Letting agent software compared: Reapit, Street, Arthur Online, 10ninety and Keys2 (2026)

The right choice depends on three things: how big you are, which lines of business you run, and how the price changes as you grow.

Why the pricing model matters more than the price

Two systems can cost the same today and very differently in two years. The way a system charges decides what growth costs you:

• Per user: every new negotiator or property manager adds to the bill.
• Per property or unit: every new instruction adds to the bill.
• Per branch: a second office adds a second bill.
• Per line of business: the bill changes only when you start running something new, such as adding sales to lettings.

Then check the add-ons. E-signatures, SMS, client portals, referencing and data migration are often charged separately, and they add up.

The five systems at a glance

Reapit

Reapit describes itself as "the leading estate agent software for UK agencies", with packages for single branches, multi-branch agencies and national chains. It was founded in 1997 and joined with the payments company PayProp in 2023. Its lettings software covers pre-tenancy checklists, anti-money-laundering workflow, certificate tracking, renewals, rent reviews, works orders and online viewing bookings, plus an app marketplace.

Worth knowing: pricing is not published and is charged per user, with client accounts as an add-on. Reapit says moving onto it takes 5 to 12 weeks with a dedicated project manager.

Suits: larger and multi-branch agencies that want a broad platform and a managed rollout.

Street

Street calls itself "the all-in-one CRM for sales, lettings, property management and client accounting". It is based in Manchester and run by its founders, and in July 2026 it took a minority investment from Hg. Lettings features include compliance tracking for gas, electrical and EPC certificates, Right to Rent checks, deposit management, landlord and tenant apps, and online viewing bookings.

Worth knowing: there is no per-seat charge; pricing depends on listing volume and the products you use, and is not published. Lettings is included in every subscription, while e-signatures cost £1 + VAT per document.

Suits: sales and lettings agencies that want polished client apps and are comfortable with quote-based pricing.

Arthur Online

Arthur Online is property management software for letting agents, self-managing landlords, student housing and social housing. It launched in 2015 and has been part of the property software group Aareon since December 2020. It offers separate apps for property managers, tenants, contractors and owners, with rent, statements, maintenance and compliance tracking.

Worth knowing: pricing is published and charged per unit, billed annually. The Standard plan starts at £82.50 a month for 55 units, with each extra unit at £1.50. Digital signatures, SMS, marketing portals, referencing and a live bank feed are add-ons.

Suits: property managers with large, unit-heavy portfolios, such as HMOs or student lets, who want strong tenant and contractor apps.

10ninety

10ninety offers "easy-to-use CRM estate agent software and letting agent software" for UK agencies. It covers tenancies with multiple tenants, renewals, rent recording, landlord statements, deposit registration, safety alerts, maintenance job sheets and sales progression.

Worth knowing: pricing is published and charged per branch, with no per-user fees: £80 a month + VAT for up to 100 active properties, then £40 for each extra 100, plus a £100 setup fee. Most extras are monthly add-ons, including e-signatures at £15 a month for 20 documents. There is no minimum term and one month's notice.

Suits: small independent agencies that want a low, predictable monthly price and are happy to add features as they need them.

Keys2

Keys2 is property management software for independent letting and estate agencies, made by Pixtech in Stratford, east London. It runs four modules on one set of records: Lettings, Sales, HMO, and Council & Guaranteed Rent. Every plan includes the same engine: tenancies, rent ledger, compliance and licensing, deposits, documents, unlimited e-signatures and unlimited staff users.

Worth knowing: pricing is published and charged by the number of modules you run: Starter at £49 a month for any one, Core at £99 for any two, Growth at £199 for all four, all + VAT and monthly rolling. Each plan has a property allowance (75, 600 and 1,250 records). Keys2 is newer than the others, and support comes directly from the team that builds it.

Suits: independent agencies that want public, predictable pricing, and agencies that let homes to councils, because Keys2 records the council as a party to the tenancy and reconciles what the council paid against what was guaranteed.

A worked example: 150 lettings, one branch

Here is what the published list prices come to for an agency managing 150 lettings from one branch, before VAT and add-ons.

Add-ons change the picture. E-signatures alone add £15 a month on 10ninety for 20 documents and are a paid add-on on Arthur Online; on Keys2 they are unlimited. Always ask for a full quote with the add-ons you will actually use.

Ten questions to ask in any demo

1. How does the price change if we hire two more people?
2. How does it change if we add 100 more properties?
3. Which features in the demo are add-ons?
4. Are electronic signatures unlimited?
5. What does data migration cost, and how long will it take for our data?
6. What is the minimum contract and the notice period?
7. Can we export all our data at any time, at no cost?
8. Who do we speak to when something goes wrong, and how fast?
9. How does it handle the Renters' Rights Act changes, such as periodic tenancies and Section 13 rent increases?
10. Can it handle the way we actually work, such as HMOs, council lets or sales alongside lettings?

Read next: Running a letting agency on spreadsheets: what it really costs · Book a Keys2 demo