Short answer: with one property you can usually manage with free tools plus a little organisation. Check whether Making Tax Digital applies to you, keep digital records of rent and costs, keep your safety certificates in date, and work out your tax properly. Paid software is optional rather than essential.
The five jobs, and the cheapest way to do each
| Job | Free option | Paid option |
|---|---|---|
| Check if Making Tax Digital applies | Property Clues MTD Threshold Checker; GOV.UK guidance | Not needed |
| Record rent and costs | A spreadsheet; Landlord Studio Go (free, up to 3 properties); PaTMa Free (1 unit) | Property Clues Landlord Expenses Tracker £19 one-off; subscription apps such as Hammock from £8 a month + VAT |
| Work out tax (Section 24) | Property Clues Section 24 Calculator (Lite) | Rental Income & Section 24 Tax Calculator £19 one-off; an accountant |
| Stay compliant | Renters' Rights Act Checklist, EPC Checker, Tenancy Deposit Cap Calculator, Licence Checker | Landlord Compliance Checklist £19 one-off |
| File your tax return / MTD updates | HMRC says free MTD software exists for simple tax affairs; Landlord Studio Go charges £5 per MTD submission | An accountant, or HMRC-recognised MTD software |
Competitor prices as published on each provider's website on 18 October 2026.
Does Making Tax Digital apply with one property?
MTD for Income Tax depends on your qualifying income: your gross property income plus any self-employment income, before expenses. GOV.UK says it applies from 6 April 2026 if that was over £50,000 in 2024 to 2025, from 6 April 2027 if over £30,000 in 2025 to 2026, and from 6 April 2028 if over £20,000 in 2026 to 2027. Employment and pension income are not counted. Many single-property landlords with no self-employment income will be under all three thresholds, but a higher-rent property, or a side business, can take you over.
When paying for something is worth it
- You want to stop guessing your tax. Section 24 means mortgage interest gives a basic-rate credit rather than a deduction, so higher-rate taxpayers often pay more than they expect. A proper calculator shows the real figure.
- You are thinking of buying a second property, or moving one into a limited company. One-off calculators show the numbers before you commit.
- You want to hand your accountant one tidy file instead of a box of receipts, which can reduce the time they bill.
Cheapest sensible setup
Free compliance checks, a free records app or spreadsheet, and your accountant at tax-return time. If you want the tax, records and compliance tools in one place without a subscription, the Property Clues Core Toolkit is £89 one-off.
Questions people ask
What software does a landlord with one property need?
Often none that you pay for. You need digital records of rent and costs, compliance checks and a way to work out your tax. Free options include a spreadsheet, Landlord Studio Go (up to 3 properties), PaTMa Free (1 unit) and Property Clues' 12 free tools.
Does Making Tax Digital apply to a landlord with one property?
Only if your qualifying income (gross rent plus any self-employment income) is over the threshold: over £50,000 from April 2026, £30,000 from April 2027 and £20,000 from April 2028, based on earlier tax years. Employment income does not count.
Is there a one-off alternative to landlord software subscriptions?
Yes. Property Clues sells landlord tools as one-off purchases: single tools from £19, the Core Toolkit at £89 or every tool for £199. It does not submit to HMRC or connect to your bank.