Sold to enterprises, bought by three-person teams
Most of this category is priced and shaped for portfolios in the hundreds: an implementation fee, a kickoff call, a module list nobody finishes reading. A team running a dozen units pays for that weight in setup time long before they see any of it back, which is the single most common reason a small operation abandons its software inside the first year.
Small does not mean simple, it means unforgiving
With eight properties there is no one else to catch a clash, and no back office to rebuild a month that went wrong. What a small team needs is not a lighter product but a dependable one: a calendar that is right, a fee that computes itself, and a maintenance item that survives being mentioned once in passing.
Priced so growth is not a penalty
Tiered plans punish growth with cliffs: one extra property can double the bill. A flat €2 per unit — dropping as the portfolio grows — means taking on a ninth property costs exactly €2 more, so the decision is about the property rather than the software bill. Every number is on the pricing page, not behind a quote form.
What a small operation can safely leave out
Multi-entity consolidation, a custom API, a named account manager, procurement-grade permissions: real features, aimed at organisations with a finance department. Buying them early is how a small team ends up paying enterprise money to use a calendar and a statement generator.
What genuinely earns its place at this size is short. A booking calendar nobody has to cross-check. Owner statements that assemble themselves. Tasks that outlive the conversation that created them. Best property management software for small landlords works through the same shortlist from the buyer's side.
The spreadsheet is not the enemy — the seams are
Plenty of well-run small portfolios are held together by a spreadsheet, and it usually works. What stops working is the join: the booking that never reached the sheet, the cost that reached the sheet but not the statement, the two versions of the file in two inboxes. Nothing there is a spreadsheet failure. It is the cost of keeping separate copies of the same facts.
One record, read several ways, removes the join without removing the flexibility. And if you ever want the flexibility back, data export hands you a file — leaving is a download, not a negotiation.
Managing for other people, at any size
The moment even one property belongs to somebody else, the requirements change more than the unit count suggests. Someone is now owed a periodic account of money that is not yours, and answering "how did it do" by hand does not scale past a couple of owners no matter how few doors there are.
That is the line where a spreadsheet stops being sufficient — not at twenty units, but at the second owner. An owner portal answers the standing questions without a call, and what owners actually want from a monthly statement covers what belongs on the account itself.
A day one that is actually one day
There is no implementation phase here because there is nothing to implement: add your properties, attach their owners, and the first statement generates from the first period of real activity. Most teams are running before the afternoon is out.
Growing beyond this shape costs a few euros per unit, not a migration — see scaling a portfolio without adding headcount for what tends to strain first.
Common questions
What size portfolio is this actually for?
Roughly three to fifty units. Below three a spreadsheet is often still fine; well above fifty you may want per-door tooling and a finance team to run it.
Is there a per-unit charge?
Yes, and only that: €2 per unit per month, with the first 2 units free and no fees on top — the whole table is on the pricing page.
Do I have to talk to anyone to start?
No. Sign up, add properties, invite owners. No demo, no implementation fee, no call.
Can I run long lets and short stays together?
Yes. A tenancy is held as an extended stay, which puts a winter let and a summer week on the same grid and into the same accounts.
What happens when I outgrow the plan?
Nothing changes except the unit count on your bill. Nothing is re-imported and nothing is rebuilt.
Can I get my data out if I leave?
Yes, in a standard format whenever you want it — see data export.