Best landlord software in Australia
Landlord software and agency property-management software solve different problems. If you’re self-managing rather than running a rent roll, here’s an honest look at the AU-market tools built for that — and where InvestorJoint fits.
Landlord software compared
InvestorJoint
Best for: AU landlords who want tax-ready, entity-level accounting
First property free forever, no credit card. From there, two paths: $8/property/month for entity-first portfolio accounting (BAS, Div 40/43 depreciation), or $60/month + $4/property for the full landlord toolkit — direct-debit rent collection, lease e-signing and maintenance triage on top of the same accounting.
propkt
Best for: Solo landlords who want a lean, AU tax-focused tool
ATO-ready depreciation exports (diminishing value + prime cost) and state-compliant tenancy notices, from $49/year for one property ($108/year for up to 10), with a 3-month free trial. Publicly documented pricing doesn’t mention entity-level accounting for property held in a trust, SMSF or company.
RentBetter
Best for: Landlords who still need to find and screen a tenant
Lists your property on Domain and realestate.com.au, screens applicants through TICA and generates a state-specific lease, for a $199 one-off fee plus $29–36/month ongoing. No Australian entity accounting — depreciation is a separate marketplace add-on, not built into the core product.
Landlord Studio
Best for: US/UK landlords (limited fit for Australian tax)
A well-built landlord app — AI bookkeeping, Xero integration, free for up to 3 units — but priced in USD and built around US Schedule E / UK reporting. No BAS or ATO depreciation categories on its public pricing page.
PropertyMe
Best for: Landlords happy to run agency-grade software themselves
Built for agencies running a rent roll, not for a single self-managing landlord — but some self-managers use it directly for tenant and lease admin. No investor-grade entity accounting or per-property tax reporting.
Feature comparison
| Feature | propkt | RentBetter | Landlord Studio | PropertyMe | InvestorJoint |
|---|---|---|---|---|---|
| Built for | AU self-managing landlords | AU self-managing landlords | US/UK landlords | AU agencies | AU investors + PMs |
| Price from 2nd property | $49/year | $199 + $29/month | US$12/month (~$18 AUD) | Agency pricing | $8/mo (accounting) or $60/mo + $4/property (full toolkit) |
| Free tier | 3-month free trial | No | Free ≤ 3 units | No | Free 1st property, forever |
| Australian tax accounting (BAS + ATO depreciation) | Yes | No | No | No | Yes |
| Entity-level accounting (Trust / SMSF / Company) | — | No | No | No | Yes |
| Rent collection built in | — | Yes | Yes | Yes | Yes |
| Tenant-finding (Domain / realestate.com.au listing) | — | Yes | — | Yes | No |
How to choose
- Need to find a tenant first? RentBetter lists on Domain and realestate.com.au and screens applicants — add InvestorJoint afterwards for the tax accounting it doesn’t do.
- Property held in a trust, SMSF or company? None of the other tools here publish entity-level accounting. InvestorJoint is entity-first — every transaction posts to the legal entity that owns the property.
- Just want the cheapest AU-specific tool? propkt’s $49/year Solo plan and InvestorJoint’s free first property both undercut agency software — compare which one’s free tier or entry price actually covers your portfolio size.
- Would rather hand it off entirely? Cubbi and :Different are licensed-agent management services built around technology, not self-managed software — Cubbi’s public pricing is roughly 3.12% of rent plus a $500 setup and $450 tenant-placement fee.
Common questions
What is the best software for self-managing landlords in Australia?
It depends on what you’re missing. If you still need to find and screen a tenant, RentBetter covers listing on Domain and realestate.com.au. If you already have a tenant and need Australian tax accounting — BAS, depreciation, entity-level reporting — propkt and InvestorJoint are the AU-specific options; InvestorJoint is the only one of the two with entity-level accounting for a trust, SMSF or company.
What is the best free landlord software in Australia?
InvestorJoint is free forever for your first investment property, including direct-debit rent collection and entity-first accounting (individual, trust, company or SMSF) with a tax-ready year-end statement; BAS and depreciation schedules are part of the paid tier from a 2nd property. Landlord Studio is free for up to 3 units but isn’t built for Australian tax. propkt offers a 3-month free trial rather than an ongoing free tier.
Does landlord software handle Australian tax and depreciation?
Not all of it. propkt and InvestorJoint both publish ATO-ready depreciation exports on their pricing pages. RentBetter treats depreciation as a separate marketplace add-on rather than a built-in feature, and Landlord Studio is priced and reported in USD around US/UK tax rules, not BAS or ATO depreciation categories.
What if my rental property is owned by a trust, SMSF or company?
That changes the accounting — income, expenses and depreciation all need to post to the legal entity that owns the property, not just to "you". None of propkt, RentBetter, Landlord Studio or PropertyMe publish entity-level accounting for this. InvestorJoint is entity-first: Individual, Company, Trust and SMSF ownership all get their own BAS, depreciation schedule and balance sheet.
Do I still need a real estate agent if I use landlord software?
No — propkt, RentBetter and InvestorJoint are all self-managed tools you operate yourself. If you’d rather hand property management off entirely, Cubbi and :Different are licensed-agent services that combine a tech platform with a real agent doing the work, at their own fee — that’s a different trade-off to a self-managed tool.