Property Enquiry

HMO and conversion experts behind London's sharpest agents.

Send us a property and our planning and design experts will tell you what it can become and the best route to approval.

Which are you?
Free property feasibility reviews
10% referral fee on every instruction
5-star rated on Google
Bashkal Planning & Design Desk.

built for agents

How it works.

1

Send us a property

Tell us the address and what you want to achieve.

2

Review and respond

An expert reviews the property and tells you what's achievable.

3

Your client instructs

You earn 10%. Planning, design and delivery handled.

Send us a property

Enquiry or referral, an expert will review it and respond.

Your details
Property details
Client details
Free consultation Same-day response 10% referral fee on every instruction
Prefer to talk? 020 3740 7041 · · info@bashkal.com
Your details
Client details
Free consultation Same-day response 10% referral fee on every instruction
Prefer to talk? 020 3740 7041 · · info@bashkal.com

Got it. We're on it.

We'll review it and come back to you the same day.

BSH-2026-0001

London's HMO & Flat Conversion Experts.

Maximising yield starts with knowing what's possible. We assess HMO potential, Article 4 restrictions, and layout reconfigurations so you can advise landlords with certainty.

HMO ConversionsOne building, multiple lets

A standard property can become a higher-yielding, fully compliant HMO. As HMO specialists, we handle the Article 4 position and secure the route to approval, so it earns more for the landlord, investor or developer behind it.

  • A clear yield case to take to your landlords
  • Full planning, or an LDC for an existing HMO
  • Layouts optimised for compliance and return
Single let £27,480 → HMO £58,800 a year Roughly double the income as a compliant HMO. Read our complete London HMO planning guide

Flat ConversionsOne building, more homes

Add lettable units and long-term value to a landlord's or developer's building. We design and gain approval for house-to-flat splits, from first feasibility to full planning approval.

  • More lettable units from one building
  • Feasibility, planning and building regs in one place
  • Or an LDC for existing, unconsented flats
54% of London homes are flats London's most common home: 1.85 million flats. Read our minimum space standards guide

Lawful Development Certificates (LDC)Prove lawfulness, protect the asset

Some of the best assets in your patch were converted years ago. An LDC formally certifies an existing use or past works as lawful: the certainty landlords, buyers and lenders need at refinance, licensing or transfer.

  • Existing HMOs and flats certified as lawful
  • Evidence gathering and the full application, handled
  • A clean certificate that satisfies buyers, lenders and licensing teams
Enforcement can mean an unlimited fine An LDC certifies the use as lawful and settles it. Read our Certificate of Lawfulness guide

Planning & DesignExtensions, lofts and internal alterations

From first feasibility to final approval, including drawings and planning. You stay the trusted adviser, and 10% is yours on every instruction.

  • Full planning and permitted development assessment
  • Design drawings to build-ready stage
  • Listed buildings and conservation area expertise
Up to 24% in added value A loft or extension can add up to 24% (Nationwide, 2025). How much does an extension actually add to your home?

Commercial to ResidentialOffices, shops and other commercial units into homes

Class MA prior approval can turn commercial space into homes without a full planning application, where the building qualifies. Shops, offices, restaurants, gyms and other Class E units can all be in scope. We confirm the position for the exact building, then run whichever route applies, giving a landlord or developer the certainty they need before they commit.

  • Commercial (Class E) to homes, with no floorspace cap since 2024
  • Prior approval is a real test on light and Article 4; we confirm the building first
  • Full planning handled where Class MA does not apply
Since 2024, any size can convert Older offices are the prime raw material for new homes.

Sell on PotentialA free, same-day feasibility for the buyers of a property you're selling.

Buyers commit when they can picture the finished home. We show them a costed route to what the property could become, so it sells faster and at a stronger price. The developers and investors who buy on potential move fastest of all, and when a buyer instructs us to carry out that work, 10% is yours.

  • A costed vision the buyer can act on
  • Evidence that supports your asking price
  • Clearer decisions, quicker exchanges
  • The expert edge that wins your next listing
£2.3M sale, secured We found a missed extension. The buyer committed. Read the £2.3M case study

Planning & DesignExtensions, lofts and internal alterations

From first feasibility to final approval, including drawings and planning. You stay the trusted adviser, and 10% is yours on every instruction.

  • Full planning and permitted development assessment
  • Design drawings to build-ready stage
  • Listed buildings and conservation area expertise
Up to 24% in added value A loft or extension can add up to 24% (Nationwide, 2025). How much does an extension actually add to your home?
What agents say…
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"Bashkal's insight turned everything around. They reviewed and found even more growth potential than originally thought, which helped close the deal."
Location Location
Anna Takkou
Sales Manager, Location Location
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"In Kensington, our listings move fast and our clients expect certainty. Bashkal are our secret weapon, the planning edge our team never knew they were missing."
Druce Logo
Driss
Office Manager, Druce Kensington
“
"Since using Bashkal's feasibility reviews, we've stopped guessing. It's great to have a partner like Bashkal to contact when we need clarity on a property."
Clover Homes Logo
Lev
Lettings Manager, Clover Homes

Your referrals are in great hands.

Seamless Client Care

When you refer a client, they receive 5-star care and you stay completely in the loop.

  • You stay the trusted adviser; we handle every technical question
  • Protect your brand reputation with our 5-star service
  • 10% is yours on every instruction
Happy client handover
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★★★★★

"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
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★★★★★

"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
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★★★★★

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

Gabriela Handy

Send us a postcode. We'll tell you what's possible.

Free feasibility on any London property. A clear answer within 24 hours, and 10% is yours on every instruction.

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

Stay ahead of the market.

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