The best free MTD software for most landlords is Clear Books Property Free, because it is the free plan we found that includes year-end filing with no transaction limit. If you have one or two tenancies and want your bank connected at no cost, VoxaMTD's free plan may suit you better, but it sends quarterly updates only. We make VoxaMTD, so we have an interest in this ranking. We have put it third because of that year-end gap and its limit of 2 tenancies.
One landlord's forum thread asks "What software for property landlord MTD", and a landlord blogger says there are "way too many landlord software/accounting products to choose from". So this page starts from your situation. Every price and plan carries the date we read it on the provider's own site.
Which free MTD software is best for a landlord?
| Rank | Product | Free for | Year-end filing | The catch | Read on |
|---|---|---|---|---|---|
| 1 | Clear Books Property Free | One property or grouped, no transaction limits | Included | No bank feed; tracking several properties separately is on Property, £5 a month plus VAT | 4 November 2026 |
| 2 | Sage Sole Trader & Landlord Free | Sole traders and landlords | Included | One bank account; capped AI categorisation | 27 September 2026 |
| 3 | VoxaMTD Free (our product) | Up to 2 tenancies | Not today | Quarterly updates only; UK property only; one bank connection; iPhone app only | 4 November 2026 |
| 4 | Landlord Studio MTD Go | Up to 3 units | Offered on its MTD page | £5 per MTD submission; no bank feeds | 4 November 2026 |
| 5 | PaTMa | 1 rental unit | Ask PaTMa | Pro is £15 a month including VAT for 5 units | 23 October 2026 |
This is our reading, not a test of every product. We have not used these rivals with live records, and Sage's site would not load for our check on 4 November, so its row keeps the earlier date. GOV.UK's software finder is the full, current list, and being on it is not an endorsement of any product, ours included.
I have 3 buy-to-lets and over £50,000 of rent. Which free option works?
Clear Books Property Free or Sage's free plan. VoxaMTD's free plan stops at 2 tenancies, so three lets would need a paid plan from £8.99 a month. You have been in scope since 6 April 2026 if your qualifying income for 2024 to 2025 was over £50,000, and our page on the Making Tax Digital threshold explains the test.
I have one or two lets. Is a free app enough?
Yes, for the quarterly updates. VoxaMTD's free plan connects one bank through open banking, categorises transactions with AI and includes a Section 24 calculator. It does not do the year-end step, so you would use other software or an accountant for that. If you want both in one free product, choose Clear Books or Sage.
Does free software have to do the year-end return?
Your software as a whole must keep your digital records, send your quarterly updates and submit your tax return, GOV.UK says. One product can do all three, or you can combine products. So a free product that sends quarterly updates only is allowed, but it leaves you one more job at year end.
Can I just keep my spreadsheet?
Yes, with bridging software, though the options we read are not free. TaxCalc MTD Quarterly Filer is from £24 a year and Coconut's MTD Bridging is £49.99 a year, both read on 4 November 2026. VoxaMTD is not bridging software. See what bridging software is and VoxaMTD vs TaxCalc.
I am a sole trader and a landlord. What then?
Clear Books gives you a separate free account for each income type, with one login. On VoxaMTD, filing for both property and self-employment is on Landlord Pro at £27.99 a month. Read MTD for sole traders with rental income.
I let a property abroad. Which free software covers it?
Clear Books has a Foreign Property Free plan for one overseas property. VoxaMTD does not cover foreign property.
My letting agent sends statements. Do I still need software?
Yes, if you are in scope. Using an agent does not take you out of Making Tax Digital. Read MTD for landlords who use a letting agent.
Which well-known options are not really free?
- Coconut: a two-week free trial, or up to two years free if you are eligible and open a new Zempler account. The MTD filing plan is £12.99 a month or £129.99 a year, read on 4 November 2026. VoxaMTD vs Coconut.
- FreeAgent: free only with certain NatWest, RBS, Ulster Bank or Mettle accounts, read on 27 September 2026. VoxaMTD vs FreeAgent.
- August: its free plan covers 2 tenancies without MTD reporting, read on 3 November 2026. VoxaMTD vs August.
How did we rank these?
We put year-end filing first, because leaving it out means a second product or an accountant. Then how many properties the free plan allows, then what you give up, such as a bank feed. If you weigh a bank feed above year-end filing, VoxaMTD would move up for one or two tenancies. Read VoxaMTD vs Clear Books for the detail.
Since we make one of these products, check us as hard as the others: how VoxaMTD works, our prices, the iPhone app and who we are.
Sources
- Find out if and when you need to use Making Tax Digital for Income Tax (GOV.UK), read on 4 November 2026.
- Choose the right software for Making Tax Digital for Income Tax (GOV.UK), read on 4 November 2026.
- Clear Books pricing and free MTD software (Clear Books), read on 4 November 2026.
- Landlord Studio pricing (Landlord Studio), read on 4 November 2026.
- Coconut pricing (Coconut), read on 4 November 2026.
- MTD Quarterly Filer for Business (TaxCalc), read on 4 November 2026.
Other prices are from each provider's own pages on the dates shown, and can change. Check the provider's site before you decide. This guide is general information, not tax advice.