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 Lettings Agents Partner With Us

< 24hrFeasibility review on any London property
We aim for same day
3,000+Projects Delivered
Proven track record across London
£
Referral FeeYou earn commission on every instructed project
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 StudyHMO Optimisation
C3 Rental£2,400
HMO Optimised£5,400
+125% REVENUE
HMO Optimisation

Flat Conversions

Multiply your client's rental income. We navigate complex house-to-flat and commercial-to-residential conversions to maximise 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 🔑
🏠 3 Beds → 👥 6-Bed HMO
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
"What's the absolute maximum I can extend this house?"
"Can I knock this wall down to make it open-plan?"
"Can I add a 4th bedroom in the loft without raising the roof?"
"How hard is it to get planning in this Conservation Area?"
"Can this house be split into two flats?"
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.

OpportunityLowHigh202420252026DEMANDSource: 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.

RiskREFUSED

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-COMPLIANTCOMPLIANTSource: 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.

Your referrals are in great hands.

Seamless Client Care

When you refer a client to us, they receive 5-star customer care. We answer their planning and design questions, manage their expectations, and keep you completely in the loop.

  • We handle the technical questions so you don't have to
  • Protect your brand reputation with our 5-star service
  • Earn commission on every instructed project
Become a Referral Partner
Happy clients moving into their new home

Your client referrals journey

You Refer, We Action
Your referral is in great hands, 5-star customer care and expert advice.
Free Expert Consultation
We deliver a feasibility review and a full consultation going over all questions and concerns, with actionable steps before they spend a penny.
Instruction & Referral Fee
The moment we get instructed, your referral fee is triggered and sent.
Designed, Approved & Ready to Build.
We secure planning and deliver build-ready technicals. Your client is delighted, and your branch are the heroes.

What clients say...

“
★★★★★

"Really was instrumental in making my project come to life, with great advice early on and support to get it over the line during the build process."

Suleyman Sabri
“
★★★★★

"A one-stop solution for all architectural needs. They truly listen to our vision and translate it into a stunning final design that exceeds expectations."

Ruxandra Leaha
“
★★★★★

"Bashkal is fantastic, very dedicated to the role, very helpful and has an amazing approach to the client."

Gabriela Handy
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? Call or email 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 Framework

Every stakeholder wins

When you partner with Bashkal, it's not just your branch that benefits. Your landlords gain real value at every stage of their investment.

For Your Branch

  • Your Planning Team on Standby

    An expert architectural and planning team in your pocket, ready to advise on HMO conversions, flat splits, and extensions across every property in your pipeline.

  • Keep Landlords Moving Forward

    We provide the rapid, expert-backed certainty your landlords need to commit to a conversion or extension, keeping your pipeline moving forward at all times.

  • Unlock a New Revenue Stream

    Earn a generous 10% referral fee on every project instructed through your branch - zero extra work required.

For The Landlord

  • Maximise Rental Yield

    We show exactly how many HMO rooms, flats, or extensions the council will allow - so landlords know the true earning potential before they spend a penny.

  • Navigate Compliance with Confidence

    We handle the complex web of Article 4 restrictions, HMO licensing, fire safety, and space standards so landlords can invest without regulatory risk.

  • From Feasibility to Build-Ready

    From the initial feasibility sketch to securing final council approval, they get a single dedicated team managing the entire planning and design journey.

What agents say...

“

"Bashkal's insight turned everything around. They not only confirmed the extension potential but showed us even more scope - which made the buyer confident and comfortable to make an offer, which was accepted!"

Anna TakkouSales Manager -
Location Location
“

"In Kensington, buyers move fast and expect certainty. Bashkal are our secret weapon - the planning edge our sales and lettings team never knew they were missing."

DrissBranch Manage -
Druce Kensington
“

"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."

LevLettings 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.

Get Started
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
Get Started