How much does letting agent software cost in the UK? Prices checked 31 October 2026

Where the whole price is published, letting agent software costs a 10-property agency from £14 a month plus taxes to £174 a month for one user. Each company counts something different: users, lettable units, tenancies, branches, a share of the rent, or the size of the book. Alto, Reapit, Street and Goodlord publish no price at all, and PayProp and Arthur Online publish a starting price only.

Every figure here was read on the company’s own pricing page or terms on 31 October 2026. Prices are a month, with VAT added at 20% where the company says its prices leave it out, because an agency that is not VAT-registered pays the VAT and cannot claim it back. LetCompliance’s plan for 10 properties is Agency Starter at £39 a month, with no VAT added and no charge for extra users. The landlord side of the same question is in what landlord software costs in the UK.

Prices at 3, 10 and 50 properties

The plan that covers that many properties, a month, as each company’s page showed it on 31 October 2026. Tools that charge by the user are shown for one user.

How the figures were reached:

• VAT. Added at 20% where the page says prices exclude it: COHO’s £30 is £36, Apex27’s £35 is £42, Gnomen’s £45 is £54, Rentman’s £65 is £78, 10ninety’s £80 is £96, Landlord Vision’s £99.97 is £119.96, agentOS’s £145 is £174 and Fixflo’s £75 software fee is £90. Arthur Online’s pricing page does not mention VAT, but its terms say its fees exclude it (clause 16), so its £82.50 is £99. PaTMa’s prices include VAT. PayProp’s pricing page does not mention VAT.
• Units and tenancies. PaTMa is £15 for 5 units, then £1.50 a unit. Alphaletz has no charge up to 3 units, then Pro at £14 for 10 and Pro Plus at £29 for 25, with £1.40 for each unit over; billed yearly the two plans are £11 and £24. COHO is £2.50 a unit up to 100 units, with a minimum of £30 a month (12 units). Landlord Vision’s Enterprise covers 25 tenancies, then £1.75 a tenancy before VAT; billed yearly it is £84.97 for 25, then £1.50 a tenancy.
• More than one user. Each extra user adds £42 on Apex27, £54 on Gnomen and £78 on agentOS. On Rentman the second to fifth seats are £60 each.
• Who each tool is for. PaTMa’s Pro plan is for professional landlords and property managers, and Alphaletz names portfolio landlords, property managers and letting agents. Landlord Vision lists agent statements on its Enterprise plan only. Fixflo’s lettings plans cover repair reporting, planned maintenance and certificates, and connect to an agency’s CRM.

Alto, Reapit, Street and Goodlord publish no price. Alto’s property management page says its price depends on portfolio size and the features needed. Reapit’s says it charges per user, with the total set by the parts of the platform an agency takes. What each tool does beyond its price is in the ranking of UK letting agent software.

How each company counts

The unit of charge decides more of the bill than the headline price does.

• By user. Apex27 charges £35 a user and Gnomen £45 a user on Pro. Rentman is £65 for the first seat, then £50, £40 and £30 a seat in bands. agentOS is £145 with one user, £360 with five and £550 with eight, then £65 for each extra user. All are before VAT. The number of properties does not move these prices; each new member of staff does. Reapit also charges per user but publishes no figure.
• By lettable unit. COHO counts every space let to a paying tenant: each HMO room, a garage or a parking space, and empty or advertised units as well as let ones. Two 6-room HMOs are 12 units there. PaTMa, Alphaletz and Arthur Online count units too.
• By tenancy. Landlord Vision counts tenancies, and a house let room by room usually has a tenancy for each room.
• By branch. 10ninety charges £80 before VAT for each branch with up to 100 active properties or lettings, and £40 for each further 100. It charges nothing for extra users.
• By the rent. PayProp adds a monthly service fee of under 1% of the money it processes to a licence from £79.
• By the size of the book. LetCompliance’s agency plans step up with the number of properties, and an HMO counts once however many rooms it has. Every agency plan has every agency tool and unlimited seats and branches; only the number of properties and the storage differ.

Set-up fees and minimum terms

Alto’s 24 months. Alto’s general terms, as published on its site on 31 October 2026 (the file is dated 27 February 2026), say a subscription runs for 24 months from its start date and then extends by itself for further periods of 24 months (clause 4.1). To stop at a renewal date, the agency gives at least 90 days’ written notice before it (clause 17.1). The start date is the soonest of four dates: the target go-live date in the order, the date Alto confirms in writing that the service is ready for live use, the date the agency first uses it live, or three months after the order. If the soonest of those is 1 November 2026, the term runs to 31 October 2028, and notice to leave when it ends must reach Alto at least 90 days before 1 November 2028, so by early August 2028. An order can change these terms only where its special conditions say so expressly, and terms for a particular product come before the general ones (clause 1.3). The same terms let Alto raise its fees once a calendar year on 30 days’ notice, and without notice they rise each year with the Retail Prices Index (clause 10.9). Expert Agent’s terms of business are the same document.

VAT on the price

Most agent software is priced before VAT. COHO, Apex27, Gnomen, Rentman, 10ninety, Landlord Vision, agentOS and Fixflo say so on their pages, Arthur Online says so in its terms, and PaTMa includes it in the price. LetCompliance adds no VAT.

Whether the VAT is a cost depends on the agency. GOV.UK says a business can reclaim VAT on what it buys for the business if it is VAT-registered, and that it must register when its taxable turnover for the last 12 months goes over £90,000, or is expected to in the next 30 days. An agency below that line that has not registered pays the 20% and cannot reclaim it while it is not registered. If it registers later, GOV.UK lets it reclaim VAT on services bought for the business in the 6 months before. Apex27’s £35 a user is then £42, and for two people £84 a month, £1,008 a year.

A VAT-registered agency reclaims the VAT, so for that agency the prices before VAT are the ones to compare.

A 15-property agency, worked

Take an agency managing 15 single lets from one branch, with two people using the software, not registered for VAT, paying monthly where it can, on rents of £1,000 a month each. Tools that charge by the user are priced for two users.

For this agency Alphaletz and PaTMa cost less than LetCompliance’s Agency Starter plan at £39 a month, and every other tool in the table costs more.

• PayProp’s service fee is under 1% of the £15,000 it would process each month, so under £150, on top of a licence from £79 and a set-up fee of £600 to £2,000. Its pricing page offers it to letting agents for rent payments and client money, alongside their property management software.
• Alphaletz’s pricing page does not say what a second user costs, so the table adds nothing for one.
• 10ninety’s first year includes its £100 set-up fee, £120 with VAT, which an offer waived until 31 October 2026.
• With one person instead of two, Apex27 is £42 a month, Gnomen £54 and Rentman £78.
• Fixflo is left out: its lettings plans start at 50 properties.

How to compare for your own agency

1. 1Count the way each company counts. Users, units, tenancies or branches give very different bills for the same book, and HMO rooms multiply on unit and tenancy pricing.
2. 2Add the VAT where the page says it is extra, unless the agency is VAT-registered.
3. 3Add the one-off costs and the term. A set-up fee, a paid import of old records or 24 months on Alto’s terms can move the first-year cost or the commitment more than a few pounds a month do.
4. 4Price the extras the agency would use. E-signing is £1 an envelope on COHO and £15 a month for 20 documents on 10ninety, both before VAT. A login for landlords is an extra on some tools: 10ninety’s Client Hub is £30 a month and Gnomen’s website and client portal package is from £160 a month on a one-year minimum, both before VAT.
5. 5List what has to happen to the money. Rent recorded against each landlord, commission worked out, statements drawn, landlords paid out, the bank reconciled. Tools differ most here.

What LetCompliance’s agency plans include

LetCompliance runs the let for a letting agency from one workspace. The agency plans are Agency Mini £24 a month for up to 5 properties, Agency Starter £39 for up to 20, Agency Growth £79 for up to 50 and Agency £129 for unlimited properties, with no VAT added and no set-up fee; on a yearly plan a year costs the same as ten months paid monthly. Every agency plan has every agency tool and unlimited seats and branches; only the number of properties and the storage differ.

What an agency workspace does today:

• A record for each landlord client, with the fee agreement and the commission worked out per client
• Statements for every client drawn at once and emailed as PDFs, and a per-landlord balance report for client money protection records
• The agency’s own redress scheme, client money protection, ICO registration and insurance renewal dates
• Branches with roles, and a letting pipeline
• Adverts, applications, referencing paid per check, e-signed tenancies, the tenant portal, repairs, inventories, and Section 8 and Section 13 notices on the current prescribed forms

What it does not do on 31 October 2026:

• There is no login for landlord clients, no reconciliation against the bank and no way to pay landlords out from the software.
• Statements say they are not VAT invoices, so a VAT-registered agency cannot use them to charge VAT on its commission.
• Inside an agency workspace there is no Making Tax Digital and no accountant link: those stay with a landlord account.
• It is not a sales CRM and has no feed to the property portals.

Price your own book. The agency plans side by side show what each one covers, and every workspace starts with a 14-day agency trial and no card.