Is a free PMS plan actually free?

It is free of subscription, which is not the same as free of cost. Free plans in this category typically exclude the channel manager, card payments or messaging, and those are sold as separate line items. Some plans also carry a percentage of every booking taken through an OTA, which is a bill that grows with your revenue rather than with your property count. Read the booking fee column, not only the headline price.

Do the published prices include VAT?

Usually not. 4 of the 8 sterling-priced systems on this page state that their published figures exclude VAT. A host who is not VAT registered cannot reclaim it, so the real cost of an "exc VAT" plan is the published figure plus VAT at the prevailing rate. Where a vendor states nothing about VAT, this page records that it states nothing.

Why is a price missing for some systems?

3 of the property management systems in this directory publish no price we could capture for a single property, and 4 publish a price but not in pounds. Both are recorded as findings rather than filled in with an estimate. A system that will not publish a price for one property is telling a single-property buyer something real about who it is sold to.

Is Zugrow included in the comparison?

No. Zugrow is owned by the company that publishes this directory, and its property management platform is early access: the vendor states it is onboarding hosts in waves, and joining is by waitlist rather than an account you can open today. A price you cannot buy does not belong in a price comparison, so it is set out separately on this page with the ownership disclosure attached.

Reader question

What is the cheapest short-term rental PMS for one property?

A single UK holiday let is the hardest size to buy software for. Most systems are priced per property but designed for a portfolio, so the one-property host pays a portfolio price for features they will never open. This page records what each system in our directory publishes for exactly one property, in pounds, with the vendor’s own source and the date we checked it.

The short answer

On published prices, the cheapest is nothing. Freetobook and Zeevou each publish a permanently free plan that a host with one property can use, and both bill in sterling. What they do not include is the part most hosts came for. Freetobook charges for the channel manager separately, from £9 a month plus a £49 one-off connection fee per channel, so the cheapest realistic all-in figure on this page is about £9 a month rather than zero. Zeevou publishes its free plan as a headline feature count rather than an itemised list, and its paid tiers start at a three-unit minimum, so a one-property host cannot buy up from it.

If you would rather pay a flat subscription than assemble one, the lowest published sterling figures at one property are Anytime Booking at £10 a month plus 1% of bookings, Bookalet at £139 a year excluding VAT, and Lodgify at £18 a month at list price. Each of those three has a catch worth knowing before you buy, and they are set out below.

Every figure on this page is the vendor’s own published price, with the source and the date beside it. Nothing here is converted from another currency, averaged, or estimated. Last updated 11 August 2026.

How this page is ordered. The table below is in alphabetical order by product name, like every other table on this site. It is not ordered by price, and there is no number one on it. The question is answered in the paragraph above instead, because “cheapest” depends on whether you count the add-ons you actually need. Zugrow is owned by this site’s publisher and is held out of the table entirely. Ownership and disclosure.

Published sterling prices at one property (8 systems)

Every property management system in this directory that publishes a figure for a single property and bills in sterling. The price column reproduces the vendor's own wording; where a plan is capped at one or two properties, that cap is part of the price.

Property management systems that publish a sterling price at one property, in alphabetical order by product name.
Product	UK-based	Published price at 1 property	Booking fee	VAT basis	Verified
Anytime Booking	Yes	Lite £10/month + 1% of bookings	1% on Lite; Pro and Agency state "No commission or booking fees"	Not published	28 July 2026 Source
Bookalet	Yes	Lite £139/year, Pro £189/year, Team £239/year	0%	exc VAT	28 July 2026 Source
Bookster	Yes	Lite £26/month, Pro £46/month, Max £86/month (monthly billing, + VAT)	Channel-manager commission on OTA bookings: Lite 2.00% + VAT, Pro 1.00% + VAT, Max 0.83% + VAT	exc VAT	28 July 2026 Source
eviivo	Yes	Single Property: from £35/month	0%	exc VAT	28 July 2026 Source
Freetobook	Yes	£0 for the core booking engine. Channel Manager from £9/month (0-6 bookings). Card Payments £99/year for a single unit; Messaging £59/year for a single unit.	0% on direct bookings. Channel Manager is £1.50 per booking, capped monthly. Google Bookings ads, if used, are 7% of booking value.	Not published	28 July 2026 Source
Lodgify	No	Basic £18/month, Starter £33/month, Professional £53/month, Ultimate £77/month (list prices; a July 2026 promotion showed £14 / £24 / £26 / £39)	0%	Not published	28 July 2026 Source
Uplisting	Yes	£72/month (Independent Host, covers 1-5 properties)	Not published	exc VAT	28 July 2026 Source
Zeevou	Yes	£0 (Core, free forever). Paid tiers start at a 3-unit minimum, so there is no published paid rate at 1 unit.	Not published	Not published	28 July 2026 Source

The free plans, and what they leave out

A free plan is free of subscription. That is not the same as free of cost, and the difference is usually the channel manager.

Freetobook

£0 for the core booking engine. Channel Manager from £9/month (0-6 bookings). Card Payments £99/year for a single unit; Messaging £59/year for a single unit.

The core booking engine is free with no annual fee and no commission on direct bookings. Everything else is bought separately, so the total is driven by how many bookings come through the OTAs rather than by how many properties you own. Setup: £49 one-time connection fee per channel.

Verified 28 July 2026. Source

Zeevou

£0 (Core, free forever). Paid tiers start at a 3-unit minimum, so there is no published paid rate at 1 unit.

The free plan is published as “15+ features” rather than an itemised list, so what a one-property host gets on it is not derivable from the pricing page. The paid tiers begin at three units, which means there is no upgrade path priced for a single property. Setup: Self-onboarding free; guided onboarding from £100.

Verified 28 July 2026. Source

The cheapest option that connects to the OTAs

For most single-property hosts the system exists to keep Airbnb and Booking.com from double-booking the same week. That narrows the field, because the cheapest plans are often the ones with no channel connection at all.

Freetobook. Free core system plus the Channel Manager at £1.50 per booking with a monthly floor of £9 and a monthly cap of £99, plus a £49 one-off connection fee for each channel. At the published floor that is £108 a year, which is our arithmetic on the vendor’s £9 monthly minimum rather than a figure the vendor quotes.
Bookalet. Lite at £139 a year excluding VAT does not include channel management. Pro, which does, is £189 a year excluding VAT at one bookable. Billing is annual with a twelve-month minimum term.
Lodgify. Basic at £18 a month list price is capped at one rental and includes a unified calendar for Airbnb, Vrbo and Booking.com. Note that the pricing page shows the same numeral in every currency, so £18 and $18 are the same number rather than a conversion, and a promotion was running when we checked.
Anytime Booking.Lite at £10 a month is the lowest published monthly figure on this page, but the vendor’s own plan description puts OTA connections on Pro, from £30 a month plus a one-off setup fee whose amount is not published. The pricing page also did not render a currency symbol when we captured it, which is recorded on the profile.

On published figures alone, Freetobook is the cheapest way to get a single UK property onto the OTAs with a real channel connection. It is also a Glasgow company with a published landline. That is a statement about price and about published facts, not a recommendation: the right system is the one that connects to the channels you actually sell through.

What turns a cheap plan into an expensive one

VAT

4 of the 8sterling-priced systems here state that their figures exclude VAT. If you are not VAT registered you cannot reclaim it, so an “exc VAT” price is the number you compare and the number plus VAT is the number you pay. Where a vendor says nothing about VAT, this directory records that it says nothing rather than assuming.

Commission on bookings

Several of the cheapest subscriptions carry a percentage of every OTA booking on top. That is a bill that scales with your revenue, not with your property count, which is exactly the wrong shape for a single well-performing let. As plain arithmetic: 1% costs £10 for every £1,000 of bookings that passes through the system, and 2% costs £20. Set that against the difference between two subscriptions before deciding which is cheaper. Bookster publishes both numbers on the same page, which is rarer than it should be: Channel-manager commission on OTA bookings: Lite 2.00% + VAT, Pro 1.00% + VAT, Max 0.83% + VAT.

Setup and connection fees

One-off fees are the easiest thing to miss on a pricing page. Freetobook charges £49 one-time connection fee per channel and Anytime Booking attaches an unpublished one-off setup fee to its Pro and Agency plans, which means the true first-year cost of that plan cannot be worked out from the website at all.

Property caps on the cheap tier

The cheapest plan is often capped at one or two properties. That is fine today and a migration tomorrow. If a second property is plausible within the year, compare the tier above as well, because the step up is where these products get expensive.

Priced, but not in pounds (4 systems)

These publish a price for one property in another currency. We print what the vendor prints and do not convert it, because the sterling amount that leaves your account depends on your card and the day.

Property management systems that publish a price at one property in a currency other than sterling, in alphabetical order by product name.
Product	Published price at 1 property	Billed in GBP	Verified
Beds24	EUR15.50/month base, plus EUR0.55/month for each channel connection (one room type linked to one channel)	partial	28 July 2026 Source
Guesty	$9/month per listing (Lite)	No	28 July 2026 Source
Hospitable	$0 (Essentials, no subscription fee) or $29/month (Host, billed annually, 1 property included)	No	28 July 2026 Source
Smoobu	Professional Flex EUR29 (~£24.76)/unit/month; Professional Prepaid EUR31.50 (~£26.90) after 10% yearly discount; Teams Pro+ EUR49.50 (~£42.26) after 10% yearly discount	No	28 July 2026 Source

No price published at one property (3 systems)

Recorded as a finding rather than filled in with an estimate. A system that will not publish a figure for a single property is telling a single-property buyer who it is built for.

Hostaway: quote-only. Pricing model: quote-only.
Checked 28 July 2026 · Source
OwnerRez: quote-only. Pricing model: sliding scale by property count; rate card not published on the pricing page.
Checked 28 July 2026 · Source
SuperControl: quote-only. Pricing model: tiered per-property subscription + joining fee + 1% service fee on OTA bookings; agency plans quote-only.
Checked 28 July 2026 · Source

Zugrow, and why it is not in the tables above

Zugrow is owned by this site's publisher. It is held out of the price comparison on this page for two separate reasons, and either one on its own would be enough.

We publish it, so ranking it against the products it competes with is not something you should have to take on trust.
Its property management platform is early access. The vendor states that it is “onboarding hosts in waves” and the sign-up joins a waitlist rather than opening an account, so it is not a price a host can act on this week. A price you cannot buy does not belong in a price comparison. Availability checked 11 August 2026.

What is published, for the record

The published early-access plans are £0 (Solo, 1 property, 2 channel connections) or £16.65/month on Pro billed annually, with channel connections included and 0% booking commission on those waitlist-only plans. Those figures were verified on 29 July 2026 against Zugrow’s published pricing and waitlist page, and the waitlist wording was checked again on 11 August 2026. The capabilities the vendor documents for this early-access platform, including a unified inbox, a unified calendar, channel management and its AI agents, are reachable only by joining the waitlist rather than by buying an account today.

Read the full profile, recorded against exactly the same fields as every competitor in this category, on the Zugrow listing. The outbound link above is nofollow, like every vendor link on this site.

Zugrow is owned by this site's publisher — listed against the same fields, checks and dates as every competitor, never ranked ahead of anything, with the same nofollow outbound link. Ownership statement.

Questions readers ask about this

What is the cheapest short-term rental PMS for one property in the UK?: On published prices, the cheapest is nothing. Freetobook and Zeevou each publish a permanently free plan that a single-property host can use, and both bill in sterling. Neither free plan is a complete system: the parts most hosts need, above all a channel connection to the OTAs, are charged separately or are not described in the free plan's published scope. The cheapest published price that includes channel management for one property is Freetobook's free core booking engine plus its Channel Manager, which starts at £9 a month with a £49 one-off connection fee per channel. All figures verified against the vendors' own pricing pages on the dates shown on this page.
Is a free PMS plan actually free?: It is free of subscription, which is not the same as free of cost. Free plans in this category typically exclude the channel manager, card payments or messaging, and those are sold as separate line items. Some plans also carry a percentage of every booking taken through an OTA, which is a bill that grows with your revenue rather than with your property count. Read the booking fee column, not only the headline price.
Do the published prices include VAT?: Usually not. 4 of the 8 sterling-priced systems on this page state that their published figures exclude VAT. A host who is not VAT registered cannot reclaim it, so the real cost of an "exc VAT" plan is the published figure plus VAT at the prevailing rate. Where a vendor states nothing about VAT, this page records that it states nothing.
Why is a price missing for some systems?: 3 of the property management systems in this directory publish no price we could capture for a single property, and 4 publish a price but not in pounds. Both are recorded as findings rather than filled in with an estimate. A system that will not publish a price for one property is telling a single-property buyer something real about who it is sold to.
Is Zugrow included in the comparison?: No. Zugrow is owned by the company that publishes this directory, and its property management platform is early access: the vendor states it is onboarding hosts in waves, and joining is by waitlist rather than an account you can open today. A price you cannot buy does not belong in a price comparison, so it is set out separately on this page with the ownership disclosure attached.

How this page was put together

Same method as every listing in the directory, so you can check it rather than trust it.

Every price is read out of this directory’s own listing data for the 16property management systems we cover, each of which was verified against the vendor’s published pricing page on the date shown beside the figure.
Nothing is converted between currencies, averaged across vendors, or estimated. Where a vendor publishes no figure, this page says so.
Where a total is arithmetic on a published rate rather than a figure the vendor quotes, the sentence says so on the same line.
Prices go stale. If one of these has changed, tell us and we will correct it and re-date the page.

Sources

Written by The UK Holiday Let Software Directory editorial team. No vendor paid for a place on this page, saw it before publication, or can be removed from it. Methodology.

Found a price that has moved?

Tell us what is wrong and where the correct figure is published, and we will fix it and re-date this page. Vendors do not need any relationship with us to have their own price corrected.

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See every product in this category, with the full field set on each profile: property management systems for UK holiday lets.