Best Landlord Software in the UK (2026)

This page compares landlord software for one flat through to a larger portfolio, including tools for people who are shopping for an accounting product. Gaffy is the repairs and certificates option: a tenant repair link with no app, a maintenance inbox, and a document vault with expiry reminders. It is not an accounting app.

There is no honest single winner. A product that sends Making Tax Digital updates will not automatically give your tenant a repair link. A repair inbox will not send your quarterly update to HMRC. If a roundup scores every tool out of ten, treat the score as advertising.

Which landlord software is best for a small UK portfolio?

It depends on the job you need done. For accounting and Making Tax Digital, the comparison table lists August (free up to 2 tenancies; Growth £8.99/mo), Landlord Studio (MTD Go free for 1–3 units), Hammock (from £8 +VAT/mo) and PaTMa (free for 1 unit; Pro £15/mo for 5 units). As of 2026, for repairs and certificate reminders, Gaffy is free for the first month, then £12/mo for up to 5 properties and £4/mo for each extra property, and it does not do MTD.

Comparison table

Prices as of October 2026.

How to read this comparison

Every paid figure in the table was on the provider's own pricing page on 19 October 2026.

August prices by tenancy. For a single let, one tenancy is one property, so the cost table treats them as the same. An HMO with several tenancies can use up the allowance faster. Check August's page before you assume a house of rooms is one tenancy.

Hammock's prices are shown as the page shows them, with VAT added on.

PaTMa's Pro price is £15.00 a month for 5 units. The page says the extra-unit price of £1.50 includes VAT.

Gaffy's price is ours: first month free, then £12 a month for up to 5 properties, plus £4 a month for each extra property.

Other UK products exist, including Arthur Online and Landlord Vision. The compare pages put Gaffy next to Lettie, Landlord Vision, Arthur Online, Hammock and OpenRent, plus Alfie, Goodlord and a spreadsheet.

How to choose: three jobs, not one shortlist

Most regret comes from buying the wrong aisle. Write the pain in a sentence before you open a pricing page.

The money job

You need rent and expenses in one ledger, a record you can give an accountant, and, if your qualifying income is over the threshold, software that can send Making Tax Digital updates. Qualifying income is not "how many houses". From 6 April 2026, sole traders and landlords use Making Tax Digital for Income Tax when total annual income from self-employment and property is over £50,000. That is HMRC's test, on the Making Tax Digital step by step. Two properties can be over the line. Ten properties can be under it.

HMRC does not ship the software. The list of what works is HMRC's software finder. A vendor saying "MTD ready" is not the same sentence as "HMRC lists us". Read both.

If this is the job, shortlist August, Landlord Studio, Hammock and PaTMa, using the free limits and the bands below. Do not expect the ledger to be a maintenance archive unless you have watched a repair go in and come back out.

The repairs and tenants job

The tenant messages at an awkward hour. The photo is in the chat. Next month you cannot say which property it was, whether the plumber came, or what it cost. Separately, a gas safety PDF is in an inbox from two engineers ago.

You want a link the tenant will actually use, a status so the job is not "somewhere in WhatsApp", and the certificate on the property with a date. That is the job Gaffy is for. It is also the job a careful folder system can do at one door, until it cannot. Read property management software for landlords for that job.

The compliance documents job

Gas safety, EICR, EPC, deposit evidence, alarms. The rules are not the same in England, Wales, Scotland and Northern Ireland, and this page is not the legal guide. The practical failure mode is the same everywhere we have let: the file exists, and you cannot produce it. The landlord certificates guide is the map, with the official links. Software helps only if you put the current PDF in it and write the real deadline, not the day the engineer happened to visit.

These jobs stack. Plenty of landlords need a ledger and an inbox. Buying one product and hoping it is both is how you end up paying for the wrong screen. Pair them. Gaffy is deliberately the repairs and paperwork half.

August

August's landlord pricing page, checked 19 October 2026, is the source for this section: August pricing.

The free plan covers up to 2 tenancies and does not ask for a card. Paid plans have a 30-day free trial. Growth is £8.99 a month for up to 5 tenancies. Portfolio is £14.99 a month for up to 20 tenancies. Portfolio+ is £29.99 a month and is listed as unlimited. August says MTD reporting is on Growth, Portfolio and Portfolio+.

For a single let, read tenancy as property. One property is free. Three or five single lets are on Growth at £8.99. Ten single lets are on Portfolio at £14.99, because Growth stops at 5. Twenty single lets are still inside Portfolio at £14.99. Thirty is Portfolio+ at £29.99, because Portfolio stops at 20.

That is a clear published ladder, which is why August is in the cost table. It is an accounting and MTD product in this comparison. If you also need a repair log and certificate dates, test that yourself.

Landlord Studio

Landlord Studio's UK pricing page is the source: Landlord Studio pricing.

MTD Go is free for 1 to 3 units, with up to 10 documents, and £5 per MTD submission.

See their site for Pro. The page does say Pro includes free MTD submissions, as against the £5 charge on the free plan. Check the current unit allowance and any extra-unit charge on the page itself before you buy.

Landlord Studio belongs in the accounting shortlist, especially if you are inside 1 to 3 units and the free MTD Go limits fit.

Hammock

Hammock's pricing page is the source: Hammock pricing.

There is a 30-day free trial. Basic is £8 plus VAT a month for 1 to 3 properties. Standard is £15 plus VAT a month for 4 to 10. Plus is £25 plus VAT a month for 11 to 20. Hammock describes the product as MTD-compatible, with quarterly updates and a final declaration.

So one or three properties are Basic. Five or ten are Standard. Twenty, if you are still inside the Plus band, is £25 plus VAT. Hammock's published bands on the page we read stop at 11 to 20. If that is your size, read their page that day.

The VAT note matters. A comparison that prints "£8" next to someone else's VAT-inclusive price is not the same monthly cost.

PaTMa

PaTMa's property manager page is the source: PaTMa.

One unit is free. Pro is £15.00 a month for 5 units, then £1.50 a month per extra unit. PaTMa says that extra-unit price includes VAT. Pro has a 14-day free trial. PaTMa's wording on MTD is "MTD ready". That is their phrase, not an HMRC listing.

The arithmetic for a single-let count, if the extra-unit rate keeps applying with no unpublished cap:

• 1 unit: £0
• 3 units: Pro, because the free plan is 1 unit, and Pro covers 5, so £15
• 5 units: £15
• 10 units: £15 plus 5 extra units at £1.50, which is £22.50
• 20 units: £15 plus 15 × £1.50, which is £37.50
• 30 units: £15 plus 25 × £1.50, which is £52.50

Confirm the cap, if any, on their page.

Gaffy

Gaffy is ours, so this section can be blunt. gaffy.co is the source for the price, and the price is not a range.

The first month is free. Then £12 a month for up to 5 properties, and £4 a month for each property after that. The monthly price after the free month:

• 1 to 5 properties: £12
• 6: £16
• 8: £24
• 10: £32
• 15: £52
• 20: £72
• 30: £112

The formula is £12 plus £4 times the number of properties above five, and nothing extra inside the first five. There is no separate tier to decode.

What you are paying for is the repairs and paperwork side. Tenants report through a link and do not install an app. You get a maintenance inbox and the history of the repair. Gas safety, EICR and EPC files sit on the property with expiry reminders. You keep your own tradespeople. Gaffy does not do accounting, Making Tax Digital, rent collection or tenant screening. It will not file the return. Pair it with any of the accounting tools above, or with a spreadsheet. The DIY landlord accounting guide is written from that position, including a free spreadsheet, because pretending otherwise would waste your time.

If you have one to five doors, the DIY property management software page is the product page. From about six doors upward, use the portfolio page.

Best for 1–3 properties

At one to three single lets the free limits do a lot of the sorting.

August's free plan covers 2 tenancies. A third tenancy is Growth at £8.99 a month, and that paid plan includes MTD reporting. Landlord Studio's MTD Go is free for 1 to 3 units, with the document cap and £5 per MTD submission. PaTMa is free for one unit only, so two or three units are Pro at £15 a month. Hammock has no free-forever plan in what we read: Basic is £8 plus VAT for 1 to 3 properties, after a 30-day trial.

Gaffy at this size is £12 a month after the free month, whether you have one property or five. You would choose it because the pain is repairs and certificates, not because it is the cheapest way to file tax. It will not file the tax.

If you are in this band and you want the longer version, the top landlord software for small portfolios page is the one to read next. It is the same tools, aimed at 1 to 10 doors.

Best for 4–10 properties

Free tiers mostly stop helping here. August Growth still covers 5 tenancies at £8.99, then Portfolio at £14.99 takes you through 20, so 10 tenancies are £14.99. Hammock Standard is £15 plus VAT for 4 to 10 properties, so both 5 and 10 sit on that band. PaTMa is £15 at 5 units and £22.50 at 10, using the extra-unit rate above. Gaffy is still £12 at 5, and £32 at 10.

Landlord Studio is a real option in this band. Open their page.

This is also the size where two tools is a sane answer. An accounting subscription in the teens, plus Gaffy at £12 to £32, is still a small number next to a missed gas safety date or a week of lost repair context. The jobs are different, so the invoices can be too.

The small-portfolio page works the 1, 3, 5 and 10 costs in one place: property management software for small landlords.

Best for 10–30 properties

The headline price matters less than the step.

Gaffy keeps the same rule. Ten is £32, fifteen is £52, twenty is £72, thirty is £112, after the free first month. There is no "call us" band inside that range. The property portfolio software page is the product page for it, including HMOs as a paperwork problem rather than a yield calculator.

August Portfolio at £14.99 still covers 20 tenancies. Portfolio+ at £29.99 is the unlimited step after that, so 30 tenancies are £29.99 on the page we read. Hammock Plus at £25 plus VAT covers 11 to 20. On PaTMa's published rates, that works out at £37.50 a month for 20 units and £52.50 for 30.

At this size, certificate dates stop being a memory task. Ten gas safety anniversaries do not land in the same week, and the EICR on a house you bought five years ago is easy to lose. That is a filing problem. It is not solved by an accounting login unless the accounting product is actually where the PDFs live and the dates are written down. Check that in the trial, with your own files.

HMOs, and portfolios an agent would recognise

An HMO is several households, often several tenancies, and a licensing question that depends on the council. Gaffy can hold the repairs and the certificate files. It does not apply for the licence. Start with HMO paperwork without an agency and the licensing pages.

If you have staff, you manage for other owners, or you are past the point of doing the repairs yourself, you are looking at agency platforms. The failure mode we have seen is a DIY landlord buying that software to feel organised, then spending the evenings on setup instead of on the leak. Read agent software and DIY time before you go down that road. It is a warning about fit, not a review of a named platform's current price.

What changed in 2026

Two shifts matter to this shopping decision. Neither of them makes a particular app compulsory.

Making Tax Digital for Income Tax. From 6 April 2026 it applies to sole traders and landlords whose qualifying income from self-employment and property is over £50,000. You, or your agent, need compatible software to keep digital records of that income and those expenses and to send quarterly updates. HMRC does not provide the software. A spreadsheet can still be the record, and HMRC describes software that connects to spreadsheet records as bridging software. The collection is the step by step, and the products are on the software finder. Gaffy is not on that job. If you are under the threshold, you do not have to buy MTD software because you own two flats.

The paper trail. Tenants ask for documents, and the How to Rent guide for England was withdrawn on 1 May 2026, with GOV.UK pointing at the Renters' Rights Act as the reason. The practical point is the one in our paper trail piece: when someone asks, you want the certificate and the repair history, not a search of three inboxes. The certificates guide is where the official links are.

Where Gaffy fits

Gaffy is the repairs and paperwork tool in this list. It is not trying to be August, Landlord Studio, Hammock or PaTMa, and it should not win a comparison whose only column is "files my tax".

Choose Gaffy if the sentence you wrote at the start was about lost repairs, tenants texting, or certificates you cannot find. The price is published above, including the awkward larger numbers, because a portfolio of 30 at £112 a month should be visible before you start a trial.

Choose one of the accounting tools, or a spreadsheet plus bridging software when MTD applies, if the sentence was about the return. You can use both. Plenty of landlords will.

Do not choose Gaffy if you need rent collection, tenant screening, or a ledger. We do not do those, and a comparison page is a bad place to imply that we might.

How we compared

Prices in the table are taken from each provider's own pricing page. Gaffy is one of the products listed. This page says when Gaffy is the wrong product: it does not do accounting, Making Tax Digital, rent collection or tenant screening.

Checked on 19 October 2026. Re-check the provider's page before you pay, because these figures move.

A sensible hour

1. Write the job in one sentence: tax, repairs, or both.
2. Count properties, and tenancies if they are not the same thing.
3. Cross off any free plan that does not cover that count.
4. For the accounting shortlist, open the four pricing pages and the HMRC finder. Do not trust this article against a page that has changed.
5. For the repairs shortlist, put one real certificate in and close one pretend repair. If you cannot get the PDF back, leave.
6. Only then look at the monthly number, including VAT where the page adds it, and including the per-property step at your real count.

Gaffy isn't an accounting app. It's for the repairs and paperwork side, and it pairs with any of the accounting tools above or a spreadsheet.

Sources

Each price row was read on the provider’s own site on 19 October 2026.

• August pricing
• Landlord Studio pricing
• Hammock pricing
• PaTMa pricing
• Gaffy
• GOV.UK, Making Tax Digital for Income Tax step by step
• GOV.UK, find software compatible with Making Tax Digital for Income Tax

Prices checked 19 October 2026; check the provider's site before you buy.

Best landlord software FAQs

What is the best landlord software in the UK?

The one that matches the job. For accounting and Making Tax Digital, compare August, Landlord Studio, Hammock and PaTMa on price, free plan and what they say about MTD. For repairs and certificates, Gaffy is built for that and is not an accounting app.

What is the best free landlord software UK?

Among the prices we checked on 19 October 2026: August is free for up to 2 tenancies, Landlord Studio MTD Go is free for 1–3 units, and PaTMa is free for 1 unit. Hammock offers a 30-day trial. Gaffy is free for the first month, then £12 a month for up to 5 properties. Free only helps if the limit covers the job you actually have.

Which landlord software is recognised by HMRC for MTD?

HMRC lists software that works with Making Tax Digital for Income Tax: https://www.gov.uk/guidance/find-software-thats-compatible-with-making-tax-digital-for-income-tax

Do I need landlord software if I have one property?

Not by law. If one property, a folder and a spreadsheet still work when repairs are rare and you can find the gas safety PDF. Software starts to earn its place when messages, invoices and expiry dates get split across apps. Gaffy does not do your tax return.

Is Gaffy an accounting app?

No. Gaffy does not do accounting, Making Tax Digital, rent collection or tenant screening. It is a tenant repair link, a maintenance inbox and a document vault with gas safety, EICR and EPC expiry reminders.