# Best landlord apps in Australia (2026): 8 tools compared

> We compared eight landlord apps used by Australian self-managers on price, rent collection, tax records, condition reports and platform, as at September 2026.

- Published: 24 September 2026
- Section: Comparisons
- Author: Landlord Weekly Editorial Team
- URL: https://www.landlordweekly.com/articles/best-landlord-apps-australia

The right landlord app depends on the job you need done. If you want one app to track rent, file receipts, produce tax-time reports and document the property's condition, a flat-fee management app is the place to start. If you mainly need a tenant found, a portal-listing platform does that job better. If your worry is the tax return, a record-keeping or tax tool will do more for you than a full management suite.

We compared eight tools that Australian self-managing landlords use, plus a plain spreadsheet, on price, how they handle rent, tax records, condition reports and platform. Every fact below was checked on each provider's own website or App Store listing on 24 September 2026.

**Key takeaways**

- Prices range from free for one property to a percentage of every rent payment, so cost each option over a full year before you sign up.
- Only some apps actually collect rent. RentBetter, Cubbi and RealRenta move tenant payments to you; the others record rent your tenant pays you directly.
- Platform matters. Several tools are web-only, one is iPhone-only and one has native iPhone and Android apps.
- Australian tax fit varies. Some tools produce reports shaped around the ATO rental schedule and depreciation; one international product is built around US and UK tax forms.
- Check what you can export before you commit. The ATO expects you to keep rental records for five years in most cases.

## Quick picks

| Need | Our pick | Why |
| --- | --- | --- |
| Best overall | Propero | Free for one property, flat Pro price, AI condition reports and tax reporting in a native iPhone app. |
| Best for finding a tenant | RentBetter | Portal advertising, applications, tenant checks, lease signing and rent collection in one web platform |
| Best for expert help on call | Cubbi | Assisted self-management from a licensed real estate agency, paid as a percentage of rent collected |
| Best for automated rent collection | RealRenta | Direct debit and BPAY rent payments with automated arrears alerts |
| Best budget web option | propkt | $49 a year for one property, with an accountant-ready tax package |
| Best for tax records | TaxTank | Property Tank calculates depreciation, capital gains and your live tax position |
| Best for several properties on a budget | RentingSmart | $10.49 a month including GST covers up to four properties |
| Best free option for Android | Landlord Studio | Free Go plan for up to three units, with native iPhone and Android apps |

## How we chose

We looked at tools that Australian landlords can sign up to and use themselves without handing the property to an agent, then compared each one against the same seven criteria, listed roughly in order of importance. They reflect what, in our experience as landlords who self-manage, decides whether a tool earns its place. The ranking is our editorial judgement against these criteria, not a points score.

| Criterion | What we checked |
| --- | --- |
| Australian fit | Built for Australian tenancies and the ATO, AUD pricing, awareness of state rules |
| Cost | Annual cost for one property, pricing model (flat, per property or percentage), GST disclosure |
| Rent handling | Whether it collects rent or records it, and whether anyone holds your money |
| Records and tax | Income and expense tracking, receipts, tax-time reports, depreciation, export |
| Maintenance and inspections | Repair tracking, inspection reminders, condition reports |
| Platform | iPhone, Android, web, and minimum system requirements |
| Data and privacy | What each provider says about where data is stored and how it is used |

All facts were checked on each provider's own pricing and feature pages, or its App Store listing, on 24 September 2026. We did not use third-party reviews or rankings. Prices change, so confirm on the provider's site before you buy. Where a provider does not say whether its prices include GST, we say so.

One tool we looked at did not make the list. Landlord Wise is free during early access and lists planned pricing of $50 a month for the first property, so we will assess it once launch pricing applies.

## Feature comparison

| App | Platforms | Starting price, one property | Collects rent? | Tax reports | Condition reports |
| --- | --- | --- | --- | --- | --- |
| Propero | iPhone (iOS 26 or later) | Free; Pro $24.99 a month or $199.99 a year | No, tenant pays you directly; payments tracked | Ledgers and tax reporting on Free | AI video condition reports (Pro) |
| RentBetter | Web | $36 a month (existing tenant) | Yes, settled to your account | EOFY reports | Digital condition reports |
| Cubbi | Web | About 2.33% of payments collected, incl. GST (at $600 a week) | Yes, fee deducted, balance paid out | EOFY tax pack | Listed in plan features |
| RealRenta | Web | Free Basic; $44 a month incl. GST with payments | Yes, direct debit and BPAY | Financial and taxation reports | Inspection alerts |
| propkt | Web | $49 a year after 3 months free | No, records only | Tax package with depreciation | Not listed |
| TaxTank | Web | $180 a year (up to 5 properties) | No | Live tax position, depreciation, CGT | No |
| RentingSmart | Web | $10.49 a month incl. GST (1 to 4 properties) | No, tracks rent and sends reminders | EOFY tax reports | Via separate Tenant Connect service |
| Landlord Studio | iPhone, Android, web | Free Go plan (3 units); Pro US$12 a month billed annually | Online collection by card or ACH (US) | US Schedule E and UK reports | Not verified |

**Annual cost for one property, as at 24 September 2026**

| Plan | Annual cost |
| --- | --- |
| Propero Free | 0 |
| propkt Solo | 49 |
| RentingSmart Starter | 125.88 |
| TaxTank Property Tank | 180 |
| Propero Pro | 199.99 |
| RentBetter Manage | 432 |
| RealRenta | 528 |
| Cubbi Essentials | 728 |

The chart shows the listed price of each plan for one property over 12 months, excluding advertising, tenant checks and other extras. RentingSmart and RealRenta are monthly prices multiplied by 12. Cubbi's figure is 2.33% of $600 a week in rent for 52 weeks and rises or falls with your rent. Landlord Studio is left out because it prices in US dollars.

## 1. Propero

**Best for: iPhone users who want day-to-day management, tax records and condition reports for a flat price.**

Propero is a native iPhone app for Australian landlords who self-manage. It is free for your first property, and Pro costs $24.99 a month or $199.99 a year, according to its [pricing page](https://www.propero.app/pricing). It requires iOS 26 or later.

**Pricing.** The Free plan covers one property and includes payment tracking, ledgers and tax reporting, maintenance tracking, lease and tenant records, reminders and an AI assistant with a daily message limit.

Pro adds unlimited properties, AI condition reports, a Property health view, Propero Mail with AI triage, and three times the daily AI messages. Pro is billed through your Apple ID with no lock-in contract, and there are no percentage fees.

Advertising on realestate.com.au, Domain and rent.com.au is a separate $199.95 per listing, with an optional signboard for $300.

**Where it leads on our criteria.**

- **Cost.** The free plan for one property includes EOFY tax reporting, and Pro is a flat price regardless of rent.
- **Rent handling.** Rent goes from your tenant straight to your own account. Propero tracks each payment against the rent schedule but never holds, transfers or manages rental money, so there is no trust account or disbursement delay.
- **Condition reports.** On Pro, you walk the property filming on your iPhone and the AI turns the footage into a structured, photo-backed condition report.
- **Tenant email.** Propero Mail gives each property its own email address. Tenant emails arrive triaged, with a reply already drafted.
- **Tax time.** Income and expenses are tracked per property through the year, with an EOFY summary.
- **Tenancy questions.** The AI assistant answers tenancy-law questions and can read your own rent, lease and maintenance records.

**Limitations.**

- iPhone only, iOS 26 or later. There is no Android or web version.
- The assistant's legislation search is grounded in NSW tenancy law only for now. The break-lease guide and termination notice generator cover NSW, VIC and QLD.
- It does not collect rent on your behalf, so there are no automatic direct debits or arrears retries. You rely on your tenant paying you and Propero flagging what is late.
- Its site does not list tenant checks or digital lease signing.

## 2. RentBetter

**Best for: landlords who mainly need to find, screen and sign up a tenant, then manage online.**

RentBetter is an Australian web platform, run by Property Technology Group Pty Ltd, that covers advertising through to rent collection. Finding a tenant costs $199 one-off, and managing an existing tenancy costs $36 a month, according to its [pricing page](https://rentbetter.com.au/pricing).

**Pricing.** There are three residential plans. Match is $199 one-off to advertise on Domain, realestate.com.au and rent.com.au. Match, Manage & Maintain is $95 one-off plus $29 a month, with the first three months billed upfront ($182 in total). Manage & Maintain is $36 a month if you already have a tenant.

Tenant checks through the National Tenancy Database cost $18 per report for customers. Subscriptions are per property and continue while the property is vacant. The pricing page does not say whether prices include GST.

**Strengths.**

- Covers enquiries, applications, digital lease signing, bond set-up, digital condition reports, maintenance, routine inspections, document storage and EOFY reports.
- Collects rent electronically by bank account or card, with automatic reminders and receipts. Its [help centre](https://help.rentbetter.com.au/en/articles/9526291-rental-payments-general-faqs) says RentBetter does not hold funds; payments settle into your account, and failed payments are retried automatically.
- Tenants pay no platform fee for bank account payments.

**Limitations.**

- Web-based; we found no native app on the Australian App Store.
- Per-property subscriptions add up across a portfolio.
- Tenant checks are an extra cost, and the first year of the combined plan requires three months upfront.

## 3. Cubbi

**Best for: landlords who want to self-manage with a licensed agency's experts on call.**

Cubbi is a licensed Australian real estate agency that offers Assisted Management, a self-management platform available Australia-wide, alongside full management in Melbourne and the Mornington Peninsula. You pay a percentage of payments collected through Cubbi rather than a subscription, according to its [pricing page](https://www.cubbi.com.au/assisted-management/pricing).

**Pricing.** Fees include GST and are taken from all payments collected through Cubbi, excluding bond. The percentage varies with weekly rent.

At $600 a week with a Cubbi Certified Renter (the calculator's default), Assisted Essentials is about 2.33% and Assisted Plus about 2.99%. At that rent, Essentials works out at about $728 a year.

Advertising on the major portals is $199 and professional screening starts from $99. Cubbi offers a 100-day risk-free trial.

**Strengths.**

- Rent collection with instant payouts, late rent notifications and formal action, plus bill tracking and tenant invoicing.
- Tenant screening, online lease signing, bond collection and lodgement, condition reports, inspection scheduling and an EOFY tax pack.
- Access to real estate experts, with same-day support on Plus.
- Holds real estate licences in VIC, NSW, QLD, WA, SA, TAS and the ACT.

**Limitations.**

- A percentage fee costs more as your rent rises in dollar terms, even though the rate falls. Compare it with flat-fee options over a year.
- Some services are charged separately, such as a virtual routine inspection at $80.
- Web-based; we found no Cubbi landlord app on the Australian App Store.

## 4. RealRenta

**Best for: landlords who want rent collected by direct debit, with automated arrears follow-up.**

RealRenta is an Australian cloud-based property management platform for owners. With its payment system, one property costs $44 a month including GST, according to its [pricing page](https://realrenta.com.au/pricing).

**Pricing.** All prices include GST and are in AUD. One property is $44 a month, two are $64 a month, and each extra property is $12 a month.

There is a free trial of up to two months, after which accounts revert to a free Basic version with no payment system and no arrears notifications. Advertising on several portals is $49, a standard realestate.com.au ad is $99, and tenant database checks are $35.

**Strengths.**

- Tenants can pay by automatic direct debit, authorised direct debit or BPAY. RealRenta says funds typically reach you by the next banking day once cleared.
- Automated arrears alerts to you and your tenant, with the option to issue a breach notice from the platform.
- Rental ledgers, invoices, receipts, financial and taxation reports, inspection alerts and a tenant portal.

**Limitations.**

- The highest flat price for a single property in this comparison, although the per-property cost falls with more properties.
- Web-based. Its site does not describe a condition report tool.

## 5. propkt

**Best for: landlords on Android or a computer who want low-cost records and a clean tax package.**

propkt is web-based record-keeping software for Australian self-managing landlords, operated by a sole trader in Queensland. It costs $49 a year for one property after a three-month free trial, according to its [website](https://propkt.com/).

**Pricing.** All prices are in AUD. Solo is $49 a year for one property. Pro is $108 a year (or $12 month to month) for up to 10 properties and three team invites. No credit card is needed for the trial.

**Strengths.**

- Tracks rent, expenses with receipts, bonds and lodgement deadlines, and maintenance.
- Calculates depreciation using both ATO methods, with built-in effective life data.
- Generates tenancy agreements and rent increase notices matched to your state.
- One ZIP per financial year containing a tax summary, categorised transactions and a depreciation schedule as CSV files, plus your receipts.

**Limitations.**

- Records rent only; it does not collect it.
- Web-based; we found no propkt app on the Australian App Store.
- It says data is stored in Sydney, though its [privacy policy](https://propkt.com/privacy) notes its US-based providers may store and process data outside Australia.
- No condition report tool is listed.

## 6. TaxTank

**Best for: investors who want their property tax position calculated live, alongside other income.**

TaxTank is Australian tax and personal finance software. Its Property Tank costs $180 a year for up to five properties, according to its [pricing page](https://taxtank.com.au/pricing/).

**Pricing.** Property Tank is $180 a year, billed annually, with extra properties at $36 each a year. Other Tanks cover salary, sole trader and share or crypto income, with bundle discounts of 5% to 20%. There is a 14-day free trial. The pricing page does not say whether prices include GST.

**Strengths.**

- Live bank feeds, with income and expenses sorted into Australian tax-return categories.
- Calculates depreciation, capital works deductions, capital gains and negative gearing, and handles ownership percentages and overseas properties.
- Invite your accountant or a co-owner to the same records.

**Limitations.**

- It is a tax tool, not a tenancy tool. There is no rent collection, maintenance workflow or condition reporting.
- Annual billing only.
- It does not lodge your return; TaxTank says it is not a registered tax agent.

## 7. RentingSmart

**Best for: landlords with several properties who want simple, low-cost tracking.**

RentingSmart is a cloud-based self-management platform run by RentingSmart Pty Ltd. Its Starter tier covers one to four properties for $10.49 a month including GST, according to its [pricing page](https://www.rentingsmart.com.au/pricing).

**Pricing.** Starter is $10.49 a month including GST for one to four properties, Grower is $20.99 a month for five to 10, and Empire is $41.99 a month for 11 or more. There is a 14-day free trial and a 30-day money-back guarantee. Paying customers can advertise on Domain and realestate.com.au for $119.

**Strengths.**

- Rent schedules, invoices and receipts, reminder emails to tenants and a tenant login.
- Expense tracking, EOFY tax and cash flow reports, and Excel or PDF export.
- Storage for bond information, leases and notices.

**Limitations.**

- Tracks rent but does not collect it.
- Does not provide lease agreements; it suggests getting the standard form from your state authority.
- Condition inspections run through a separate service, Tenant Connect.

## 8. Landlord Studio

**Best for: landlords who want a free plan on Android as well as iPhone.**

Landlord Studio is international landlord software with native iPhone and Android apps and a web portal. Its Go plan is free for up to three units, and Pro costs US$12 a month billed annually, according to its [pricing page](https://www.landlordstudio.com/pricing).

**Pricing.** Prices are in US dollars. Go is free for three units and a single user. Pro is US$12 a month billed annually (US$144 a year) or US$15 month to month, with a 14-day free trial, and adds bank feeds, Xero integration, automated rent reminders and tax-ready reports. A Pro Plus tier adds more users and support.

**Strengths.**

- Native mobile apps with receipt capture and recurring reminders. The iPhone app requires iOS 16 or later.
- Document storage, tenant tools and bank feed accounting.

**Limitations.**

- Run by Landlord Studio Limited, with terms governed by New Zealand law. Its tax reporting pages are built around the US Schedule E and UK HMRC, and we found no Australia-specific pages or ATO reports on its site.
- Its online rent collection page describes card and US ACH payments; we found nothing confirming it works for Australian bank accounts.
- US dollar pricing means your cost moves with the exchange rate.

## Do you need an app at all?

Not necessarily. A spreadsheet and a folder of receipts costs nothing and keeps you in full control. It works well for one straightforward property and an owner who is organised.

The ATO says you need to [keep rental records for five years](https://www.ato.gov.au/individuals-and-families/investments-and-assets/property-and-land/residential-rental-properties/records-for-rental-properties-and-holiday-homes) in most cases, and longer where you carry forward a loss. It accepts digital copies if they are true and clear. A spreadsheet can meet that standard, but only if you actually file every receipt and log every payment.

Where a spreadsheet falls down is reminders, evidence and scale. It will not tell you the lease is ending, remind you about a smoke alarm check or hold the dated photos you need in a bond dispute. By the second or third property, most landlords we know find the time an app saves is worth more than it costs.

## How to choose

Start with the job that causes you the most trouble, then pick the tool built for it.

1. **Decide whether you want rent collected.** If chasing rent is your problem, look at RentBetter, Cubbi or RealRenta. If your tenant already pays reliably by bank transfer, a tracking app is cheaper and you keep the money moving directly to you.
2. **Cost it over a year.** Use your own weekly rent. A percentage fee that looks small can exceed a flat subscription, and one-off advertising fees matter in a year you re-let.
3. **Match the platform.** If you are on Android, rule out iPhone-only apps. If you like working at a desk, web tools suit you.
4. **Check the tax output.** Ask whether the year-end report lines up with the ATO rental schedule and your accountant's needs. Our guide to [rental property tax deductions](https://www.landlordweekly.com/articles/rental-property-tax-deductions) covers the categories.
5. **Test the export.** Before committing, export a year of data and make sure you can open it without the app.
6. **Use the trial with real data.** Most tools here offer a free plan or trial. A month of real use tells you more than any comparison.

If you are still weighing self-management against an agent, our [self-managing landlord's handbook](https://www.landlordweekly.com/articles/self-managing-rental-property-guide) covers the full job, and our guide on [how to choose a property manager](https://www.landlordweekly.com/articles/how-to-choose-a-property-manager) covers the other path. Agent fees are tax deductible, so compare after-tax costs either way.

## Frequently asked questions

### What is the best landlord app in Australia?

It depends on the job you need done. Propero suits iPhone users who want day-to-day management, tax records and AI condition reports for a flat price. RentBetter suits landlords who mainly need to find and sign up a tenant, Cubbi suits those who want a licensed agency on call, and propkt or TaxTank suit landlords whose main concern is tax-time records.

### Is there a free landlord app in Australia?

Yes, with limits. As at 24 September 2026, Propero's Free plan covers one property. RealRenta has a free Basic version without its payment system, and Landlord Studio's Go plan is free for up to three units. propkt, TaxTank and RentingSmart offer free trials rather than free plans.

### Do landlord apps collect rent for you?

Some do and some only record it. RentBetter, Cubbi and RealRenta offer rent collection, with the money reaching your bank account through their payment systems, and Cubbi deducts its percentage fee before paying you. Propero, propkt, TaxTank and RentingSmart record rent that your tenant pays you directly.

### Are landlord app fees tax deductible?

Generally, costs you incur in managing a rental property are deductible expenses, and the ATO lists property agent fees and commissions among deductible rental expenses. Whether a particular subscription is fully deductible depends on how you use it, for example if it also covers non-rental activity. Check with your accountant or the ATO rental properties guide.

### Can I just use a spreadsheet instead?

Yes. A spreadsheet and a folder of receipts works for one straightforward property if you are disciplined. The ATO requires you to keep rental records for five years in most cases and accepts digital copies, so what matters is that your records are complete, dated and easy to find.

### Which landlord apps work on Android?

Landlord Studio has a native Android app. RentBetter, Cubbi, RealRenta, propkt, TaxTank and RentingSmart are web-based, so they work in a browser on an Android phone or a computer. Propero is iPhone only, with no Android or web version as at September 2026.


## Sources

- [Propero: Pricing](https://www.propero.app/pricing)
- [Propero: Home page](https://propero.app)
- [Propero on the Australian App Store](https://apps.apple.com/au/app/propero/id6757024323)
- [RentBetter: Plans and pricing](https://rentbetter.com.au/pricing)
- [RentBetter Help Centre: Rental payments general FAQs](https://help.rentbetter.com.au/en/articles/9526291-rental-payments-general-faqs)
- [RentBetter: Tenant check](https://rentbetter.com.au/extras/tenant-check)
- [Cubbi: Assisted management pricing](https://www.cubbi.com.au/assisted-management/pricing)
- [Cubbi: Home page](https://www.cubbi.com.au/)
- [RealRenta: Pricing](https://realrenta.com.au/pricing)
- [RealRenta: For owners](https://realrenta.com.au/owners)
- [propkt: Home page and pricing](https://propkt.com/)
- [propkt: Privacy policy](https://propkt.com/privacy)
- [TaxTank: Pricing](https://taxtank.com.au/pricing/)
- [TaxTank: Property Tank](https://taxtank.com.au/property-tax/)
- [RentingSmart: Pricing](https://www.rentingsmart.com.au/pricing)
- [RentingSmart: Home page](https://www.rentingsmart.com.au/)
- [Landlord Studio: Pricing](https://www.landlordstudio.com/pricing)
- [Landlord Studio: Tax reporting](https://www.landlordstudio.com/features/tax-reporting)
- [Landlord Studio: Online rent collection](https://www.landlordstudio.com/features/online-rent-collection)
- [Landlord Studio: Terms](https://www.landlordstudio.com/terms)
- [Landlord Wise: Home page](https://landlordwise.com.au/)
- [ATO: Records for rental properties and holiday homes](https://www.ato.gov.au/individuals-and-families/investments-and-assets/property-and-land/residential-rental-properties/records-for-rental-properties-and-holiday-homes)

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*General information only, not financial, legal or tax advice. Source: Landlord Weekly, https://www.landlordweekly.com/articles/best-landlord-apps-australia*