Top Landlord Software for Small Portfolios (UK, 2026)

This is the 1–10 property version. The wider roundup, including 10–30 and agency-shaped portfolios, is best landlord software UK. The dated note on published prices for 1 to 5 properties is UK landlord software pricing, listed from landlord research. August and Landlord Studio: checked 2 November 2026. Landlord Vision’s Starter price was read the same day. Hammock and PaTMa figures below are from 19 October 2026 and were not given new pound figures on this check.

Comparison table

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.

For a single let, treat one August tenancy as one property. An HMO with several tenancies can land on a higher August tier. Landlord Studio prices a “unit”. At 5 units on monthly Pro the confirmed parts are £15 +VAT plus 2 × £1.20 +VAT, which is £17.40 +VAT a month. At 10 units that is £15 +VAT plus 7 × £1.20 +VAT, which is £23.40 +VAT a month. Annual Pro is £12 +VAT a month for the first 3 units, plus the same £1.20 +VAT per extra unit on the comparison table.

Property management software for small landlords (UK): what actually matters at 1–10 doors

At one to ten properties you can still see the whole portfolio in your head, until you cannot. The failures are specific.

• Repairs intake. A tenant message is not a record until it is attached to a property, with a photo and a status. Chat is fine for “the plumber is coming”. It is a poor archive of what was wrong.
• Certificate expiry. Gas safety is annual. An EICR in England is at least every five years. An EPC lasts up to ten. On three properties those dates already refuse to share a calendar. The landlord certificates guide is the detail, with official sources.
• Document storage. The PDF has to come back when a tenant, a lender or a council asks. A vault only works if the current file is in it. Gaffy’s vault takes any file type. The lease, gas safety certificate, EPC and EICR are shared with the tenant by default. Other documents stay private.
• Making Tax Digital. From 6 April 2026 this applies if qualifying income from self-employment and property is over £50,000. It does not turn on because you own three flats. HMRC’s collection is linked in Sources. Gaffy does not file Making Tax Digital returns.
• Cost by property count. A headline “from £8” is useless until you know which band your actual count sits in. That is the next section.

Cost at 1, 3, 5 and 10 properties

August is priced by tenancy. For a single let, one tenancy is one property. Gaffy’s first month is free, so the Gaffy row is the monthly price after that. Landlord Vision’s Starter plan stops at 4 tenancies, so the 5-property and 10-property cells point at their pricing page instead of a Standard pound figure.

• August, checked 2 November 2026: free at 1 (the free plan covers 2 tenancies), £8.99 at 3 and at 5 (Growth, up to 5), £14.99 at 10 (Portfolio, up to 20).
• Landlord Studio, checked 2 November 2026: MTD Go has no monthly fee at 1 and at 3, and charges £5 per MTD submission. At 5, monthly Pro is £15 +VAT plus 2 × £1.20 +VAT. At 10, monthly Pro is £15 +VAT plus 7 × £1.20 +VAT.
• Landlord Vision, checked 2 November 2026: Starter is £19.97 a month exclusive of VAT for up to 4 tenancies, so 1 and 3 use that plan. The fifth tenancy needs a higher plan. This page does not state a Standard price.
• Hammock, left from 19 October 2026: £8 +VAT at 1 and at 3 (Basic, 1–3 properties), £15 +VAT at 5 and at 10 (Standard, 4–10).
• PaTMa, left from 19 October 2026: free at 1 unit. Pro was £15 for 5 units, so 3 and 5 were £15. Ten units was £15 plus five extra units at £1.50, which is £22.50.
• Gaffy: £12 at 1, 3 and 5. Ten is £12 plus five extra properties at £4, which is £32.

The three jobs

Repairs and certificates

Choose this aisle when the wound is the inbox and the PDFs. Gaffy, our DIY property management software, is a tenant repair link, a maintenance inbox, contacts for your own tradespeople, and a document vault with gas safety, EICR and EPC expiry reminders. It does not do the books, it does not book tradespeople, and it does not file Making Tax Digital returns. From six properties the same price is set out on the portfolio software page: 10 is £32, 20 is £72.

Accounting and MTD

Choose this aisle when the wound is the ledger. August, Landlord Studio and Landlord Vision were re-read on 2 November 2026. Hammock and PaTMa stay on the 19 October 2026 figures. Use the table, then open their page. A finance login will not, by itself, give you a repair history. If you want the bookkeeping written out without a product pitch, use the DIY landlord accounting guide and its free spreadsheet.

Chat-first maintenance

Some landlords live in WhatsApp and want the tool wrapped around that habit. Our older note on WhatsApp-first tools and a vault is still the qualitative version. The priced comparison is Gaffy vs Lettie. Verify any current price on the vendor’s site.

Agency platforms

If you have staff or you manage for other owners, your shortlist is different, and it is often the wrong shortlist for a DIY landlord. Arthur Online is priced for that job. See why agent software wastes DIY time.

How to shortlist

1. Write the top pain in plain English and match it to repairs, accounting, or both.
2. Count properties. If tenancies and properties differ, count both.
3. Drop any free plan that does not cover the count.
4. In a trial, file one certificate and close one repair. If you cannot get the PDF back, leave.
5. Read the live pricing page before you pay.

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How we wrote this

August and Landlord Studio: checked 2 November 2026 on each provider’s own pricing page. Landlord Vision’s Starter list price is the JSON-LD offer on its pricing page that day (£19.97 a month, exclusive of VAT, up to 4 tenancies). Hammock and PaTMa pound figures were left as checked on 19 October 2026. Gaffy is one of the products compared. The first month is free, then £12 a month for up to 5 properties and £4 a month for each extra property. Gaffy does not do accounting and does not file Making Tax Digital returns. The wider UK piece is best landlord software UK. Free tiers are also discussed in free landlord software UK. The research index is landlord research.

Related

• Best landlord software UK
• Landlord research
• UK landlord software pricing
• DIY property management software
• Property portfolio software for landlords
• Free landlord software UK
• DIY landlord accounting
• After OpenRent