London property
We aim for same day
Experts across all 32 boroughsWe serve all of Greater London and surrounding counties
5-Star customer rated on Google

From feasibility to completion - one team, one point of contact

Technical Expertise

Unlocking Property Equity Through Smart Planning & Design

Most London properties are under-utilised. We provide the technical infrastructure to identify untapped HMO yields and extension potential that others miss.

London HMO Experts

Turn standard houses into high-yielding HMOs with full planning applications, layout design optimisation, and strict Article 4 policy checks.

  • Article 4 Direction checks - does the property need planning permission?
  • Full planning drawings, applications, and HMO licensing support
  • Fire safety, minimum space standards, and compliance-ready design
Ask About HMO Feasibility
Enfield Case Study HMO Optimization
C3 Rental£2,400
HMO Optimized£5,400
+125% REVENUE
HMO Optimization

Flat Conversions

Multiply your client's rental income. We navigate complex house-to-flat and commercial-to-residential conversions to maximize legal unit density.

  • House-to-flats - feasibility, planning, and building regs under one roof
  • Office-to-residential - Class MA prior approval and full planning routes
  • Commercial change of use - shops, pubs, and mixed-use to residential
Ask About Flat Conversions
Unit Multiplier
1 House 🏠 → 3 Flats 🔑
~30% AVERAGE EQUITY UPLIFT
Maximize Unit Density Address Housing Shortage
Flat Conversion

Extensions, Lofts & Layouts

The #1 enquiry agents receive. We provide fast, expert advice on extensions and lofts, keeping your deal secure and moving forward.

  • Rear & side extensions - permitted development and full planning
  • Loft conversions - dormer, hip-to-gable, mansard, L-shaped
  • Vetted Builder Quotes - Get trusted quotes from vetted builders
Ask About Extensions
The Project Lifecycle
Free FeasibilityUnlock Property Potential
Planning ApprovalDesigned for approval
Build Ready DrawingsTechnical Design
The Builder Hub Saves upto 35% on build costs Enquire about the Builder Hub network →
Extension Project
Strategic Insight

"Can this be converted into an HMO? Can this be split into flats?"

HMO and conversion demand is at an all-time high. Investors are looking for agents who understand the opportunity. We give your team the planning and design expertise to deliver.

Opportunity LowHigh202420252026DEMAND Source: GLA Affordable Housing Monitor 2025

London needs more homes. Investors are racing to deliver them.

Demand for HMO and flat conversions is surging. Investors are actively seeking properties with conversion potential.

Risk REFUSED

Cost of getting it wrong.

Know your approval route before you start - not after. A refusal costs money, wastes time, damages client confidence, and kills deals.

Compliance !NON-COMPLIANTCOMPLIANT Source: Renters' Rights Act 2025

Councils are cracking down.

London boroughs are issuing enforcement orders and record fines for non-compliant HMOs. The right planning isn't optional - it's essential.

Agency Integration

Massive Value. Zero Cost to your branch.

We integrate into your agency as a seamless extension of your team, acting as a planning team in your pocket ready to advise on any property.

Planning Feasibility Review

Send us a property address, we’ll look at the data and give you a clear 'yes or no' on its development potential in under 24 hours.

FREE

Client Consultation

We listen to your client and provide expert clarity needed to turn their 'what-ifs' into a concrete plan.

FREE
£

Referral Fees

We pay a 10% referral fee for any instructed projects so you earn commission on top of commissions.

10% REFERRAL FEE

We pay out £1,000s per month in referral fees to agents.

What's In It For Your Branch

Your on-demand planning department - at zero cost

We don't just support your deals. We help you win instructions, earn extra commission, and build a reputation that wins new business.

Save falling deals

Overcome buyer hesitation about loft, extension, or HMO potential instantly with expert-backed certainty that moves them to exchange.

Justify higher valuations

Show vendors their home's true worth with planning-backed insight, win more instructions at stronger prices by proving the "hidden" equity.

£

Earn 10% referral income

Every client you refer to Bashkal for paid planning or architectural work earns your branch a 10% commission on the total fee.

Upskill your negotiators

Free quarterly training days for your team, what's possible, what's not, and how to talk about property potential with total authority.

Same-day answers

Mid-viewing question from a buyer? WhatsApp us. We aim to respond while they're still in the property to keep the momentum high.

Stand out from competitors

Be the agency that advises on potential, not one that just sells what's there. Forward-thinking agencies differentiate through technical knowledge.

The Win-Win-Win Framework

Every stakeholder wins

When you partner with Bashkal, it's not just your branch that benefits. Your buyers and sellers gain real value at every stage of the transaction.

For Your Branch

  • ✓
    Win More Instructions

    Beat competing agents at the valuation stage by offering sellers free architectural advice to prove their property's hidden value.

  • ✓
    Save Falling Deals

    When a buyer hesitates because they aren't sure if they can get planning permission, we give them the certainty they need to exchange contracts.

  • ✓
    Earn Extra Commission

    Turn your advice into income. Earn a 10% referral fee on every project your buyers or sellers instruct us to complete.

For The Buyer

  • ✓
    Know Exactly What You Can Build

    We look at the property before they buy and tell them exactly how many flats, extensions, or HMO rooms the council will actually allow.

  • ✓
    No Council Headaches

    We make sure the property plan completely avoids Article 4 traps, licensing fines, and space standard rejections.

  • ✓
    Everything Handled For You

    From the first sketch to the final council approval, they get one single team managing the entire planning process so they don't have to stress.

For The Seller

  • ✓
    Get a Higher Asking Price

    We provide the actual drawings and proof that the home can be extended or converted, allowing you to justify a premium price tag.

  • ✓
    Stand Out on Rightmove

    A listing that comes with "proven development potential" attracts immediate attention from serious, cash-ready developers.

  • ✓
    Stop Buyers Lowering the Price

    Buyers often use "planning risk" as an excuse to drop their offer right before exchange. Our technical proof shuts that down instantly.

“

"Bashkal's insight turned everything around. They not only confirmed the extension potential but showed us even more scope — which made the buyer excited and comfortable to move forward."

Anna Takkou Sales Manager —
Location Location
“

"In Marylebone, buyers move fast and expect certainty. Bashkal are our secret weapon our sales and lettings team never knew they were missing."

Driss Branch Manager —
Druce Marylebone
“

"Since using Bashkal's same-day feasibility, we've stopped guessing. Our guys now speak with total authority and give clients a real direction. It fulfills the 'gray area' in the industry."

Lev Lettings Manager —
Clover Homes

Ready to deploy your on-demand planning department?

The strategic planning and architecture department for London’s leading agencies - providing the clarity your team and clients need to lead the market.

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Or email info@bashkal.com · Office: 020 3740 7041

Let's get started

Tell us a bit about your branch and what you're looking for. We'll be in touch within 24 hours.

🔒 100% Free. No commitment. Fast response.

We've received your enquiry

One of our team will be in touch within 24 hours. We look forward to working with your branch.

Prefer to talk? Call 020 3740 7041  ·  Email info@bashkal.com
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