Property management software UK: 8 compared (2026)

The best property management software for a UK letting agent depends on what you need it to do. Reapit, Alto and Street are full agency CRMs that cover sales and lettings; Arthur Online is built around property management and publishes its prices; PayProp specialises in rent collection and client accounting; Goodlord runs the tenancy workflow from referencing to rent; agentOS is a configurable CRM with an open API; and Solace pairs the software with a UK team that runs the back office for you. This guide sets out what each one does, who it suits and how it is priced.

Written by Solace. We have included ourselves and say plainly where we differ. Everything about other vendors comes from their own websites, checked on 22 October 2026 — prices and features change, so confirm the details in writing before you sign.

The eight platforms at a glance

Which letting agent software should you look at?

Reapit

Reapit is an estate agency platform with a lettings CRM module. It sells to three tiers — single-branch agencies, multi-branch chains and national or franchise groups — and its lettings tools cover tenancy tracking, expiring certificates, works orders and renewals, with a built-in anti-money-laundering workflow. Client accounting is an add-on (Reapit Client Accounts). Reapit says it offers 130 integrated apps through its AppMarket, a UK-based 24/7 service desk and ISO 27001 certification.

Pricing: Reapit states that the platform is charged per user, with the total depending on which parts you take. No figures are published.

Worth asking in the demo: which modules your quote includes, particularly client accounting, and how the per-user cost changes as you hire. Already on Reapit and weighing a move? See Reapit alternatives for UK letting agents.

Alto

Alto describes itself as a CRM for UK estate and letting agents and says more than 6,000 UK agents use it. Its lettings side covers referencing, deposits, compliance and renewals; property management covers certificates, inspections, arrears and works orders. Alto Intelligence, its AI layer, drafts listings and appraisals and matches applicants to properties. It also includes accounts, AML tools, e-signing and a client portal, and Alto says go-live typically takes 16 days with free data migration.

Pricing: Alto describes "one transparent price" that includes its AI tools, e-sign, legal documents and client portal, but does not publish the figure.

Worth asking in the demo: what is included in the single price, and how renewal increases are handled in the contract.

Street

Street is a cloud CRM for sales and lettings agencies, from single-branch independents to multi-office networks. Its lettings CRM creates renewals automatically for tenancies expiring within 90 days. Property management covers real-time arrears tracking, rent reviews with Section 13 forms, Right to Rent checks, deposit protection, EPC tracking and contractor compliance. Client accounting produces monthly landlord statements and Making Tax Digital reports (Street notes it does not submit them to HMRC), and it feeds listings directly to Rightmove, Zoopla and OnTheMarket.

Pricing: Street does not charge per seat; its quote is built on factors including your listing volume, with bundle discounts if you also use its sister products. No figures are published.

Worth asking in the demo: how a quiet or busy month changes the bill, and the contract length.

Arthur Online

Arthur Online is property management software for property managers and landlords, with letting agents among its listed audiences. All plans include maintenance, finance and compliance modules and unlimited storage.

Pricing — published:

Billing is annual. The page does not say whether prices include VAT, so check.

Worth asking in the demo: how it fits alongside your existing CRM, if you keep one for sales and lettings.

PayProp

PayProp is not a full CRM: it automates rent collection, payouts and the client accounting behind them. It processes tenant payments and pays landlords, contractors and commission — often on the day the tenant pays — reconciles automatically and holds funds in CMP-recognised client accounts with NatWest, with FSCS protection, according to its site. It integrates with Reapit, Xero and Fixflo, among others, and sizes its customers from under 200 properties to over 1,000.

Pricing — published: a licence from £79 a month, a monthly service fee of less than 1% of the money you process (falling as volume rises), and a one-off setup fee of £600 to £2,000 depending on portfolio size.

Worth asking in the demo: what the percentage fee works out at on your rent roll, since that is likely to be the largest part of the cost.

Goodlord

Goodlord is a lettings workflow platform covering the tenancy from start to finish: tenant referencing with AI identity checks and a referencing team, landlord onboarding with AML screening, rent and move-in payments, Rent Protection Insurance, and property management tools including contracts, inventory check-in, utility switching and end-of-tenancy handling, plus integrations with agency CRMs.

Pricing: not published; quoted after a demo.

Worth asking in the demo: which CRM you will run it alongside, and how the two share data.

agentOS

agentOS is a configurable CRM for estate and letting agents, with lettings, property management and client accounting modules and an open API for connecting other property tools. Its site lists integrations including Fixflo, Signable, DocuSign and TouchRight, and support by phone, live chat and an online help desk.

Pricing: we found no figures on the pages we checked; ask for a quote.

Worth asking in the demo: how much configuration you will need to do yourself before go-live.

Solace

Solace is property management software with its own UK team. The software automates the lettings back office — client money and reconciliation, repairs and maintenance, compliance tracking and periodic inspections — and the team handles the judgement calls, all under your agency's name. You approve the decisions that matter; landlords and tenants keep dealing with you. Client money stays in your own client account; Solace is given access to do the work and never takes custody of the funds.

The difference from everything above is who does the work. The other seven are tools your team operates. Solace is for agencies whose constraint is capacity rather than software — where the honest answer to "who will run this?" is "we would need to hire".

Pricing: we don't publish a price either. It is quoted per portfolio after a demo, based on what you want run.

Worth asking in the demo: exactly which tasks still land on your desk after go-live.

How should you compare them?

Weight the criteria by what actually consumes your team's week, then mark each system out of five on the same scale:

Then run every demo on your own data. Bring three real properties, including your most awkward one, and script the hard cases: a part-payment with a deduction, an EICR expiring with remedial works, an out-of-hours emergency repair, a tenancy ending mid-month. Our guide to choosing property management software explains what good looks like for each criterion, and how to reconcile client money is a useful script for the accounting part of the demo.

Software, a managed service, or both?

This is the question most demos avoid. Software organises the work; it does not do the work. Someone still has to chase the contractor, reconcile the account, book the inspection and answer the tenant. So ask each vendor directly: after go-live, which of these tasks does a person on my team still perform? Then decide whether you want:

• Software only — you keep the team and gain better tools;
• A managed service — someone else runs the process on their system;
• Both — the platform and a team running the routine work under your name, with you approving the decisions that matter.

We compare those routes in property management software vs a managed service, and the staffing maths in growing your portfolio without growing headcount. Before you move, read how to switch your lettings back office — migration scope and exit terms are where switches go wrong.

Frequently asked questions

What is the best property management software for UK letting agents?

There is no single winner. For a full sales-and-lettings CRM, agencies usually shortlist Reapit, Alto or Street. For property management with published prices, Arthur Online. For automated rent collection and client accounting, PayProp. For the tenancy workflow from referencing to rent, Goodlord. If the real constraint is the hours to run the back office rather than the software, Solace provides the software and the team together.

Which property management software publishes its prices?

Of the eight compared here, Arthur Online and PayProp publish prices. Arthur starts from £82.50 a month for 55 units, billed annually; PayProp charges a licence from £79 a month plus a service fee under 1% of processed money and a one-off setup fee. Reapit, Alto, Street, Goodlord, agentOS and Solace quote after a demo.

What is the difference between a CRM and property management software?

An agency CRM runs the front of the business — applicants, viewings, offers, landlords and listings. Property management software runs what happens after the let: rent and client accounting, repairs, compliance certificates, inspections and renewals. Reapit, Alto, Street and agentOS combine both; Arthur Online and PayProp focus on the management side.

Do I need software, a managed service, or both?

It depends on whether your constraint is tooling or capacity. If your team has the hours but poor systems, software is enough. If the work itself is the constraint and hiring is the only way to add capacity, a managed service or software with a team behind it addresses the actual problem.

What should I check before switching systems?

Data migration scope, whether client money balances and compliance dates transfer cleanly, the length of the parallel run, and your exit terms. Agree all four in writing before you commit.

If you would rather have the platform and the team running the routine work under your own name, see Solace's property management software for letting agents or book a demo to see it on your own portfolio.