Short answer: the subscription products price by number of properties, tenancies or units, so the bill rises as you grow. Property Clues is a one-off £199 for every tool, with no per-property fee and no limit on how many properties you add. In year one some subscriptions cost slightly less; from year two Property Clues costs nothing more, and the gap widens with every extra property. The subscriptions do things Property Clues does not, such as bank feeds and filing MTD updates with HMRC.
Yearly cost at 5, 10 and 20 properties
Worked out from each provider's own published prices on 18 October 2026, using the cheapest billing option shown, and including VAT at 20% where the provider adds it. One property is counted as one unit or one tenancy.
| Option | How it's priced | 5 properties, per year | 10 properties, per year | 20 properties, per year |
|---|---|---|---|---|
| Property Clues | One-off, no per-property fee | £199 in year one, then £0 | £199 in year one, then £0 | £199 in year one, then £0 |
| Hammock | Bands by number of properties, annual billing + VAT | £172.80 (Standard, 4–10) | £172.80 (Standard, 4–10) | £288.00 (Plus, 11–20) |
| Landlord Studio | Pro, annual plan: £12 a month + VAT for 3 units, then £1.20 a month + VAT per extra unit | £207.36 | £273.60 (using the £19 a month for 10 properties on its comparison page; its per-unit formula gives £293.76) | £466.56 |
| Landlord Vision | Plans by tenancies, billed annually + VAT; extra tenancies charged on top | £345.31 (Standard, 10 tenancies) | £345.31 (Standard, 10 tenancies) | From £460.51 (Premium, 15 tenancies, plus £1.30 + VAT per extra tenancy) |
| PaTMa | Pro: £15 a month inc VAT for 5 units, then £1.50 a month per extra unit | £180.00 | £270.00 | £450.00 |
Landlord Vision's prices are the ones shown at checkout on 18 October 2026, which its pricing page describes as a first-year discount on new annual subscriptions, so later years may cost more; its page does not say how often the extra-tenancy charge applies, so the 20-property figure is a minimum. Hammock asks portfolios of 21+ to confirm their price. PaTMa's prices are monthly; it does not list annual pricing. All figures assume the price does not change.
Over three years
| Option | 5 properties | 10 properties | 20 properties |
|---|---|---|---|
| Property Clues | £199 | £199 | £199 |
| Hammock | £518.40 | £518.40 | £864.00 |
| Landlord Studio | £622.08 | £820.80 | £1,399.68 |
| Landlord Vision | £1,035.93 | £1,035.93 | From £1,381.53 |
| PaTMa | £540.00 | £810.00 | £1,350.00 |
Three times the yearly figure above, assuming no price changes.
What each price includes
A fair comparison has to look at what you get, not just the price.
| Feature | Property Clues | Subscription landlord software |
|---|---|---|
| Files MTD quarterly updates with HMRC | No. Prepares figures by quarter for your accountant or MTD software | Yes on the plans above, according to each provider (PaTMa describes its plans as "MTD ready"; check with PaTMa) |
| Bank feeds | No | Hammock and Landlord Vision list bank feeds; check others |
| Rent, arrears and expense tracking | Yes | Yes |
| Portfolio view (values, mortgages and cashflow by property) | Yes, Property Portfolio Tracker | Varies by product |
| Tax planning: Section 24, limited company vs personal name, incorporation | Yes | Not described on their pricing pages |
| Deal analysis: buy to let, BRRR, HMO, rent to rent, development | Yes | Not described on their pricing pages |
| Compliance and Renters' Rights checklists | Yes | Compliance reminders on several products |
| Where your data is kept | In your own browser on your device; optional sync | The provider's cloud service |
| Users and devices | 1 user on up to 2 devices (Team: up to 5 devices, £299) | Varies by plan |
Which suits a growing portfolio?
- You want to file MTD yourself from bank feeds: a subscription product on HMRC's recognised software list. Compare the per-property figures above as you grow.
- Your accountant files and you want the numbers organised, plus tax planning and deal analysis: Property Clues, with no fee that rises as you add properties.
- Both: some landlords use a low-cost MTD plan for submissions and Property Clues for the portfolio, tax-planning and deal tools.
Is there really no property limit?
Property Clues does not charge per property and the tools do not cap how many properties you add. Your figures are stored in your own browser, so the practical ceiling is your browser's storage, which is far beyond any private landlord portfolio. In our own test, 60 properties in the Property Portfolio Tracker used about 10 KB.
Questions people ask
Which landlord software has no per-property fees?
Property Clues has no per-property fee and no property limit: every tool is a one-off £199 on the Founder's Pass (rising to £249). It does not file MTD updates with HMRC or connect to your bank.
How much does landlord software cost for 10 properties?
Worked out from published prices on 18 October 2026, including VAT: Hammock £172.80 a year, Landlord Studio £273.60, PaTMa £270, Landlord Vision £345.31 (first-year offer). Property Clues is £199 once.
How much does landlord software cost for 20 properties?
Using published prices on 18 October 2026 including VAT: Hammock £288 a year, PaTMa £450, Landlord Studio £466.56, Landlord Vision from £460.51. Property Clues is £199 once, with no per-property fee.
Is Property Clues cheaper than Hammock?
Not in year one for 1 to 10 properties: Hammock's annual Standard plan is £172.80 including VAT against £199 for Property Clues. From year two Property Clues costs nothing more. Hammock files MTD updates and has bank feeds; Property Clues does not.