Simple, transparent pricing
Start free with up to 3 properties. Upgrade as your portfolio grows. No hidden fees, cancel anytime. HMO, CT600, SA900/SA903 estate/trust and Section 42 included where it matters.
Free
Get started with a small portfolio and try the core workflow.
Up to 3 properties
- Portfolio dashboard
- Mortgage & tenancy tracking
- Tenant portal
- Task management
- Compliance alerts (Gas / EICR / EPC)
- CSV data import
- Renters’ Rights Act 2025 Info Sheet
- AI receipt scanning(5/mo)
- SA105 tax report (view)
- Reference Data(1 of each)
- Audit log + GDPR export
- E-signatures
- MTD quarterly submissions
- Open Banking auto-match
- Tenant referencing workflow
- CT600 company returns
- SA900/SA903 estate & trust returns
- Tax-return filing tracker
- CT600 capital allowances (AIA + WDA)
- Companies House auto-fill
- Section 42 leasehold tracker
- HMO compliance module
- Rent Review Insights
- Mid-year ownership transfers
- Growth Plan snapshots
- Self-hosted deployment
Starter
For small self-managing landlords ready to go paperless.
Up to 10 properties
- Portfolio dashboard
- Mortgage & tenancy tracking
- Tenant portal
- Task management
- Compliance alerts (Gas / EICR / EPC)
- CSV data import
- Renters’ Rights Act 2025 Info Sheet
- AI receipt scanning(30/mo)
- SA105 tax report + PDF export
- SA105 lock-for-review + email summary to accountant
- Property Archive lifecycle (preserves history for sold properties)
- Reference Data (full)
- Audit log + GDPR export
- E-signatures(5/mo)
- MTD quarterly submissions(4/yr)
- Tenant referencing workflow(£35/report)
- Multiple users(Up to 3)
- Open Banking auto-match
- CT600 company returns
- SA900/SA903 estate & trust returns
- Tax-return filing tracker
- CT600 capital allowances (AIA + WDA)
- Companies House auto-fill
- Section 42 leasehold tracker
- HMO compliance module
- Rent Review Insights
- Mid-year ownership transfers
- Growth Plan snapshots
- Self-hosted deployment
Pro
For professional landlords running personal + joint portfolios with SPV exposure.
Up to 25 properties
- Everything in Starter
- AI receipt scanning(100/mo)
- E-signatures (incl. Joint AST + landlord countersign)(20/mo)
- MTD quarterly submissions(Unlimited)
- Open Banking auto-match (with locked-year retro-match guard)(2 banks)
- Tenant referencing workflow(£35/report)
- CT600 company / SPV returns
- CT600 records-first + mid-year rate split + per-property drill-down
- CT600 drift detection + tax-year lock + accountant email
- CT600 capital allowances (AIA + WDA)
- S455 director loan tracking + ATED alerts
- Companies House auto-fill
- Tax-return filing tracker (SA105 + CT600) — Confirmed → Submitted → Accepted + deadline nag
- Section 42 leasehold extension tracker
- Form 4A statutory rent-increase workflow (end-to-end)
- Statement of Tenancy Terms auto-resend on rent / deposit / lease edits
- Time-based tenancy history (rent / deposit periods)
- AST landlord-sign drift reconciliation
- Rent Review Insights (ONS-driven)
- Capital Investments CRUD (ACTIVE / REPAID / WRITTEN_OFF)
- Maintenance → Expense → SA105 auto-wiring + labour/materials rollup
- Admin tenant impersonation
- Mid-year ownership transfers
- Growth Plan snapshot changelog
- Article 4 postcode auto-check
- Compliance calendar + auto-tasks
- Big-file uploads >4.5MB
- Multiple users(Unlimited)
- HMO compliance module(1 HMO)
- Self-hosted deployment
Business
For serious portfolios running HMOs and multi-SPV structures.
Unlimited properties
- Everything in Pro
- Unlimited properties
- Trust & Estate (ESTATE / TRUST) ownership type
- SA900 / SA903 estate & trust tax returns
- SA903 worksheet from live data + SA900 estate income tax
- Section 24 finance-cost reducer + R185 beneficiary apportionment
- SA903 HMRC flat-PDF fill at calibrated coordinates + calibration overlay
- Cross-year loss + finance-cost carry-forward
- SA900 added to the tax-return filing tracker
- AI receipt scanning(Unlimited)
- E-signatures (incl. Joint AST + landlord countersign)(Unlimited)
- Open Banking auto-match(Unlimited banks)
- HMO compliance module(Unlimited HMOs)
- Statutory room-size checker
- HMO yield + utility recharge calculator
- Fire Risk Assessment + fire alarm log
- Council licensing data (30+ UK councils)
- ASB log → Section 8 Ground 14 evidence pack
- Fit & Proper Person register
- Portfolio compliance matrix
- Per-surface portfolio scope (pre-tenancy compliance, post-tenancy tax)
- Landlord Reference Data + per-property assignment + signing prefill
- Property Delete (full Prisma + KV cascade for incomplete purchases)
- Companies House deadline reminders
- Priority email support
- Self-hosted deployment
Portfolio / Agent
For letting agents, multi-client operators, and DPA-sensitive setups requiring self-hosted deployment, Owner-role governance and full invite audit.
Unlimited properties
- Everything in Business
- Unlimited properties & HMOs
- Multi-client / multi-company grouping
- Self-hosted deployment option
- Owner role + multi-user invite audit
- Super-user role bypasses plan gates for Owner accounts
- Dedicated onboarding
- SLA-backed support
- Extended audit log retention
- Custom data exports
Frequently asked questions
Can I upgrade or downgrade at any time?
Yes. You can change your plan at any time from Settings. Upgrades take effect immediately, and downgrades apply at the end of your current billing period.
What happens if I exceed my property limit?
Your existing properties remain unaffected. You simply won't be able to add new ones until you upgrade or remove a property.
Do you support Making Tax Digital (MTD)?
Yes. MTD for Income Tax quarterly submissions are shipped and tested against the HMRC sandbox. Personal-only (SA105) — company properties report via CT600, not MTD ITSA. Starter tier includes 4 submissions/year (one per quarter); Pro and above include unlimited.
Can I file CT600 returns for my Limited Company / SPV?
Yes. PropertyApp is the only UK landlord tool with native Limited Company tax support. Pro and above include the CT600 preview flow with 12 company-specific expense categories, S455 director-loan tracking, ATED alerts, and Companies House deadline reminders. Company details live in Reference Data → Limited Companies.
Can I file SA900 / SA903 estate or trust returns?
Yes — Business and Portfolio / Agent. PropertyApp is the only UK landlord tool that handles estate and trust property income. Set a property to the ESTATE / TRUST ownership type and it appears on the dedicated /taxes/trust surface (and is excluded from SA105, CT600 and MTD). The app generates the HMRC SA903 “UK Property” working sheet from your live rent and expenses, computes the SA900 estate income tax with the Section 24 finance-cost reducer and the de minimis, apportions residuary income to beneficiaries via R185, and fills the real SA903 PDF by overlaying text at calibrated coordinates — with an in-app calibration overlay so you can align any future year yourself. Unused property losses and residential finance costs carry forward automatically once a year is confirmed.
How does the tax-return filing tracker work?
Mark each return Confirmed → Submitted → Accepted, with every stage dated. The tracker spans personal SA105 and company CT600 on Pro, and adds estate SA900 on Business. A deadline-aware compliance nag on the dashboard and /compliance surfaces what is overdue or due soon — built from the statutory deadlines (SA105 / SA900 31 January online, SA900 paper 31 October, CT600 twelve months after the period end, CT600 payment nine months and a day) — and goes quiet once a return is accepted.
What’s in the HMO compliance module?
HMO licence tracker with data seeded from 30+ UK councils, Article 4 postcode auto-check, statutory room-size validation (6.51m² single / 10.22m² double), amenity-ratio calculator, Fire Risk Assessment and fire alarm service logs, common areas and ASB incident logs, HMO yield and utility recharge calculator, and the portfolio-wide /compliance matrix. Pro includes 1 HMO for trial purposes; Business and Portfolio/Agent include unlimited HMOs.
How does Section 42 leasehold extension tracking work?
Pro and above include the full statutory workflow — initial notice, counter-notice, tribunal reference, and completion — with an 80-year cliff-edge warning for the marriage-value threshold and built-in legal reference at each step. Link to your solicitor via Reference Data.
Can I self-host PropertyApp?
Yes, on the Portfolio / Agent tier. You get a self-hosted deployment option, extended audit log retention, and SLA-backed support — designed for DPA-sensitive landlords, accountants and agents.
How does Open Banking auto-match work?
Pro and above link UK banks via TrueLayer (AIS-only — read-only access). A daily cron syncs transactions; a deterministic match-rule engine scores each one (surname / amount / recurring counterparty) and auto-creates RentPayment / Expense records at ≥0.85 confidence, drops ambiguous ones into a review queue, and leaves the rest UNMATCHED for manual triage. A locked-year retro-match guard protects sealed returns — once a tax year is locked, neither the daily cron nor the manual-match drawer will retro-match into it. 90-day SCA consent renewal banner included. Pro = 2 banks, Business = unlimited. Sandbox today; production via the FCA TrueLayer Agent route.
What are Rent Review Insights?
Pro and above get rent-review intelligence on /market — properties where the rent is stale (12 months default, configurable) with a defensible suggested rent range derived from the ONS Private Rental Index plus curated local comparables. Confidence labels (HIGH / MEDIUM / LOW) reflect comparable count; an RRA tribunal-risk warning fires when the suggestion exceeds market median by more than 10%. Apply updates the property + tenancy and writes a review history; MANAGED properties are read-only.
Can I send a Joint AST to multiple tenants?
Yes — Pro and above. A joint AST is a single DocuSeal envelope with up to 4 tenants + 1 landlord countersigner and parallel signing (no signer blocks the others). Each tenant gets their own portal slice and email link; per-submitter status is tracked; targeted resend works per row; a single decline kills the envelope; post-sign automation is exactly-once. Plan-gate counts once per envelope (a 2-tenant AST = 1 signature against your monthly limit).
How does tenant referencing work?
Starter and above can order a tenant reference through our pluggable referencing layer with GDPR consent capture, secure document storage, and a per-applicant decision workflow. Reports are pay-per-use at a £35 default (per-request override available). Partner integrations with reference bureaux and the Rogue Landlord Database are on the roadmap.
What is Form 4A and how does the rent-review workflow work?
Form 4A is the statutory Section 13(2) notice for proposing a rent increase. PropertyApp ships the only end-to-end Form 4A workflow on the UK market: propose new rent + effective date, the system renders a prefilled docx, you pre-sign in DocuSeal, the tenant is auto-emailed the signed Form 4A with a one-click portal sign-in link, and they Accept / Decline / Refer-to-Tribunal in the portal. On Accept, the renewal Tenancy Agreement is auto-drafted with the new rent, all parties sign, and on COMPLETED a new TenancyPeriod opens — SA105, CT600, MTD and the property tile all re-render with the new rent. Pro and above.
What is CT600 drift detection?
CT600 is records-first — every running cost (mortgage interest, management fee, service charge, ground rent, R&M) is a dated record, not a forward-estimated column. When the rate you have on the property tile drifts from the latest invoice you recorded, an amber banner appears per property × category with a one-click deep-link to the property Edit panel. Float-noise-safe via integer-pence comparison. Pro and above.
Can I lock a tax year and share with my accountant?
Yes — Starter ships SA105 lock-for-review, Pro adds CT600. Hit the emerald Lock button on the year selector to seal the period; a locked-state banner appears, the daily bank-feed cron and manual-match drawer both refuse to retro-match into the locked period, and a one-click "Email summary to accountant" goes out alongside the PDF. Amber Unlock reverses it (audit-logged).
What happens if I change the rent after a tenancy starts?
Pro and above: when tenancy financial state changes (rent edit, deposit change, lease-type flip, contact list change), a new TenancyPeriod opens automatically and the Statement of Tenancy Terms surface derives a "Re-send needed" badge — sticky until the tenant acknowledges the updated SoTT in-portal. This is RRA compliance you can’t forget. For Section 13(2) statutory rent reviews, use Form 4A instead — the new rent flows through the full workflow.
Is my data secure?
Every account gets its own isolated database. Sensitive financial data is encrypted with AES-256-GCM. We're fully GDPR/UK GDPR compliant with audit logging and data export/erasure on every tier.
What are receipt scans and e-signatures?
Receipt scanning uses AI to extract expense data from photos of receipts. E-signatures let you send tenancy agreements for digital signing via DocuSeal. Both use third-party APIs, so usage is metered per plan to keep pricing fair.