Best Property Management Software UK 2026: 9 Platforms Compared

Finding the right property management software in the UK has never been more important. With Making Tax Digital mandating quarterly digital submissions from April 2026, the Renters' Rights Act reshaping compliance obligations, and AI transforming how landlords operate, your choice of platform will directly affect your profitability, compliance, and sanity.

We spent eight weeks testing nine property management software platforms available to UK landlords. We evaluated each on real-world criteria: can it handle MTD submissions, does it integrate with UK banks, how well does it track compliance certificates, what does it actually cost when you factor in per-property fees, and does it genuinely save you time or just move the admin from paper to screen?

This guide is designed for landlords and property managers of all sizes, from a single buy-to-let to portfolios of 100+ units. Every platform was tested with live data, and our pricing was verified directly from each provider's website as of March 2026.

How We Evaluated Each Platform

Our evaluation covered six weighted categories. Each platform was tested using real property data over a minimum of two weeks, with scoring conducted independently by two reviewers.

We acknowledge that Latch is our own product. To mitigate bias, it was scored using identical criteria to every other platform, and we have been transparent about its weaknesses (newer to market, smaller user community). We encourage you to cross-reference our findings with independent review sources.

Scoring Breakdown by Platform

Below is each platform's score across all six categories, scored out of 5.0 by two independent reviewers. The weighted total determines the final ranking. Scores reflect each platform's capabilities at the time of testing and are based on features we could verify through hands-on use, official documentation, and publicly available information.

A note on methodology transparency: the AI & Automation category carries a 15% weight, which reflects the growing importance of AI in property management but is not the largest factor. Features & Functionality (25%) and MTD & Tax Compliance (20%) together account for nearly half the total score. We chose these weights to reflect what matters most to UK landlords in 2026, but we recognise that your priorities may differ. If tax compliance is your sole concern, Landlord Vision's 5.0 MTD score makes it the clear winner for you regardless of overall ranking.

Quick Comparison: All 9 Platforms at a Glance

This summary table captures the key differentiators across all nine platforms. Scroll down for detailed individual reviews.

1. Latch — Best Overall Property Management Software

Latch is a purpose-built UK property management platform that launched with a clear thesis: landlords should have access to the same AI-powered tools that large corporate property managers use, without the enterprise price tag. It is the only platform in this comparison with a genuine AI agent that can autonomously execute tasks like rent chasing, tenant communication, and document analysis.

The platform covers the full property management lifecycle: property and unit tracking, tenant and lease management, payment recording with Open Banking integration, HMRC-aligned expense categorisation, compliance certificate tracking (gas safety, EICRs, EPCs, deposit protection), and comprehensive reporting including rent rolls and profit-and-loss statements. MTD compliance is built in, with digital record-keeping and quarterly submission support included on all paid plans.

Where Latch genuinely stands apart is its AI assistant. Rather than simple chatbot functionality, Latch's AI agent can chase late rent payments on your behalf, draft tenant communications, analyse documents, and flag compliance issues before they become problems. For landlords who spend hours each week on repetitive admin, this is a meaningful time-saver rather than a gimmick.

Latch Pricing

Latch offers three tiers: a free plan supporting up to 3 leases with core property management features, Pro at £20 per month with unlimited properties and full MTD compliance, and Enterprise at £40 per month with advanced reporting and priority support. All plans include the AI assistant. Per-property costs decrease significantly at scale, making Latch one of the most affordable options for growing portfolios.

2. Landlord Vision — Best for UK Tax Accounting

Landlord Vision has been serving UK landlords since 2009 and was completely rebuilt as a modern cloud application in September 2023. Its core strength remains tax and accounting — the platform is HMRC-recognised for Making Tax Digital, generates SA105-ready reports, and offers double-entry bookkeeping with expense categories aligned precisely to HMRC allowable deductions. Capital allowances are tracked separately, and the system handles Section 24 mortgage interest relief restrictions. For landlords who treat their property portfolio as a business and want rigorous financial controls, this depth is genuinely valuable.

Beyond accounting, Landlord Vision has expanded significantly since its 2023 rebuild. It now includes Open Banking bank feeds via Nordigen for automatic transaction imports, GoCardless direct debit for rent collection, compliance tracking for gas safety certificates, EPCs, EICRs, deposit protection, and Right to Rent with configurable early-warning alerts. A tenant portal and service desk were added in August 2024, allowing tenants to view payment histories and submit maintenance requests. E-signatures, tenant referencing (Enterprise plan), work orders, and a legal document library round out a broader feature set than many landlords realise.

Where Landlord Vision falls short relative to Latch is in AI-powered automation and conversational property management. Bank reconciliation from Open Banking feeds still requires manual matching. There is an AI Task Assistant on the Enterprise plan, but details are limited and it is not a conversational AI agent. Communication is email-based only with no SMS or WhatsApp support, and there are no property listing or marketing tools. The platform is strong but requires more manual interaction than AI-driven alternatives.

Landlord Vision Pricing

Landlord Vision offers four tiers: Starter from £7.99 per month (4 tenancies included), Standard with 10 tenancies, Premium at £39.97 per month (15 tenancies, adds work orders and receipt scanning), and Enterprise at £84.97 per month (25 tenancies, adds AI Task Assistant, Xero integration, and tenant referencing). Additional tenancies cost £1.10-£1.50 each depending on the plan. There is no free tier, but all plans include a 30-day free trial and a free onboarding call.

3. Arthur Online — Best for Letting Agencies

Arthur Online is a well-established property management platform with over 200,000 registered users and 145,000+ units listed. While it primarily serves letting agents and property managers, it also markets to self-managing landlords with portfolios of 20+ properties. The platform offers comprehensive functionality including maintenance workflows, tenant and contractor portals (separate dedicated apps for each), comprehensive compliance tracking, and a deep reporting suite with 100+ pre-built templates.

The maintenance management module is Arthur's standout feature. Tenants report issues through the Arthur Occupant app, jobs are automatically assigned to contractors who manage them through their own dedicated app, and the entire workflow is tracked with photos and full audit trails. Arthur also has a comprehensive rule-based automation engine with templates for automated workflows, rent reminders, compliance certificate expiry notifications, and contractor assignment. This is not AI, but it is deeper workflow automation than most competitors offer.

Arthur has also added Open Banking bank feeds via Yapily (available as a £12.99 per month add-on) and comprehensive compliance tracking for gas safety, EPCs, EICRs, fire safety certificates, and HMO licensing with automated expiry reminders. MTD compliance is not built in, but Arthur integrates with Xero, which is HMRC-recognised for MTD, providing a viable pathway for tax submissions. The main weakness for individual landlords is pricing and complexity — the platform starts at £70 per month and assumes agency-level workflows.

Arthur Online Pricing

Pricing starts from £70 per month for the Standard plan (50 units included, £1.40 per additional unit), £96 per month for Professional (60 units), and £126 per month for Enterprise (70 units). Annual billing is required. Open Banking bank feeds cost an additional £12.99 per month. There is no free tier, but a demo is available on request.

4. PayProp — Best for Automated Rent Collection

PayProp is a specialist rent payment platform that merged with Reapit in December 2025, processing over £2.6 billion in rental payments annually. Its core strength is automating the entire rent collection and disbursement cycle: rent comes in from tenants, PayProp automatically reconciles payments against expected amounts, calculates and deducts management fees, and disburses the correct amounts to landlord accounts via NatWest trust accounts with FSCS protection. For letting agents processing hundreds of rent payments monthly, this automation eliminates hours of manual reconciliation.

The platform integrates directly with NatWest for real-time payment tracking with bank-grade security including dual-approval payment workflows. Agents can see instantly which tenants have paid, which are late, and how much is owed. Automated arrears notifications via email and text reduce the need for manual chasing. PayProp also includes a maintenance ticketing system and a branded tenant portal for payments, communication, and maintenance issue logging. A PayProp Owner app gives landlords real-time portfolio visibility on iOS and Android.

PayProp's limitation is scope relative to full property management platforms. While it has added maintenance ticketing and tenant portal features, it does not handle expense tracking, compliance certificate monitoring, or financial reporting beyond payment flows. As of April 2026, PayProp has integrated with Nexus by Landlord Studio and Hammock for MTD compliance, allowing landlords' property income and expenses to be automatically pulled into MTD-compliant software. For agents who want best-in-class rent collection with growing ancillary features, PayProp is strong. For landlords wanting everything in one platform, it is still too narrow.

PayProp Pricing

PayProp uses hybrid pricing: a monthly license fee (from approximately £49 per month) plus a service fee of less than 1% of processing volume. There is also a one-time setup fee of £600-£2,000 depending on portfolio size. This model can be cost-effective for high-volume agents but makes upfront and ongoing cost comparison with flat-fee platforms more complex.

5. Goodlord — Best for Lettings Lifecycle

Goodlord has evolved from a tenant onboarding specialist into a broader lettings lifecycle platform, used by over 3,500 agencies. The core onboarding workflow remains its strongest feature: AI-powered referencing with direct access to banks, payroll, and HMRC data, right-to-rent verification, digital tenancy agreement signing, automated deposit registration via TDS, and insurance products including rent protection and a guarantor service launched in February 2026. The NRLA has chosen Goodlord as its exclusive referencing partner, making it accessible to self-managing landlords as well as agents.

Since 2021, Goodlord has expanded significantly beyond onboarding. Rent collection was launched in November 2021, followed by Lettings Accounts in October 2022. Agents can now collect rent via bank transfer, standing order, card payments, Open Banking Instant Transfer, and direct debit. The Lettings Accounts product adds automated invoicing, landlord payouts, per-property e-money accounts, and bank reconciliation. Goodlord also tracks certificate expiry dates for gas safety, EICR, and EPC with alerts, and handles Section 13 rent review workflows and end-of-tenancy management.

Goodlord's limitation is that it remains focused on the lettings workflow rather than full property management. There is no expense tracking, no MTD compliance, no ongoing maintenance management, and financial reporting is limited to rent collection and invoicing rather than full P&L or tax reports. Agents typically still need a separate platform for day-to-day property management, expense tracking, and tax compliance. Pricing is per-tenancy and not publicly disclosed, making it a B2B product aimed at agencies rather than individual landlords.

Goodlord Pricing

Goodlord charges per tenancy with quote-based pricing that is not publicly disclosed. Volume discounts are available for larger agencies. This per-tenancy model means costs are directly tied to new lettings activity rather than portfolio size, which can be cost-effective for agencies with steady turnover.

6. Reapit — Best for Enterprise Estate Agencies

Reapit is the enterprise heavyweight of UK property software, serving over 15,000 branches, 78,000+ agents, and managing 1 million+ properties. Backed by Accel-KKR and merged with PayProp in December 2025, it provides a comprehensive CRM and property management platform that handles sales, lettings, property management, and client relationship management across multi-branch operations. The platform covers everything from applicant registration to property marketing, viewings, offers, and ongoing tenancy management with comprehensive compliance tracking including a dedicated Renters' Rights Act compliance tracker.

Reapit has invested significantly in AI through its RAI (Reapit AI) platform. Live features include AI-generated property descriptions with tone and style controls, predictive lead scoring, adaptive scheduling, automated applicant screening, and the Fi chatbot. A voice-activated AI copilot and AI agent marketplace are planned for general release in summer 2026. The Reapit Foundations platform provides an open API and marketplace with 60+ third-party integrations, making it the most extensible platform in this comparison.

As of April 2026, Reapit has partnered with Hammock and Nexus by Landlord Studio for MTD compliance, allowing landlords' property income and expenses to be automatically pulled into MTD-recognised software. The reality for individual landlords and small agencies, however, is that Reapit remains out of reach. Pricing is custom and enterprise-tier, with implementation taking approximately 6 weeks. This is software for businesses that have outgrown every other platform in this comparison.

Reapit Pricing

Reapit does not publish standard pricing. Costs are negotiated based on the number of users, branches, and modules required, and are enterprise-tier. Implementation fees apply, with a typical deployment timeline of 6 weeks. An Agency Edition is available for smaller multi-user teams. This pricing model puts Reapit beyond the budget of individual landlords.

7. Re-Leased — Best for Commercial Property

Re-Leased is a cloud-based property management platform founded in Auckland, New Zealand in 2012 that has established a solid UK presence with a London office and 170+ global team. Originally designed for commercial property, the platform now also supports Build to Rent, Multifamily, Affordable Housing, and mixed-use portfolios. Core features include complex commercial lease structures with break clauses, CPI-linked and market rent review schedules, turnover rent calculations, service charge management with year-end reconciliation, and multi-tenant commercial buildings.

Integration with Xero is one of Re-Leased's key selling points. Financial data flows between the two platforms, reducing double-entry and providing a clearer financial picture. The platform also handles lease event automation — alerting you to upcoming break dates, rent reviews, and lease expiries well in advance. For commercial property managers juggling complex lease terms across multiple buildings, this proactive approach to lease management is genuinely useful.

For traditional UK residential buy-to-let landlords, Re-Leased is not the right tool. While it supports institutional residential (Build to Rent), it lacks residential-specific compliance features like gas safety certificate tracking, EPC monitoring, and deposit protection. It does have commercial compliance tracking for building inspections and certifications. Pricing is now custom and quote-based for all tiers (Core, Pro, Enterprise), with unlimited users included on all plans. There are no MTD compliance features for residential property income.

Re-Leased Pricing

Re-Leased no longer publishes standard pricing on its website. All three tiers (Core, Pro, Enterprise) require contacting sales for a quote. Previous pricing started from approximately $199 per month USD for a Starter plan (under 25 leases). Unlimited users are included on all plans, which is a notable cost advantage for teams. Implementation support is included.

8. August — Best for Financial Tracking and Compliance

August is a modern UK property management platform available on iOS, Android, and web (web.augustapp.com). The platform covers financial management with Open Banking integration via Plaid, HMRC-aligned expense categories, and 17 built-in reports including rent rolls, P&L summaries, and occupancy tracking. For landlords who want strong financial visibility alongside compliance management, August delivers a well-rounded package.

August offers AI-powered features through August Intelligence, including natural language portfolio queries ("Ask August"), AI document scanning that extracts data from certificates and agreements, and automated compliance reminders. The compliance module tracks gas safety, EPC, EICR, deposit protection, Right to Rent, and HMO licensing, with EPCs auto-pulled from government records. A free tenant app allows tenants to report maintenance issues and view shared documents.

August claims MTD for Income Tax support with direct HMRC quarterly submissions on its paid plans, though we were unable to independently verify its listing on HMRC's official recognised software list. The platform does not currently offer lettings workflow features such as listing creation, viewing bookings, tenant referencing, or e-signatures. For landlords who need end-to-end lettings automation, a more comprehensive platform like Latch may be a better fit. For those focused on financial tracking, compliance, and tenant management, August is a strong contender.

August Pricing

August uses a tiered subscription model: Free (up to 2 tenancies), Growth at £8.99 per month (up to 5 tenancies), Portfolio at £14.99 per month (up to 20 tenancies), and Portfolio+ at £29.99 per month (unlimited tenancies). All paid plans include a 30-day free trial. MTD submission is available on paid plans only. The free tier includes rent tracking, expense tracking, financial reports, compliance checklists, and document management.

9. Roost — Best Free AI-Powered Option

Roost positions itself as a 100% free AI-powered property management platform for UK landlords. The platform has evolved significantly from a basic portfolio tracker into a tool with genuine AI capabilities. Its proprietary AI monitors compliance deadlines, generates legal notices, drafts emails and tasks, and alerts you to issues before they become problems. For landlords managing everything in a spreadsheet, Roost offers a meaningful upgrade at zero cost.

Compliance tracking is one of Roost's genuine strengths. The platform monitors Gas Safety, EICR, EPC, and Right-to-Rent deadlines with automated alerts at 30, 14, and 7 days before expiry. It can generate AI-drafted Section 8, Section 13, and Section 21 notices that are designed to comply with current legislation. For a free tool, this level of compliance automation is impressive and genuinely useful for landlords who struggle to keep track of certificate renewals.

Roost's limitations are in financial depth and scalability. There is no MTD compliance, no Open Banking integration for bank feeds, and financial reporting is basic compared to dedicated accounting platforms like Landlord Vision or Latch. The platform works well for landlords with small portfolios who need compliance tracking and basic record-keeping, but landlords with growing portfolios or MTD obligations will eventually need a more comprehensive platform.

Roost Pricing

Roost's core platform is completely free with no credit card required. The free model covers the full feature set for small portfolios. This makes Roost a zero-risk way to try AI-powered property management software, particularly for compliance-conscious landlords who want automated certificate tracking and legal notice generation without paying a subscription.

Feature-by-Feature Breakdown

The quick comparison table above captures the headlines, but the real differences between platforms emerge when you examine specific features. The table below maps 15 core property management capabilities against all nine platforms.

A few patterns emerge from this comparison. No single platform excels at everything. Latch and Arthur Online are the most feature-complete for their respective markets — Latch targets individual landlords and small property managers, while Arthur targets letting agencies. Landlord Vision combines deep accounting with strong compliance tracking and Open Banking, making it a more complete platform than its accounting-first reputation suggests. PayProp and Goodlord are specialists that have broadened their scope (PayProp adding maintenance, Goodlord adding rent collection) but still need to be paired with other tools. Reapit leads on enterprise features and is investing heavily in AI, while the Re-Leased Credia AI suite makes it the most AI-advanced commercial platform. Roost punches above its weight on compliance and AI for a free tool, though it lacks financial depth.

Pricing Comparison: What Each Platform Actually Costs

Headline pricing can be misleading. A platform that charges £5 per property per month looks cheap until you have 20 properties and are paying £100 per month for basic tracking. The table below shows what each platform costs at different portfolio sizes, making it easier to compare true costs at your scale.

The pricing landscape reveals distinct models. Flat-fee platforms (Latch at £20 per month for unlimited properties) become the most cost-effective as portfolios grow. Per-tenancy platforms (Landlord Vision) scale with the number of tenancies across multiple tiers. Tiered platforms (August) cap costs at each portfolio threshold. Per-transaction and per-tenancy models (PayProp, Goodlord) depend on activity volume rather than portfolio size. Custom-priced platforms (Reapit, Re-Leased) negotiate individually. For landlords planning to grow, flat-fee and tiered models typically offer the best long-term value.

Which Property Management Software Should You Choose?

The right platform depends on your specific situation. There is no single best answer for every landlord. Here is our framework for making the decision:

• If you want AI automation and an all-in-one platform: Latch is the clear choice. It is the only platform with a genuine AI agent, offers a usable free tier, and covers property management, accounting, compliance, and MTD in a single subscription.
• If tax accounting is your top priority: Landlord Vision is the strongest pure accounting tool with deep HMRC alignment and SA105-ready reports.
• If you are a letting agency with 50+ properties: Arthur Online provides the operational depth and team workflows that agency operations require.
• If you process high volumes of rent payments: PayProp's automated reconciliation and disbursement is best-in-class, though you will need a separate property management tool.
• If the lettings lifecycle is your bottleneck: Goodlord streamlines referencing, agreements, deposit registration, and now rent collection better than any other platform.
• If you manage commercial property: Re-Leased is purpose-built for commercial lease structures with Credia AI for document analysis and integrations with Xero, QuickBooks, Sage, and more.
• If you run a large estate agency: Reapit is the enterprise standard, but only if you have the budget and team to justify it.
• If you want strong financial tracking and compliance: August offers Open Banking, AI document scanning, 17 reports, and comprehensive compliance tracking from a free tier up to £29.99 per month for unlimited tenancies.
• If you want to try software for free: Roost costs nothing and covers basic tracking, or Latch's free tier offers more features with a 3-lease limit.

Frequently Asked Questions