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ATTOH · Property · Loading
UK Residential · By Instruction

Bricks, leases, and the quiet management behind them.

ATTOH Property is an architectural UK residential practice. Sales, lettings, block management, HMO compliance — across London, the Home Counties and the North-West. By instruction.

Most agencies sell volume. We sell quiet, careful management. Buyer-side sourcing for one client at a time. Vendor-side mandates that don't need to hit Rightmove to clear. Lettings to high-trust networks. Block management for buildings that have been mishandled by national chains. HMO compliance for portfolios that would rather not meet the council on a bad week. The work is the work — and the practice is the practitioner.

Send an instruction → How we work
/ NUMBERS / WHAT THE PRACTICE LOOKS LIKE
248
Units under management · residential + HMO
32
Blocks managed · 4-40 units per scheme
14
Years operating · sales, lettings, block
48h
Reply window · personally, from the practitioner
/ WORK / WHERE INSTRUCTIONS HAVE LANDED

Anonymised, by design.

Most of what we do never reaches a portal — it shouldn't. The mandates below are anonymised by client request. They illustrate the shape of the work, not the addresses.

Mandate · Off-market vendor
Marylebone townhouse · sold quietly in 41 days
Vendor with reasons to avoid a portal. Mandate ran on a curated buyer list of 18 names — three viewings in week two, sealed bids at week six, signed exchange at week seven. Buyer was already known to the practice. No Rightmove listing. No SSTC banner on the street.
Marylebone · 41 days · off-market
Mandate · Block management
24-flat conversion · service charge reset
Inherited from a national chain with two years of disputed service charge accounts. Re-built the budget line by line, ran S20 consultations cleanly, three contractor changes inside a year.
Greater Manchester · 24 flats
Mandate · HMO licensing
7-bed sui generis · council pack
Failed inspection inherited from previous manager. Built the full compliance pack — licence, fire, gas, electrical, EPC, room sizes — passed re-inspection on the first revisit.
Manchester · 7-bed HMO
Mandate · Buyer-side
Family home · West London search
Buyer relocating from Geneva. Six-month brief, twenty-three viewings, eight offers, two completions — bought the second after the first chain collapsed. Buyer never visited an estate agent in person.
West London · relocation buyer
Mandate · Lettings portfolio
14-unit BTL · rebuilt
Portfolio handed over with significant arrears, three pending Section 8s and an EPC backlog. Twelve months later: zero arrears, zero notices, every unit at C-rated EPC.
Home Counties · 14 BTLs
Mandate · Vendor-side
Family conveyance · staged sale
Three-generation house being sold by an estate. Staged the sale over twelve weeks to avoid forced-sale pricing. Achieved 4.2% above guide.
North Yorkshire · estate sale
Mandate · Block · RTM
Right-to-Manage transition
Resident-led RTM company appointed us after a contentious freeholder transition. Cleaned up the historic accounts, ran a clean S20 for major works, brought the building back to a steady cadence.
Battersea · 18 flats · RTM
/ MANDATES / SIX LINES OF WORK, ONE PRACTITIONER

Six lines of work. One practitioner per mandate.

Sales, lettings, block, HMO, sourcing, advisory — chosen against the actual shape of the building, not a fixed service menu.

Mandate 01

Sales · vendor-side

Quiet vendor mandates that don't need a portal to clear. Curated buyer list, sealed bids when appropriate, exchange-driven calendar. The opposite of volume.

Commission · 1.4-1.8%
Mandate 02

Sales · buyer-side

One buyer at a time. Six- to twelve-month searches, off-market sourcing, full survey and conveyancing coordination. Where a buying agent should sit, sat properly.

Retainer + 1% on completion
Mandate 03

Lettings management

Full management for landlords — tenant find, RRA-compliant contracts, rent collection, deposit protection, EPC and gas chasing, statutory notices when needed.

12% commission
Mandate 04

Block management

Buildings between four and forty units. Service charge, S20 consultations, ground rent collection, contractor coordination, building insurance, RICS-compliant accounts.

From £1,800 / yr / block
Mandate 05

HMO compliance

Annual compliance audit per HMO — licence, fire safety, gas, electrical, EPC, room sizes, signage. Council-ready pack with photos and certificates indexed.

£650 / HMO / year
Mandate 06

Off-market sourcing

For buyers who want a specific kind of property the portals don't surface. Discreet outreach, owner-only viewings, NDA on the search brief.

Retainer · NDA-bound
/ STORY / WHY THIS PRACTICE EXISTS

A small residential practice. By design.

ATTOH Property is a residential practice for owners who would rather not run their property through a national agency. We took the format of a small chambers — capped client list, by instruction, no leverage model — and applied it to the bricks-and-leases side of the operating group.

The work is the work that most owners know they need to do, and quietly end up postponing. Should this building leave the national managing agent? Is this HMO actually compliant, or are we one inspection away from a £30k fine? Can this sale be run quietly without a portal listing? These are not estate-agency questions. They are slow, careful, owner-side questions — and they need a practitioner willing to sit with them for months, not list and run.

We are not a high-street agency. We do not run a portal-first volume model. We charge a fixed fee or a transparent commission. We don't sell a tenant the same flat we sold them last year. The work is by instruction — through existing clients, surveyors, lawyers, accountants, and the AMAYA Holdings operating group.

The infrastructure underneath is unusual for a practice this size — the ATTOH Tech engineering stack supplies the back-office, the regulatory intelligence, the document handling, and the operating discipline that makes a chambers-format viable in 2026. The practitioner stays human. The plumbing is industrial.

If you have a building you would like quietly looked after, this is the right door.

/ PRICING / FOUR ROUTES IN

Four routes. Each one scoped.

We don't sell hours. Each instruction is a written brief — scope, calendar, fee, deliverable. The fee is agreed before the first viewing.

/ TIER 01 · HMO

HMO Compliance

FROM £650/ HMO / yr

Annual compliance audit for HMOs — council-ready, indexed, signed off.

  • Licence review (if mandatory licensable)
  • Fire safety risk assessment
  • Gas, electrical, EPC and room-size audit
  • Signage and emergency lighting check
  • Photo evidence indexed and dated
  • Re-inspection support included
Brief an HMO →
/ TIER 02 · BLOCK · MOST BUILT

Block Management

FROM £1,800/ yr / block

Full block management for residential leasehold buildings — 4 to 40 units.

  • Annual service charge budget + RICS accounts
  • S20 consultations · major works
  • Ground rent collection · arrears chasing
  • Buildings insurance placement (annual)
  • Contractor coordination · vetted panel
  • Director meetings · quarterly cadence
Brief a block →
/ TIER 03 · LETTINGS

Lettings Management

FROM 12%commission

Full lettings management for landlords — tenant find, rent, RRA compliance.

  • Tenant find · referencing · right-to-rent
  • RRA-compliant AST drafting
  • Deposit protection (TDS)
  • Rent collection · arrears workflow
  • Statutory notice handling
  • EPC, gas, electrical chase + renewal
Brief a let →
/ TIER 04 · SALES

Sales Mandate

FROM 1.4%+ VAT · success-only

Vendor-side residential sales mandates — quiet, curated, off-market where appropriate.

  • Curated buyer list · NDA-bound
  • Photography · floorplan · brochure
  • Sealed bids when appropriate
  • Conveyancing coordination
  • Exchange-driven timeline
  • Buyer-side mandates from 1% + retainer
Brief a sale →
/ PROCESS / HOW AN INSTRUCTION STARTS

Four conversations. One signed brief.

No discovery deck, no procurement theatre, no junior tagging the viewing. Four plain conversations and a written brief.

Step 01

First conversation

Forty-five minutes. No deck. Plain questions about the property, the owner, the constraints, the timeline. We listen.

By introduction · no charge
Step 02

Site visit

For sales, lettings, block and HMO mandates, we visit. We bring the relevant surveyor and contractor where the brief justifies it. One visit, not five.

Within five working days
Step 03

Brief + commercial

A short written brief from us within five working days of the site visit. Scope, calendar, fee, deliverables, exclusions. One A4.

Five working days · single A4
Step 04

Instruction signed

Engagement letter signed. The work starts immediately — for blocks, first walk-through within fourteen days; for sales, first photoshoot within seven.

Output within 14 days
Step 05

Quarterly cadence

Quarterly written update for every live mandate. Block accounts, lettings P&L, HMO compliance, sales pipeline. Nothing buried, nothing surprising.

Written · every quarter
Step 06

Annual review

Annual face-to-face review. The mandate is renewed or repriced based on what the year actually demanded — not what was assumed twelve months ago.

Annual · face-to-face
/ FOUNDER / WHO YOU ACTUALLY MEET

The practitioner is the practice.

"Most owners I meet have inherited a property situation they would never have built themselves. A national agency they don't speak to, an HMO file they're scared to open, a sale they keep postponing. Our job is to be the quiet practitioner who actually picks up the building and runs it properly — and stays for the long run."

Lead Practitioner · ATTOH Property

— ATTOH Property

Fourteen years of UK residential operating spine — sales, lettings, block, HMO. Built ATTOH Property inside AMAYA Holdings in 2024 to give the small portfolio the kind of careful, owner-side management that London-style national chains stopped offering a decade ago.

/ TESTIMONIALS / WHAT OWNERS HAVE SAID

Quiet references. On request.

We don't ask clients for testimonials and we don't publish them by name. Below are anonymised reflections shared with permission after exit or end-of-instruction.

ATTOH Property took on our 24-flat conversion after the national agency had it in disarray. Within a year the service charge was back to a clean budget, the accounts reconciled, and the residents stopped emailing me at 11pm.
Freeholder Greater Manchester · 24 flats · transferred from national chain
We sold the family house quietly through ATTOH Property. No Rightmove listing, no SSTC banner, no estate-agency theatre. Three viewings, sealed bids, exchange in six weeks. Forty-one days from instruction to completion.
Vendor Marylebone townhouse · off-market sale · 2026
We have fourteen buy-to-lets across the Home Counties. Before ATTOH Property took the portfolio on, we had two open Section 8 notices and an EPC backlog. Twelve months later: zero arrears, zero notices, every unit at C-rated EPC.
Landlord Home Counties · 14 BTLs · taken from previous manager
The HMO audit pack was the difference between a £30,000 fine and a clean re-inspection. Every certificate indexed, every photo dated, every room measured. The council inspector thanked us.
HMO Owner Manchester · 7-bed HMO · failed inspection inherited
As a buying agent for our family relocation, ATTOH Property was the third practice we tried — and the only one that actually understood that the buyer's brief was not the same as the search criteria they had been given. They found a house that nobody had told us existed.
Buyer West London · Geneva relocation · 2026 completion
The RTM transition was contentious — the freeholder was unwilling, the previous manager's accounts were unclear, and we had a major-works S20 coming up. ATTOH Property cleaned it up in three months. We have never looked back.
RTM Director Battersea · 18 flats · resident-led RTM
/ FAQ / BEFORE YOU REACH OUT

Common questions before engaging.

If the answer isn't here, the conversation is the right venue. We reply personally inside 48 hours.

01 Are you on Rightmove? +
Sometimes. Mandates that genuinely belong on Rightmove get listed there — typically vendor-side sales that need a wide buyer pool. The majority of our work — buyer-side sourcing, off-market vendor instructions, lettings to high-trust networks — never reaches a portal. We are not a portal-led agency, and we do not list everything we touch.
02 Do you manage HMOs? +
Yes. HMOs are a meaningful share of the practice — five-or-more-bed sui generis, mandatory licensed HMOs, and Article 4 conversions. We run annual compliance audits against council, fire safety, gas, electrical, EPC and room-size requirements as a fixed-fee deliverable. £650 per HMO per year, council-ready pack with photo evidence indexed.
03 Do you take instructions outside London? +
We work across London, the Home Counties, Manchester and the North-West. We are selective by region — we will not take instructions in markets where we do not already have a local surveyor and contractor list. If you are in a region we don't cover and the brief warrants it, we may refer you to a partner practice through the AMAYA network.
04 Do you do block management? +
Yes — block management is the largest line of work. Service charge, S20 consultations, ground rent, building insurance, contractor coordination, RICS-compliant accounts. Buildings between four and forty units. By instruction from the freeholder, RTM company, or resident management company. From £1,800 per year per block depending on size and complexity.
05 Are you regulated? +
Yes. ATTOH Property is a member of an approved property redress scheme, holds Client Money Protection (CMP), and is registered with HMRC for anti-money-laundering supervision. Full credentials are available on request before any instruction is signed.
06 How does ATTOH Property relate to Incorpwise and Supreme Advisory? +
They are sister practices inside AMAYA Holdings. Incorpwise handles UK Ltd formations, landlord tax compliance, MTD filings, and RRA registration. Supreme Advisory handles strategic counsel for UK operating companies. ATTOH Property handles the bricks and the leases. The back-office and the operating spine are shared; the front-of-house and the practitioner are not.
07 Will I meet the practitioner, or a junior? +
You meet the practitioner. There is no junior layer in the practice and no leverage model. The practitioner attends the site visit, drafts the brief, and signs the engagement letter. The plumbing — accounts, compliance, document management, regulatory filings — is supplied by the ATTOH Tech engineering stack, not by junior staff.
08 What's the typical engagement length? +
Block management runs annually with quarterly cadence. Lettings runs on an annual rolling basis. HMO compliance is annual. Sales mandates are project-based, typically 8 to 16 weeks. Buyer-side searches run six to twelve months. We don't sell hours and we don't operate on a billable model.
/ REGIONS / WHERE THE PRACTICE OPERATES

London, Home Counties, North-West.

The practice is region-specific. We know the local surveyors, the contractor lists, and the council inspection rhythms. These are the areas where we currently take instructions.

Region 01

Central London

Marylebone, Mayfair, Belgravia, Knightsbridge, Chelsea, Notting Hill. Off-market vendor mandates, buyer-side sourcing, block management for period conversions.

W1 / SW1 / SW3 / SW7 / W11
Region 02

Outer London

Battersea, Wandsworth, Clapham, Fulham, Putney, Hampstead. Family residences, lettings portfolios, block management for new-build schemes.

SW6 / SW11 / SW18 / NW3
Region 03

Home Counties

Surrey, Berkshire, Hertfordshire, Buckinghamshire. Family relocation, estate sales, BTL portfolios. Quiet vendor mandates particularly common here.

Surrey / Berks / Herts / Bucks
Region 04

Greater Manchester

Central Manchester, Salford, Trafford, Didsbury, Chorlton. HMO portfolios, conversion blocks, lettings under Manchester selective licensing.

M1-M21 / Salford
Region 05

Cheshire · Lancashire

Wilmslow, Alderley Edge, Knutsford, Lytham. Premium family residences, estate sales, block management for conversions of period buildings.

North-West premium
Region 06

By introduction only

Bristol, Edinburgh, Leeds, Yorkshire — occasional mandates where the introducing client or surveyor is part of the practice network. Not actively marketed.

Selective only
/ REGULATION / WHAT WE SIT UNDER

Properly regulated. Always.

Residential property has more compliance overhead than most professional services. We meet every requirement, plus a little more. Below is the regulatory perimeter of the practice as of this year.

Reg 01

Property redress

Member of an approved property redress scheme covering sales, lettings and block management. Tenants, owners, leaseholders and buyers all have a clear escalation path.

PRS member · approved
Reg 02

Client Money Protection

Client Money Protection (CMP) cover for every client account — rent collection, service charge, sales deposits. CMP certificate available on request.

CMP · current cert
Reg 03

AML supervision

HMRC anti-money-laundering supervision for estate-agency business. Beneficial-owner checks, source-of-funds checks, suspicious-activity reporting where required.

HMRC AML supervised
Reg 04

RICS-aligned accounts

Service charge accounts produced in line with RICS Code of Practice. Annual independent accountant sign-off for blocks above the threshold.

RICS Code aligned
Reg 05

RRA · landlord regs

Right-to-Rent checks, deposit protection (TDS), gas safety, electrical safety, EPC, smoke alarms, Section 21/8 process — all handled as part of lettings management.

Renters Reform aligned
Reg 06

HMO licensing

Mandatory HMO licences, additional licensing, selective licensing — we know which scheme applies where, and we keep the licence cycle ahead of the inspection cycle.

Council-by-council tracked
/ TERMS / HOW WE CONTRACT

The contract under every instruction.

No surprise clauses, no fine print, no auto-renewals. The engagement letter for every mandate sits on a one-page template — the same template across sales, lettings, block and HMO.

Term 01

Fixed scope

Every instruction is a one-page brief — scope, calendar, fee, deliverable, term. Signed at week one. Out-of-scope work is renegotiated, not absorbed.

Single A4
Term 02

Fee against the work

Fixed fee, transparent commission, or annual retainer — chosen against the shape of the mandate. No timesheets, no billable hours, no surprise invoice line items.

No timesheets
Term 03

Exit clause

Block and lettings mandates renew annually with thirty days' notice each side. Sales mandates are sole-agency for the agreed period, then released without penalty.

30-day notice
Term 04

Conflict check

Before we accept an instruction we run a conflicts check against existing mandates — particularly important for block management and buyer-side sales. If we cannot take it cleanly, we refer it elsewhere on the first call.

First call
Term 05

Reference discipline

References available on request, post-mandate, under NDA. We do not publish addresses, owner names, transaction values, or any identifying detail of a live mandate.

On request
/ GROUP / SISTER PRACTICES INSIDE AMAYA

Inside the AMAYA Holdings operating group.

ATTOH Property sits inside AMAYA Holdings — a private UK operating group that runs strategic counsel, formations, engineering, residential property and bilingual Spain advisory off a shared spine. Each surface keeps its own brand, audience, and practitioner; the back-office is shared.

Sister 01

Incorpwise · formations

UK Ltd formations, landlord tax compliance, RRA registration, MTD filings. Companies House ACSP-accredited. The founder-facing front-of-house for new incorporations and non-resident landlord compliance.

incorpwise.co.uk →
Sister 02

Supreme Advisory · strategic counsel

Private advisory practice for UK operating companies between £2m and £50m — capital structure, exit thesis, embedded chair. The "quiet decisions" door inside the group.

supremeadvisory.co.uk →
Sister 03

ATTOH España · Costa del Sol

Bilingual practice for British residents on the Costa del Sol — Spanish company formation, NIE, tourist licences, Beckham regime. UK-ES cross-border coordination.

attoh.es →
Sister 04

ATTOH Tech · engineering

The build studio supplying the engineering core under every group surface. Document handling, regulatory intelligence, agent fleet, MCP server, 480+ Postgres migrations.

attoh.tech →
Sister 05

ATTOH Digital · flagship agency

The premium digital agency arm of AMAYA — websites, brand systems, content engines. Where the AMAYA design language is set.

attoh.digital →
Sister 06

Pharoah Technology · build shop

Hand-coded websites and sector app layers under a discrete partner brand. The engineering surface for clients who prefer a quieter signature on the front of the work.

pharoahtechnology.com →
UK residential · 2026

The practitioner you wished your building had three years ago.

ATTOH Property is the small residential practice that quietly looks after buildings other agencies have over-leveraged. Sales, lettings, block, HMO — by instruction, by mandate, by fixed fee.

/ CONTACT / SEND AN INSTRUCTION

Two or three lines about the building. We reply personally within 48 hours.

We work by instruction. If your accountant, your solicitor, your surveyor, or your existing managing agent already knows us, that helps — but it isn't required. Tell us what kind of building, where it is, and what you are postponing.

One practitioner per mandate. No call centre. No portal-led volume.

  • Reply inside 48h · personally
  • One practitioner per mandate
  • Properly regulated · CMP · PRS · AML
  • UK · AMAYA brand portfolio
Email [email protected] →
/ INSTRUCTION · MANDATE PICKER

Send the instruction.

Two or three lines is enough. We come back with the right route in.

Mandate

By submitting you agree to a 45-minute first call. Site visit follows. We don't share details with anyone outside AMAYA Holdings.