Best property management software in Australia
Choosing property management software in Australia mostly comes down to one question: are you an agency running a rent roll for other people’s properties, or an owner managing your own? This comparison covers seven platforms side by side — PropertyMe, PropertyTree (MRI), Console Cloud (Reapit), Re-Leased, Rest Professional, Ailo (formerly :Different) and InvestorJoint — on pricing model, trust accounting, state compliance and who each is best for.
We make InvestorJoint, so we are not a neutral party. We have tried to be fair: the agency incumbents are the market leaders for rent-roll agencies, and we say so. Prices below are quoted only where the vendor publishes them on its own pricing page (checked October 2026); everything else is marked quote-based. Always confirm with the vendor before you budget.
The 7 platforms compared
PropertyMe
Best for: Established rent-roll agencies
Pricing: From $149/month incl. GST per 100 properties (Basic); $182 Standard; $215 Advanced; Premier quoted. Payments, CRM and websites are add-ons.
Australia’s most widely adopted cloud property-management platform for agencies — trust accounting, routine inspections, tenant communications and reporting in one workspace. Pricing is published and sold in blocks of up to 100 properties, which suits agencies with a full rent roll and makes very small portfolios comparatively expensive. Our detailed breakdown is in the PropertyMe pricing guide linked below.
PropertyTree (MRI Software)
Best for: Mid-to-large agencies wanting deep reporting
Pricing: Base from $130/month ex. GST per 100 properties; Premium and Pro AI quoted
A feature-rich agency platform with automated lease management, maintenance and inspection workflows, tenant apps and reporting, backed by MRI Software’s wider real-estate suite. Higher tiers add paperless condition reports and AI-assisted workflows. One of the few agency platforms that publishes an entry price.
Console Cloud (Reapit)
Best for: Agencies focused on scaling the rent roll
Pricing: Quote-based: minimum-spend model with extra properties charged individually; per-SMS and direct-debit transaction fees apply. No figures published.
Known for workflow automation and real-time dashboard insights designed to help agencies grow and manage larger rent rolls. Console Cloud is moving under the Reapit PM brand. Because pricing is built on a minimum spend plus per-property charges, you need a quote to compare it fairly against the published-price vendors.
Re-Leased
Best for: Commercial and mid-market property managers
Pricing: Quote-based: “Request pricing” on every plan; no figures published
A cloud platform built for commercial property managers, with lease schedules, recoveries and accounting in one place. It is a poor fit for a residential rent roll that needs state-specific trust accounting and tenancy-tribunal workflows, but a strong one for commercial portfolios. Plans list unlimited users and entities and are priced by request.
Rest Professional (MRI Software)
Best for: Agencies that run both property management and sales trust
Pricing: Quote-based: no public pricing found; depends on portfolio size and modules
A long-established Australian agency platform, now part of MRI Software (formerly Rockend). Trust accounting is central, covering property-management and sales trust ledgers, alongside owner and tenant portals and a mobile app. A natural shortlist entry for agencies that also hold sales deposits.
Ailo (formerly :Different)
Best for: Agencies wanting a modern, communication-first workflow
Pricing: Quote-based: “Talk to sales”; no figures published
A newer Australian platform that connects the work, people and money in property management, with payments, accounting and communications in one thread. It markets itself on cutting repeated admin and keeping job history visible before you reply. Pricing is by consultation.
InvestorJoint
Best for: Growing agencies, owner-operators, investors with entities, rooming houses
Pricing: First property free, no credit card. Agencies: $60/month + $4 per property from the second property. Investors: $8 per property per month from the second property, self-serve up to 5. Enterprise quoted.
Pairs a property-manager module — trust accounting, PayTo/Stripe rent collection, owner statements, agency P&L — with entity-first investor accounting across Individual, Company, Trust and SMSF. Billed per property, not per block of 100 or per room, with a permanent free first property. The younger platform here: agencies with a large established rent roll will often find the incumbents more proven.
Comparison table
| Platform | Pricing model / indicative pricing | Trust accounting | State compliance | Best for |
|---|---|---|---|---|
| PropertyMe | From $149/month incl. GST per 100 properties (Basic); $182 Standard; $215 Advanced; Premier quoted. Payments, CRM and websites are add-ons. | Yes — included from the Basic plan | Built for Australian agency trust-accounting rules; confirm state specifics with the vendor | Established rent-roll agencies |
| PropertyTree (MRI Software) | Base from $130/month ex. GST per 100 properties; Premium and Pro AI quoted | Yes — included in Base | Vendor states it meets state-specific trust requirements | Mid-to-large agencies wanting deep reporting |
| Console Cloud (Reapit) | Quote-based: minimum-spend model with extra properties charged individually; per-SMS and direct-debit transaction fees apply. No figures published. | Yes — agency trust accounting | Built for Australian agencies; confirm state specifics with the vendor | Agencies focused on scaling the rent roll |
| Re-Leased | Quote-based: “Request pricing” on every plan; no figures published | Not the focus — commercial-agency accounting rather than residential trust workflows | Commercial leasing focus; residential state rules are not its core | Commercial and mid-market property managers |
| Rest Professional (MRI Software) | Quote-based: no public pricing found; depends on portfolio size and modules | Yes — core feature, including a sales trust module | Long-established in Australian agencies; confirm state specifics with the vendor | Agencies that run both property management and sales trust |
| Ailo (formerly :Different) | Quote-based: “Talk to sales”; no figures published | Yes — payments and accounting built into the platform | Australia-wide positioning; confirm state specifics with the vendor | Agencies wanting a modern, communication-first workflow |
| InvestorJoint | First property free, no credit card. Agencies: $60/month + $4 per property from the second property. Investors: $8 per property per month from the second property, self-serve up to 5. Enterprise quoted. | Yes — dedicated trust bank, sequential receipts, owner disbursements, NSW/VIC/QLD regulator-report exports | Per-state rent-increase notice rules and compliance checklists for NSW, VIC, QLD, WA and SA, plus ACT, TAS and NT guides | Growing agencies, owner-operators, investors with entities, rooming houses |
Understanding the pricing
- Block pricing versus per-property pricing changes the maths. PropertyMe and PropertyTree both price in blocks of up to 100 properties, so a 40-property portfolio and a 100-property portfolio cost the same on a given tier, and property 101 triggers a second block. Per-property pricing (InvestorJoint) scales smoothly from one property.
- Published entry prices are not total cost. PropertyMe’s payments, CRM and websites are separate add-ons; Console charges per SMS and per direct debit; most vendors charge onboarding or training separately. Ask for the all-in monthly figure at your property count.
- Where we say quote-based, the vendor publishes no price on its own site. Prices checked October 2026 (PropertyMe: September 2026) and can change without notice.
If you own the property rather than manage it for others
Agency platforms are built around the agency’s trust account and the agency’s fee income. If you are an investor or self-managing landlord, the priority shifts to Australian tax accounting: BAS, depreciation (Div 40 and Div 43) and reporting per legal entity, whether the property sits in your name, a company, a family trust or an SMSF. Overseas tools such as Baselane, Innago and TurboTenant do not handle Australian tax.
InvestorJoint is built for that side of the table and is free for your first property, with no credit card. Comparing dedicated self-managing landlord tools like propkt and RentBetter? See the full landlord software comparison linked below.
How to choose property management software
Work through these in order. The first two usually eliminate half the field; the rest decide between what is left.
By agency size
- Under about 50 properties: block pricing (per 100 properties) wastes money. Prefer per-property pricing or a published entry price you can calculate in a minute.
- 50 to 300 properties: published-price platforms (PropertyMe, PropertyTree) are easy to model. Ask Console, Rest Professional and Ailo for a written all-in quote at your exact count.
- Over 300 properties or multiple offices: prioritise reporting depth, role-based permissions and a named onboarding contact over headline price.
By trust-accounting needs
- Residential rent roll: you need a regulated trust ledger, sequential receipting, daily bank reconciliation and audit-ready reports. All agency platforms here provide this; test the reconciliation workflow in a demo, not just the feature list.
- Sales deposits as well: check there is a separate sales trust module (Rest Professional and Console list one).
- Commercial-only portfolio: Re-Leased is built for this; residential trust workflows are not its focus.
By state compliance (NSW, VIC, QLD, WA, SA)
- Ask which regulator-report exports are supported for each state you operate in. Trust audit cadence and record-keeping rules differ between NSW Fair Trading, Consumer Affairs Victoria, the QLD OFT, WA Consumer Protection and SA CBS.
- Check rent-increase notice periods and prescribed forms: VIC and WA use mandated forms, and notice rules differ by state.
- Ask how compliance changes (such as minimum rental standards) are delivered: a product update, or something you track yourself.
By integrations
- Accounting: confirm whether the platform posts to Xero or MYOB, or is itself the ledger.
- Payments: check direct-debit and card fees, and whether rent can be collected via PayTo or only through the vendor’s payment add-on.
- Listings and inspections: confirm portal syndication and a mobile inspection app are included at your tier, not a paid upgrade.
By migration effort
- Ask for a written migration plan: what exports (properties, leases, tenants, ledgers, documents) and who does the work.
- Plan the cutover for the start of a month, after a clean end-of-month reconciliation, so opening trust balances are unambiguous.
- Run the old and new systems in parallel for one reconciliation cycle before switching trust off the old one.
By support
- Australian-hours phone or chat support, and whether training is included or priced per hour (Console lists training as an add-on).
- Ask for two current agency references of your size, and call them.
By pricing model: per property, per block or per user
- Per property (InvestorJoint): cost tracks your rent roll exactly; best for small and growing portfolios.
- Per block of 100 (PropertyMe, PropertyTree): cheapest per property when blocks are full; wasteful just above a multiple of 100.
- Per user or by quote (Re-Leased, Console, Rest Professional, Ailo): cost depends on headcount or negotiation; get it in writing and ask about annual increases and exit terms.
Software by need
- Managing a multi-property, multi-entity portfolio: Property portfolio management software
- Tracking leases, rent reviews and renewals: Lease management software
- BAS, depreciation and EOFY reporting: Property accounting software
- Work orders and per-state compliance: Property maintenance software
- A real mobile app for every role: Property management app
- A commercially-zoned property: Commercial property management software
- Self-managing without an agency: Best landlord software in Australia
- Regulated trust accounting for your rent roll: Trust accounting software
- Automated rent collection + owner payouts: Rent collection software
Common questions
What is the best software for property management?
There is no single best product; it depends on who you are. For agencies running a large rent roll, the established platforms are PropertyMe, PropertyTree, Console Cloud, Rest Professional and Ailo, with Re-Leased the pick for commercial portfolios. For investors, self-managing landlords and small agencies who also need entity-level tax accounting, InvestorJoint is purpose-built. Shortlist two or three, ask each for an all-in quote at your property count, and test trust reconciliation in a live demo before deciding.
What is the best property management software in Australia?
For most real estate agencies, PropertyMe and PropertyTree are the most common starting points because they publish their pricing and include trust accounting. Console Cloud (Reapit) suits agencies scaling a large rent roll, Rest Professional suits those who also run sales trust, and Re-Leased suits commercial managers. InvestorJoint fits owner-operators, investors with trusts, companies or SMSFs, and growing agencies that want per-property pricing and a free first property.
Property management software Australia: what should it include?
At minimum: a regulated trust ledger with sequential receipting and bank reconciliation, rent collection and owner disbursements, owner statements, a tenant portal and maintenance workflow, routine and entry/exit inspections, lease and rent-review reminders, and state-specific compliance such as rent-increase notice rules. Also look for an accounting export to Xero or MYOB, document storage with e-signing, a mobile app and clear audit logs. Check that all of this is included in the tier you price, not sold as add-ons.
Is there free property management software in Australia?
Yes, in a limited form. InvestorJoint’s first property is free permanently, with no credit card, and covers rent invoicing, a tenant portal, work orders and owner statements; paid pricing starts from your second property. The agency platforms in this comparison are paid; PropertyMe offers a free trial period rather than a free tier. A free property management software Australia search will also surface spreadsheets and landlord-only apps, which usually lack trust accounting, so they suit one or two self-managed rentals, not an agency.
How much does property management software cost in Australia?
Published entry prices are modest per block of properties: PropertyMe Basic is $149 per month incl. GST per 100 properties (checked September 2026) and PropertyTree Base starts at $130 per month ex. GST per 100 properties (checked October 2026). Console Cloud, Re-Leased, Rest Professional and Ailo are quote-based. Add-ons such as payments, CRM, SMS and onboarding can double the real monthly cost, so request an all-in figure.
Does property management software handle trust accounting?
The agency platforms here (PropertyMe, PropertyTree, Console Cloud, Rest Professional and Ailo) include trust accounting for residential management. InvestorJoint’s property-manager module also provides a dedicated trust bank, sequential trust receipts, trust-versus-trading separation, automatic owner disbursements and regulator-report exports for NSW, VIC and QLD. Re-Leased is aimed at commercial portfolios, so residential trust workflows are not its focus. Whatever you choose, test reconciliation and audit-report output yourself.
What software do property managers use in Australia?
The most common agency platforms are PropertyMe, PropertyTree (MRI Software), Rest Professional, Console Cloud (Reapit) and Ailo, plus Re-Leased in commercial. Which one an agency uses is usually driven by rent-roll size, whether it holds sales trust, and its accounting integrations. InvestorJoint is a newer option pairing property-manager features with investor-grade portfolio accounting. Smaller agencies often start with a published-price platform so costs are predictable, then revisit when the rent roll grows.
What is the best property management software for self-managing landlords?
Self-managing landlords need rent collection plus proper Australian tax accounting: BAS, depreciation and a profit and loss per entity. InvestorJoint is built for this. Collect rent via PayTo or bank transfer, track each property against the entity that owns it, and hand a tax-ready pack to your accountant. Agency platforms are usually more than a single owner needs, and overseas tools such as Baselane or Innago do not handle Australian tax.
What is the best property management software for SMSF or trust-owned property?
For property held in an SMSF, family trust, unit trust or company, the accounting is settled at the entity level. InvestorJoint is entity-first: every transaction posts to the legal entity that owns the property, with per-entity BAS, depreciation and balance sheet. The agency-focused platforms are organised around the agency’s trust account instead, so owners usually keep their own entity records elsewhere.
How hard is it to switch property management software?
Most switches take two to six weeks. Export properties, leases, tenants, owner and tenant ledgers and documents; migrate opening trust balances after a clean end-of-month reconciliation; then run both systems in parallel for one cycle. Ask your new vendor what migration is included and whether it is priced separately. InvestorJoint does CSV imports from PropertyMe, Re-Leased and Console Cloud and offers hands-on migration support.