Best MTD software for landlords
If your rental income takes you over the Making Tax Digital threshold, you need HMRC-recognised software that can handle property income — and several well-known tools either can't, or hide it behind a pricier tier. This list ranks every option that genuinely covers property income by its true annual cost (VAT included), using the same engine as our finder, so it stays current as prices change.
Cheapest-compliant comes first. If you specifically want property features — rent tracking, mortgage interest, per-property profit — look for the landlord specialists flagged as the best fit, which generic accounting tools don't match.
- Freetrue annual cost, VAT incl.
Landlord-focused with a genuinely free tier for small portfolios. Self-employment not covered.
- Freetrue annual cost, VAT incl.
Full cloud accounting with a genuinely free plan for all business types (with invoice limits) — rare among the serious tools. Strong if you're already in the Zoho ecosystem.
- £19.99/yrtrue annual cost, VAT incl.
Bare-bones, very cheap MTD filer. Free for the first year, then under £20 — hard to beat on price if you don't need bookkeeping features.
- £23.70/yrtrue annual cost, VAT incl.
Bridging software. If you already live in a spreadsheet, you keep it and 123 Sheets just submits the quarterly updates — by far the cheapest way to comply.
- 5.VitalTax£36/yrtrue annual cost, VAT incl.
An add-in that lives inside Excel or Google Sheets. No new app to learn — file straight from the spreadsheet you already use.
- £69.99/yrtrue annual cost, VAT incl.
A guided tax filer rather than a full accounting system. Enter income and expenses, get tax-saving prompts, and submit. Good middle ground if spreadsheets feel too bare.
- 7.Coconut£79.20/yrtrue annual cost, VAT incl.
Built from the ground up for sole traders and landlords under MTD — simple categorisation, no accounting jargon. Often supplied free through partner accountants.
- 8.Xero£100.80/yrtrue annual cost, VAT incl.
Full cloud accounting. The Simple plan is purpose-built for MTD for Income Tax with bank-feed automation, so you do less typing.
- 9.Hammock£115.20/yrtrue annual cost, VAT incl.
Landlord-only software that understands rent, arrears, mortgage interest and per-property profit. No self-employment support.
- 10.TaxCalc£134.40/yrtrue annual cost, VAT incl.
A long-established self assessment tool with MTD bridging. Desktop-based, thorough, and trusted by people who already do their own returns.
- 11.APARI£144/yrtrue annual cost, VAT incl.
An MTD specialist (now ApariPro) from the original HMRC pilot, covering self-employment and property with pre-filled returns and a 30-day free trial.
- £144/yrtrue annual cost, VAT incl.
Freelancer-favourite accounting with time tracking and project costing. Free for life with the right bank — which can make it the cheapest serious option by a mile.
- 13.QuickBooks£144/yrtrue annual cost, VAT incl.
Widely used cloud accounting. The £10 Sole Trader plan covers self-employment and a single rental property if you're not VAT-registered; Simple Start adds VAT.
- £216/yrtrue annual cost, VAT incl.
Established accounting software with strong accountant support and phone help. Mid-priced, no surprises.
Ruled out, and why
- FreshBooks — Doesn't support property income.
Frequently asked questions
- Which MTD software is best for landlords?
- It depends on whether you want the lowest price or property-specific features. The table above ranks every property-capable tool by true annual cost; landlord specialists like Hammock and Landlord Studio add per-property reporting that generic accounting tools don't.
- Do landlords need MTD-compatible software?
- If your combined self-employment and property income is over the announced threshold, yes — you'll need HMRC-recognised software to keep digital records and file quarterly updates. Use the finder to see your exact start date.
- What's the cheapest software for landlords?
- The cheapest property-capable option is at the top of the table. Bridging tools that file from your own spreadsheet are usually cheapest; a free tier or free-with-bank deal can beat even those — see our free MTD software list.
- Can I use Xero or QuickBooks as a landlord?
- Yes — both support property income, though you may need a specific tier. They're full accounting tools rather than landlord specialists; the comparison above shows how their true cost stacks up.
More guides
Ranked by true annual cost using the same engine as the finder; see how it works. Links are affiliate links and never affect ranking. Not affiliated with HMRC; not tax advice.