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 property-management software with a genuinely free single-property plan that includes MTD filing. Quarterly updates are reviewed and sent from inside the platform, with email reminders each quarter.
- Freetrue annual cost, VAT incl.
Established UK cloud accounting with a genuinely free plan for sole traders and landlords — MTD for Income Tax quarterly updates and year-end filing at no cost, with low-priced paid tiers that add bank feeds and per-property tracking.
- Freetrue annual cost, VAT incl.
A flexible DIY filer covering unlimited self-employment businesses, UK and foreign properties — key figures in yourself, bridge from a spreadsheet or connect your bank. Files right through to the final declaration.
- Freetrue annual cost, VAT incl.
A genuinely free, HMRC-recognised MTD tool from Open Answers. Works as either spreadsheet bridging or simple in-app accounting, and covers both self-employment and property income at no cost.
- Freetrue annual cost, VAT incl.
Free, HMRC-recognised cloud bookkeeping. The free version covers MTD for Income Tax quarterly updates for sole traders and UK landlords, with an optional paid Pro tier for more automation.
- Freetrue annual cost, VAT incl.
Sage's genuinely free MTD for Income Tax app for sole traders and landlords (formerly Sage Individual). Digital records, bank feeds, quarterly updates and the final declaration at no cost — from one of the biggest names in UK accounting.
- Freetrue annual cost, VAT incl.
A genuinely free, HMRC-recognised tool from Cirrostratus (the VAT Direct platform): a simple cloud cashbook plus spreadsheet bridging that files MTD for Income Tax for sole traders and landlords — including foreign property — at no cost.
- Freetrue annual cost, VAT incl.
An automation-first tax app for freelancers and landlords with a genuinely free MTD plan — bank import, AI-assisted categorisation and pre-filled returns, covering self-employment, UK and foreign property, and CIS.
- 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.
- Freetrue annual cost, VAT incl.
Free, browser-based bridging for sole traders and UK landlords. Your spreadsheet is read in your browser and only the summary figures go to HMRC — a privacy-first take on the cheapest way to comply.
- Freetrue annual cost, VAT incl.
Free bridging with unusually broad coverage: quarterly updates, year-end adjustments and the final declaration, for self-employment, UK and foreign property — including multiple businesses.
- £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.
- £25/yrtrue annual cost, VAT incl.
Landlord-focused, with a pay-per-submission MTD Go tier for small portfolios and a Pro plan with submissions included. Self-employment not covered.
- 14.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.
- 15.MTDsorted£72/yrtrue annual cost, VAT incl.
Simple UK accounting best known for free MTD VAT filing. Income Tax quarterly submissions sit on the cheap paid plans, with bank feeds, invoicing and both in-app records and spreadsheet bridging.
- 16.QuickFile£72/yrtrue annual cost, VAT incl.
Long-established UK cloud bookkeeping that's free for smaller accounts. Filing MTD for Income Tax needs its Power User Subscription, which covers both self-employment and property income.
- £99/yrtrue annual cost, VAT incl.
Landlord-specialist MTD software with tax smarts built in — AI categorisation, mortgage interest and Section 24 handling, joint-ownership splits — filing quarterly updates and the final declaration. Accountant-backed tiers if you want returns checked.
- £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.
- 19.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.
- 20.Taxd£120/yrtrue annual cost, VAT incl.
An HMRC-recognised MTD for Income Tax tool from Taxd that files to HMRC from the records you keep (bridging), covering self-employment and UK property. The MTD plan handles the quarterly updates with specialist support; Taxd also sells guided one-off Self Assessment returns separately.
- £129.60/yrtrue annual cost, VAT incl.
Widely used cloud accounting. The Sole Trader Plus plan covers self-employment and a single rental property if you're not VAT-registered; Simple Start adds VAT.
- 22.Coconut£129.99/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.
- 23.untied£129.99/yrtrue annual cost, VAT incl.
The UK's original MTD-recognised personal tax app: a mobile-first way for the self-employed and landlords to tag income and file. The Pro plan adds full Making Tax Digital for Income Tax.
- 24.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.
- 25.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.
- £287.57/yrtrue annual cost, VAT incl.
A full property-management platform for landlords, now HMRC-recognised for MTD for Income Tax. Goes beyond filing into rent tracking, tenant management and per-property reporting — priced by the size of your portfolio.
- £288/yrtrue annual cost, VAT incl.
Established accounting software with strong accountant support and phone help. Pricier than most here, no surprises.
Ruled out, and why
- SumUp Accounting — Doesn't support property income.
- Monzo — Only available with a Monzo business account.
- Starling — Only available with a Starling Bank business account.
- Tide Accounting — Only available with a Tide business account.
- Lloyds Bank — Only available with a Lloyds Bank business account.
- ANNA Self Assessment — Only available with a ANNA Money business account.
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.