A Specialist Property Consultancy Since 1993
Bernard Gordon & Co was founded in 1993 with a clear focus on advising clients with property that fell outside the mainstream commercial market.
From the start, we worked with educational, community, religious and institutional occupiers. These sectors require a strong grasp of planning use, occupier needs and the right buyer or tenant pool. Over the years, our core business has grown alongside changes in legislation and demand, while remaining focused on our main strengths: solving complex property problems.
1993 – Identifying a Niche
Bernard Gordon & Co’s early work centred on transactions involving vacant religious buildings in the early 1990s. These projects revealed a clear gap in the industry and market. Most commercial property agents focused on retail, office or industrial property, leaving little support for non-commercial or semi-commercial uses.
Seeing this, Bernard Gordon built the practice around what later became known as D1 and D2 use classes.
This early direction shaped a business model based on:
- Specialist knowledge over volume
- Long-term client relationships
- Access to targeted occupiers and buyers
1990s–2000s – Building a D1/D2 Specialism
Through the late 1990s and early 2000s, we built a strong reputation within the D1 and D2 sectors. Work during this time included acting for:
- Places of worship and religious organisations
- Educational institutions and training providers
- Community groups and charities
- Leisure and recreational operators
While these sectors were often overlooked elsewhere, we became known for matching specific properties with the right occupiers.
The business started in London and the South East, but our reach grew steadily through referrals and repeat work.
2000–2010 – Growth Through Relationships
As the business grew, we focused on building stronger relationships with existing clients rather than branching into new sectors.
Clients began to rely on us for more than disposals and lettings. They also sought:
- Acquisition advice
- Strategic property planning
- Insight into emerging demand
During this time, we worked more closely with:
- Independent schools
- Nurseries and early years providers
- Healthcare and community organisations
This marked a gradual move towards a more advisory-led approach.
2010–2016 – Expanding Advisory Work
By the early 2010s, property transactions within the D1 and D2 sectors had become more complex, particularly around planning and change of use.
In response, our staff broadened their roles to include:
- Pre-acquisition advice
- Planning strategy
- Development viability insight
- Off-market sourcing
Rather than focusing only on marketing property, the team worked alongside clients to help them deal with constraints and make informed decisions.
This period also included a growing number of complex instructions, such as:
- Repositioning institutional buildings for different uses
- Securing sites for education providers in competitive urban areas
- Advising on assets with limited or highly specific demand
2016 – A New Generation of Leadership
A key moment came in November 2016 when Ben Wallis became a full partner.
This marked the start of a leadership transition and brought a renewed focus on:
- Modernising the business
- Broadening its reach
- Strengthening advisory services
While continuity and loyalty to the core values that the business was built on remained important, Ben wanted to present us more clearly as a specialist consultancy rather than a traditional agency.
2017–2019 – Market Maturity & Recognition
In the years leading up to 2020, the market had become more defined. Demand for D1 and D2 properties remained strong, especially in urban areas where supply was limited.
During this period, we became widely recognised for:
- Handling unconventional or challenging properties
- Connecting with specialist occupier networks
- Achieving outcomes in more complex situations
This work helped build a strong reputation for dealing with specialist property instructions.
2020 – A Turning Point in Planning Use Classes
The 2020 planning reforms brought major changes. The D1 and D2 classes were replaced with new categories, including E, F1 and F2.
For many, this shift created uncertainty. For our team, it brought new opportunities we were prepared for.
Our experts adapted quickly, helping clients understand:
- Greater flexibility within Class E
- Ongoing constraints within F1 and F2
- Opportunities for change of use and repositioning
This clear response helped clients move forward during a period of real change.
2020–2022 – A Clear Shift Toward Education
Following these reforms, we placed greater focus on the education sector, where demand for suitable space continued to grow.
Key areas of work included:
- Independent school expansion
- SEN and SEND provision
- Nursery and early years operators
This shift came about naturally, with our experience in institutional property carrying over into education, supported by growing demand in the sector. During this time, we also expanded its reach across the UK, moving beyond its original focus on London and the South East.
2022 – Leadership Changes
In 2022, Bernard Gordon stepped back from day-to-day operations after gradually reducing his involvement.
Ben Wallis took on operational leadership, bringing a fresh perspective while continuing the firm’s established approach.
This was a turning point for the business.
A stronger focus was placed on structured advisory services, and we committed to specialising in niche sectors.
2023–Present – A National Specialist Consultancy
Today, we operate as a national consultancy focusing on education and community-use property.
Current work includes:
- Site acquisition for schools and education providers
- Strategic advice for SEN and SEND expansion
- Disposal and repositioning of institutional assets
- Planning-led property strategy
Alongside transactions, the team also shares knowledge through:
- Sector guides
- Market insight
- Case studies
- Commentary and speaking engagements on planning and regulatory change
A Consistent Approach Across Three Decades
While the market has changed over time, several defining features have remained:
- Specialisation – Focus on sectors that require a deep understanding
- Relationships – Long-term partnerships across education and community sectors
- Problem-solving – Real outcomes for complex property needs
- Adaptability – Responding to changes in planning and demand
Looking Ahead
With over 30 years of experience, our team continues to build on our foundations and adapt to our clients’ requirements.
As demand for education space and community infrastructure grows, the focus remains on providing clear, well-informed advice in a market that continues to shift.