Comparison
Property Portfolio Software Comparison
Compare property investment software for portfolio tracking, performance analysis, reporting and tax records.
An independent look at how the main options for tracking an Australian property portfolio stack up — across feature areas that actually matter to investors, plus real pricing. We're Akweno, and we're one of the options below — we've tried to be fair about where we don't lead.
Filter on the features and pricing that matter most to you to find your fit.
Third-party data accurate as of August 2026. See methodology below.
Compare software, pricing and features
Every solution is listed alphabetically — filtering only narrows down which rows match what you're looking for, it never re-ranks the table.
What features matter to you?
Filter by pricing
| Software | Pricing | Features |
|---|---|---|
| Accounting software (Xero, MYOB) | Free trial Starting from A$30/mo Other plans for A$90/mo |
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| Activolio | Free trial GBP9.99/year (1-5 properties), as stated on their site |
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| AkwenoThat's us | Free trial Starting from A$9/mo Other plans for A$19 to A$29/mo |
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| August | Free trialFree plan option Starting from A$17.1/mo Other plans for A$28.5 to A$57/mo |
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| Avail | Free plan option Starting from A$13.9/mo |
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| Baselane | Free trialFree plan option Starting from A$31/mo |
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| Buildium | Free trial Starting from A$95.5/mo Other plans for A$296 to A$616/mo |
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| DealSheet AI | Free trial Starting from A$9.5/mo Other plans for A$152/mo |
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| DoorLoop | Starting from A$106.2/mo Other plans for A$229.3 to A$321.9/mo |
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| Hemlane | Free trialFree plan option Starting from A$46.2/mo Other plans for A$74 to A$132.4/mo |
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| Landlord Studio | Free trialFree plan option Starting from A$18.5/mo Other plans for A$43.1/mo |
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| LandlordApp.io | Free trialFree plan option Starting from A$93.1/mo Other plans for A$282.8 to A$567.6/mo |
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| Landlordy | Free plan option One-off unlock, priced in-app by region -- not publicly listed |
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| LandScore | Free plan option |
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| Lumlet | Free trial Starting from A$28.5/mo Other plans for A$74.1/mo |
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| Padlord | Free plan option |
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| Picki | Free plan option |
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| Portfio | Starting from A$3.9/mo Other plans for A$9.8 to A$19.6/mo |
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| PortfolioCore | Free trial Starting from A$17.1/mo |
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| PropBoss | Free trial Starting from A$29/mo Other plans for A$49 to A$150/mo |
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| Property Dollar | Free plan option |
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| Propperly | Free plan option Starting from A$10/mo Other plans for A$29 to A$49/mo |
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| ProprTrack | Free plan option Starting from A$28.5/mo Other plans for A$57/mo |
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| PropWiz | See provider | No feature areas confirmed yet |
| PROXERA | Free plan option Starting from A$19/mo Other plans for A$37.9/mo |
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| Real Estate Investar | Starting from A$99.9/mo Other plans for A$149.9 to A$248.9/mo |
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| REI Hub | Free trialFree plan option Starting from A$9/mo Other plans for A$15 to A$48/mo |
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| Rentec Direct | Free trial Starting from A$38.5/mo Other plans for A$77 to A$96.3/mo |
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| RentRedi | Starting from A$18.5/mo Other plans for A$30.8 to A$46.1/mo |
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| Spreadsheets | Free plan option | No feature areas confirmed yet |
| Stessa | Free trialFree plan option Starting from A$18/mo Other plans for A$42/mo |
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| TaxTank | Free trial Starting from A$15/mo |
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| TenantCloud | Free trial Starting from A$23.1/mo Other plans for A$44.8 to A$154/mo |
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| Torquity | Free trial Starting from A$106/mo Other plans for A$383 to A$768/mo |
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| TurboTenant | Free plan option Starting from A$19.2/mo Other plans for A$25.6/mo |
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| Vestly | Free plan option $79 one-off per tax year for the accountant-ready export and 12 months of AI features (rises to $99 from 1 Nov 2026) |
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How we built this comparison
We built Akweno, so we're not a neutral third party — but we've tried to make this comparison as fair and factual as we can, and we'd rather you make an informed choice than an uninformed one.
No ranking or scoring. Solutions are listed strictly alphabetically, including Akweno, and never re-sorted by "how good" a tool is. Filtering by feature area or price narrows the list to compatible solutions only — the ones shown stay in alphabetical order, never ranked.
Every gap is explained. Wherever a solution doesn't fully support a feature area, hovering the icon shows a specific, factual reason — not just an unexplained cross.
"Free for life" means free forever. The Pricing filter's "Free for life" option only matches plans with no time limit and no eventual cost. The separate "Free trial or free forever" checkbox covers both a time-limited trial on a paid plan (including Akweno) and a genuinely free-forever plan — a free-for-life plan is, in effect, a free trial that never ends, so a solution is never penalized under this checkbox just for offering one instead of the other.
Sourced from public information. Feature and pricing data for third-party solutions comes from each provider's own public website, current as of August 2026. Software changes — if you spot something that's out of date, let us know and we'll correct it.
We cover 13 feature areas across 36 solutions. See the individual comparison pages linked from the table for more detail on Akweno vs. any single competitor.
Frequently asked questions
- What is property portfolio software?
- Property portfolio software tracks the financial performance of a group of investment properties in one place — income, expenses, valuations, equity and returns — instead of relying on a spreadsheet or a shoebox of receipts. Some tools focus on paperwork and compliance; others focus on investment analytics like yield and IRR.
- Is property portfolio software different from property management software?
- Yes. Property management software (e.g. tenant portals, maintenance requests) is built for the day-to-day operational side of running a rental. Portfolio software is built for the investment side — what your properties are worth, how they're performing, and what your returns look like across the whole portfolio.
- Do I need portfolio software if I only own one property?
- It depends on how actively you want to track performance. A single property is manageable in a spreadsheet, but even one property benefits from automated valuation tracking, capital-improvement records for CGT purposes, and a proper tax-time export — all things a spreadsheet doesn't provide automatically.
- Which of these tools work outside Australia and the US?
- Akweno is built for international, multi-currency portfolios and works for investors anywhere. Stessa and PropBoss are domestic-only (US and Australia respectively). Landlordly is region-agnostic but single-currency per install. See the multi-currency row in the comparison table above for details.
- Which of these tools are genuinely free?
- Stessa's Essentials plan, Landlordly's single-unit plan and, of course, a spreadsheet are free forever with no time limit — that's what the "Free for life" pricing filter above shows. Akweno, Stessa's paid tiers, PropBoss and standard accounting software instead offer a time-limited free trial before you pay. The "Free trial or free forever" checkbox covers both cases, since a free-forever plan is effectively a trial that never ends — it never counts against a solution for not also having a separate time-limited trial.
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