Best landlord apps in Australia (2026)

Every comparison of landlord software is written by someone with a stake in it. This one is written by us, and Propero is in the table below. We'd rather say that in the first line than have you find it halfway down.

So we haven't written the other products badly to make ours look good. Where one of them does something Propero doesn't, it says so, and there's a section near the end listing what Propero doesn't do. Two of those are on the way. The rest are decisions we made on purpose.

How we compared

Prices come from each provider's own website, checked in August 2026, not from someone else's roundup. Features are what each provider publicly lists. We've kept this to the products a landlord would seriously shortlist today: operating right now, priced in public, and available across Australia. There are more landlord apps than these. Most are a side project or a waitlist with no price attached, and padding a table with them would waste your afternoon.

One line does most of the work: rent collection. It means your tenant's money goes to the provider first and reaches you second. Some of these do that, and do it well. Propero doesn't, and won't. Rent lands in your account the way it always has, and the app's job is to know whether it did.

Rent collection means the money moves through the provider's platform before it reaches you. Prices were checked against each provider's own website in August 2026, Cubbi's and PropertyMe's on 17 August 2026, and they change.

Propero

We'll go first, since it's our article. The first property is free, and free means the app rather than a trial with the good parts behind glass: rent tracking and payment history, maintenance, the lease and your tenants, reminders, ledgers and tax reporting, and the AI assistant on a daily allowance. Pro is A$24.99 a month or A$199.99 a year, and adds three times the daily messages, AI condition reports, and your second property onwards.

The decision that shapes everything else is that Propero never holds, transfers or manages your rent. Your tenant pays into your bank account the way they always have, and the app's job is to record what arrived and when, and to tell you the moment it didn't. That's deliberate and it isn't changing. It also means your tenant creates no account and downloads nothing.

It's an iPhone app, iOS 26 or later. There's no Android app. A web version isn't here yet, it's on the way.

RentBetter

RentBetter prices the two jobs separately, which is unusual and, once you see it, sensible: A$36 a month to manage a tenancy, A$199 one-off to advertise one, or A$95 plus A$29 a month for both. Rent moves through the platform.

If you have a vacancy right now and want one product to fill it and then run it, that's the most complete answer on this list, and we'll say so plainly. If your property is tenanted and stays that way for three years, you're paying every month for the half you aren't using. It's web based, so it's a laptop job rather than a phone one.

Cubbi

Cubbi is the closest thing here to an agency you never have to visit. There are two versions of it. Full management, where Cubbi is your legal agent and handles the lot, currently Melbourne and the Mornington Peninsula. And assisted management, available Australia wide, where you stay in charge and Cubbi runs the machinery underneath you.

Assisted is priced as a percentage of what it collects: 2.33% including GST on Essentials, 3.28% on Plus, taken out of your tenant's payment on its way to your account. Advertising to the major portals is $199, screening from $99.

That percentage is the honest difference between Cubbi and Propero. Theirs is a much smaller cut of the same shape your agent uses, and it buys you a platform with a team standing behind it. Ours is a flat subscription, and the rent never leaves your side of the transaction. If what you want is help rather than tools, Cubbi is a better answer than we are, and we'd tell you so. It's web based.

PropertyMe

PropertyMe is in this list because landlords searching for property software keep landing on it, not because you should buy it. It starts at A$149 a month including GST and every plan is priced for a minimum of 200 properties, which is about the clearest statement of intent a pricing page can make. It includes agency trust accounting, because agencies hold other people's money and are legally required to account for it.

If you own one property, this is the software your agent uses, and part of what your management fee pays for. It's the contrast in this list, not an option in it.

A spreadsheet and reminders

The baseline, and what most landlords are actually running. It's free, it works, and for one property with a tenant who always pays on time it can carry you for years. Leaving it out of the table would have been dishonest.

What it costs you is the remembering. The rent that landed $40 short in March. The water invoice you meant to pass on. The smoke alarm certificate. The lease that quietly went periodic. Software's real job is to be the thing that notices, and to have the financial year already in the shape your accountant wants it.

Where Propero fits

Propero is for you if you own one or a few properties in Australia, you have an iPhone, and you want the tenancy in one place rather than just the books: the lease, the tenant, the rent, the repairs, the records, and the tax summary already waiting for you in July.

Two parts of it are worth calling out, because they're usually the reason people pick it. AI condition reports turn a walk through the property with your phone camera into a room by room record, which is a Pro feature. And the assistant answers tenancy law questions with citations, across every Australian state and territory, so an answer in Victoria is Victorian law rather than a national summary.

You can also advertise a vacancy to realestate.com.au, Domain and Rent.com.au from inside the app, which private landlords can't normally list on directly. That's a one-off order starting at A$199.95, not part of the subscription and is available on all plans. Propero even assists in presenting your property photos in the best light and can write the headline and description for you.

What Propero doesn't do

Two of these are a not yet. Reviewing tenant applications isn't in the app yet, it's on the way. Same with a web version.

The rest are decisions. No trust accounting, which is what an agency needs because it holds other people's money, and you don't. No tenant portal, because your tenant never logs in and shouldn't have to. No lease e-signing. And no rent collection, ever: Propero never holds, transfers or manages rental money, on purpose.

If one of those is the thing you actually need, something above will do it, and you should use it.

Common questions

Which landlord app is free in Australia?

Propero is free for your first property, with Pro beyond that. RentBetter, Cubbi and PropertyMe are all paid, RentBetter and PropertyMe by the month and Cubbi as a percentage of the rent it collects. A spreadsheet is free and always has been.

Do any of these collect the rent for me?

RentBetter, Cubbi and PropertyMe move rent through their platform, and Cubbi's fee comes out of it on the way past. Propero doesn't, and won't: your tenant pays you directly and the app records it.

Do I need an app if I only have one property?

Not strictly. A spreadsheet and a folder of receipts is a legitimate answer, and plenty of landlords run one for years. What software buys you is that the records are already in the shape the ATO wants come July, and that you hear about a missed payment on the day rather than a month later.

Which of these run on an iPhone?

Propero, on iOS 26 or later. RentBetter, Cubbi and PropertyMe are web based.

Propero is free for your first property. Download it on the App Store.