Here is the straight answer the industry is oddly reluctant to give. In 2026, UK letting agent software runs from roughly £100 a month for basic tools, through £300 to £600 a month for a serious platform at a typical independent agency's size, to four figures monthly for enterprise systems once per-user licences and setup fees are counted. LettingGuru sits in the middle of that range at £299 per month plus a small per-property fee, with every feature included. The rest of this guide explains how the market prices its products, where the hidden costs live, and what a real 50-property agency should expect to pay on each model.
The three pricing models, and what they reward
Almost every product prices one of three ways, and each model quietly shapes how you use the software.
| Model | How it works | Typical UK range | The catch |
|---|---|---|---|
| Per user | A licence for each member of staff, common with enterprise CRMs | £50 to £150+ per user per month, usually quoted on request | Punishes hiring; agencies ration logins and share accounts, which wrecks the audit trail |
| Per property or per tenancy | A fee per managed unit, or per tenancy processed | £1 to £6 per property per month; per-tenancy onboarding fees often £30 to £50 each | Cheap-looking at the start, but pure per-unit pricing with a high rate scales painfully |
| Flat or hybrid | A base subscription, sometimes plus a small per-property element | £100 to £600 per month depending on depth | Fine print matters: many "flat" fees exclude modules that turn out to be essential |
None of these is inherently wrong. Per-user pricing suits businesses where seats are the scarce resource; per-property pricing tracks your revenue, since agents earn per managed unit; flat fees are predictable. The problems are transparency and stacking: a quoted headline on one model with paid extras from another is how a £200 quote becomes a £700 invoice.
The hidden costs to hunt for
The gap between quoted price and true cost hides in six places. Ask about each before signing anything.
- Setup and onboarding fees. Enterprise implementations commonly carry four-figure setup charges before anyone logs in. Ask whether data migration is included in the fee or billed on top.
- Training. Some vendors charge per session or per head. Role-based training for a small team should be included; find out in writing.
- Per-module unlocks. The classic pattern: the CRM is quoted, then client accounting, maintenance, compliance and the tenant portal each cost extra. Price the modules you will actually need on day one, not the base bundle.
- Per-tenancy fees. Referencing and onboarding tools often bill per tenant processed. At £30 to £50 a time, an agency signing ten tenancies a month is paying a second subscription that never appears in the comparison spreadsheet.
- Portal feeds and integrations. Pushing listings to Rightmove and OnTheMarket, or syncing to Xero, is sometimes a paid add-on. (Note that the portals also charge their own membership fees directly, whatever software you use.)
- Contract terms and exit. Twelve-month minimums are common and defensible; auto-renewing multi-year lock-ins with data-export charges are not. Ask what leaving costs before you learn the answer the hard way.
A worked example: the 50-property agency
Take a typical independent agency: 50 managed properties, three members of staff, signing eight to ten new tenancies a month. Here is what a year realistically costs on each route, using typical market figures.
| Route | Monthly cost | Year-one extras | Realistic year-one total |
|---|---|---|---|
| Enterprise CRM, per-user | 3 users × £100 = £300+ | Setup and training, often £2,000 to £5,000 | £5,600 to £8,600 |
| Point-solution stack (CRM + referencing + maintenance + e-sign) | £250 in subscriptions + roughly £300 in per-tenancy fees = £550 | Minimal setup, ongoing admin time reconciling tools | £6,600 plus staff hours |
| LettingGuru all-in-one | £299 + (50 × £1.50) = £374 | No setup fee, no per-user fees, migration included | £4,488 |
The point of the table is not that the cheapest number wins; it is that the models behave differently as you grow. Add two staff on the per-user model and the price jumps £200 a month. Double your tenancy volume on the stack and the per-tenancy fees double with it. On a base-plus-property model, growth costs £1.50 per additional property, and nothing else moves. The stack's per-tenancy fees deserve particular attention: at eight to ten new tenancies a month they alone rival the entire cost of an all-in-one platform, and they recur every time a tenant changes.
Price against value: the calculation that matters
The monthly fee is the visible half of the equation; the other half is what the software hands back, and it is worth pricing in staff hours first. If a platform saves a three-person team even five hours a week of re-keying, chasing and reconciling, that is roughly 260 hours a year, which at a modest £15 an hour is £3,900 of capacity, close to the entire annual cost of the platform in the worked example above. Most agencies report considerably more than five hours once tenant and landlord self-service starts absorbing the routine calls.
Then price the risk. Deposit protection has a statutory 30-day window, gas certificates expire on fixed dates, a mistimed Section 13 notice simply fails, and the civil penalties that arrived with the Renters' Rights Act reach £40,000. Software does not make an agency compliant by itself, but automated reminders and timestamped audit trails are the cheapest insurance the sector sells. Set one avoided penalty against a decade of subscription fees and the comparison stops being interesting.
How LettingGuru's pricing works
Our model is published in full on the pricing page, and it is deliberately simple. Every plan starts at £299 per month, and every feature is included in every plan: the full CRM, digital tenant onboarding with referencing and AML, maintenance with a contractor portal, client accounting with Xero sync, compliance tracking, Rightmove and OnTheMarket feeds, and seven mobile apps for tenants, landlords, contractors and the rest. There are no per-user fees, no setup fees and no modules to unlock.
On top of the base, you pay per managed property, and the rate falls as you grow: £1.50 per property per month up to 100 properties, £1.30 from 101 to 300, and £1.10 from 301 to 500, with custom pricing beyond that. So the 50-property agency above pays £374 a month; at 200 properties the sum is £299 plus the tiered per-property fees, still with everything included. The only other charges are optional usage-based add-ons you can ignore entirely: the AI receptionist that answers your phone around the clock from £79 per month, and per-use AI tools such as floor plan generation and photo enhancement, each priced per item so you pay only for what you actually generate.
We price this way for a reason worth stating plainly: hidden pricing and module-gating tax small agencies hardest, and small agencies are exactly who we built this for. If you are weighing the software line against the rest of a start-up budget, our guide to the cost of starting a letting agency puts it in context.
Comparing quotes like for like
Before you compare any two products, force both onto the same arithmetic. Work out the all-in monthly figure at your current size: base fee, plus per-user fees for your actual head count, plus per-property or per-tenancy fees at your actual volumes, plus every module you genuinely need. Then recalculate at the size you expect in two years, because the models diverge sharply as you grow. Spread any setup fee across year one, ask what training and migration cost, and check the exit terms. A vendor who cannot or will not give you a single all-in number for your agency's shape is telling you something useful about the relationship to come. Our guide to choosing letting agent software covers the wider evaluation beyond price.
Frequently asked questions
How much does letting agent software cost per month in the UK?
Basic tools start around £100 per month; a full agency platform typically lands between £300 and £600 at independent-agency size; enterprise CRMs reach four figures once per-user licences are counted. LettingGuru is £299 per month plus £1.50 per property, everything included, so a 50-property agency pays £374.
Is letting agent software worth the money?
For any agency past a handful of properties, yes, and the arithmetic is not close. The software replaces hours of weekly admin and guards statutory deadlines that now carry civil penalties of up to £40,000 under the Renters' Rights Act regime. One avoided penalty funds years of subscriptions.
Why do so many vendors hide their pricing?
Usually because the true figure depends on negotiation, per-user counts and module selections, and because a published number would anchor that negotiation. Published pricing is a fair proxy for how a vendor will treat you generally, which is why ours is on the website.
Are there extra costs on top of LettingGuru's base price?
The per-property fee (£1.50, falling to £1.30 and £1.10 as you grow) and optional usage add-ons such as the AI receptionist from £79 per month and per-use AI media tools. There are no setup fees, no per-user fees and no feature gates, and the 30-day trial needs no card.
What does the free trial include?
Everything. The 30-day trial is the full platform with every feature enabled, so you can load real properties, run real workflows and see your actual monthly figure on the pricing calculator before paying anything.
Run your own numbers
The fastest way to settle the cost question is with your own portfolio: count your properties, apply the tiers, and compare the result with what your current tools and admin hours really cost. You can start a free 30-day trial in a few minutes, no card required, and if you are still mapping the wider market first, our honest comparison of the best letting agent software in the UK is the place to start.