Is Zoho Books really free for MTD?

Yes — the free plan includes MTD for Income Tax filing, within an annual invoice limit; heavier users move to the paid Standard plan.

Does Zoho Books cover property income?

Yes, alongside self-employment.

Is it full accounting software?

Yes — it's a proper cloud accounting suite, not just a filer.

Zoho Books review

Full cloud accounting · by Zoho · HMRC-recognised

£0

true 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.

Visit Zoho Books →Check it fits your situation

Our verdict

Zoho Books is the standout for value: genuinely full cloud accounting with a free plan (within invoice limits) that includes MTD filing — rare among serious tools. It covers both income types and is especially strong if you already use other Zoho apps. The paid Standard tier adds automation and higher limits when you outgrow free.

At a glance

Self-employment: Yes
Property / rent: Yes
Keeps your spreadsheet: No
Accountant access: Yes
Price verified: 2026-08-03
HMRC status: Recognised

Plans & true annual cost

Plan	Self-emp.	Property	Per year (incl. VAT)
Free Free plan for all business types (up to 1,000 invoices/yr); full MTD for Income Tax filing included.	✓	✓	£0
Standard Billed annually (£12 monthly); adds automation and higher limits.	✓	✓	£144/yr £120/yr ex-VAT

Pros & cons

What's good

Full accounting with a genuinely free plan that includes MTD filing
Covers both self-employment and property
Strong if you already use the Zoho ecosystem
Agent access; scales to paid Standard when you grow

What's not

Free plan is capped by invoice volume
Deeper and more feature-rich than a simple filer needs

Who it's for

Anyone wanting free full accounting
Existing Zoho users

…and who should look elsewhere

Spreadsheet diehards who only want to file
High-volume invoicers who'll exceed the free cap quickly (budget for Standard)
People wanting phone hand-holding (Sage suits better)

Common mistakes to avoid

Assuming the free plan has no limits — check the invoice cap
Overlooking it because "free" sounds too good for real accounting

Frequently asked questions

Is Zoho Books really free for MTD?: Yes — the free plan includes MTD for Income Tax filing, within an annual invoice limit; heavier users move to the paid Standard plan.
Does Zoho Books cover property income?: Yes, alongside self-employment.
Is it full accounting software?: Yes — it's a proper cloud accounting suite, not just a filer.
Can my accountant access Zoho Books?: Yes, via agent access.

Alternatives to consider

Xero Zoho Books vs Xero →
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Simpler if you don't need full accounting.
FreeAgent Zoho Books vs FreeAgent →
Potentially free for life with the right bank account.

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Pricing for Zoho Books was last verified on 3 August 2026 against the vendor's page; the catalogue was reconciled 3 August 2026. Its cheapest plan's true annual cost is free. Links are affiliate links and never affect ranking. Not affiliated with HMRC; not tax advice.

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