START HERE
Free
For solo hosts · 1–3 properties
£0 / month,
No card required, no commitment
- ✓Full PMS access
- ✓8+ OTA channels connected
- ✓AI AI pricing
- ✓Unified guest inbox
- ✓Document Reminders
- ✓Airbnb 0% · other OTAs 5% commission
Optimise & grow your
short-term let portfolio.
The all-in-one platform to list, price and manage your short-let portfolio — with your compliance documents kept in order.
WORKS WITH THE CHANNELS YOU ALREADY USE
Run every let from one place.
One platform for your entire short-let operation: list across every channel, price in real time with AI, message guests in-app, coordinate your operations team, and keep your compliance documents and renewal dates in one place.
Run it all yourself on the PMS, or grow into a Partner and let us handle the day-to-day.
Explore the platform
Free
First 3 properties free
£9.99
Per extra property, from your 4th
50/50
Partner: we run operations
£0
Setup fees or lock-in
Most STL software watches your business. PropertyFlow helps you run it.
A channel manager shows you a calendar. A dashboard shows you last month. PropertyFlow does the heavy lifting: repricing every night, syncing every channel, reminding you before each certificate expires and sending each turnover straight to your team.
THE STITCHED-TOGETHER STACK
A channel manager for your calendar
A spreadsheet for licences and certificates
WhatsApp threads for cleaners and contractors
An accounting package bolted on at the end
ONE PLATFORM THAT RUNS IT
Every channel synced from one calendar
Renewal reminders for your licences and certificates
Turnovers dispatched the moment a guest checks out
Financials, built in
See it in action
Your whole operation, on one platform.
Calendars, pricing, guests, turnovers and compliance — live in a single dashboard, updating the moment anything changes.
app.propertyflow.uk
Your entire STL tech stack in one platform — no bolt-on modules to buy, ever.
AI-powered pricing
Dynamic pricing that adjusts rates for demand, events and seasonality — built into the PMS on every plan.
Multi-channel distribution
List on Airbnb, Booking.com, VRBO, Expedia, Agoda and more from one dashboard. One synced calendar, built to prevent double bookings.
Compliance & financials
Licence and certificate expiry reminders. Financials built in. No add-ons, no hidden fees.
Unified guest inbox
Every guest message from every channel in one thread — so less gets missed and replies stay fast.
Direct booking site
A branded site that takes commission-free bookings, so more of every stay stays with you.
Team & turnovers
Assign cleaners and contractors, track every changeover and capture proof — all in one place.
Licensing is strict, and it's different in every city.
Short-term let rules change from one council to the next, and they keep moving. Which licence you need, when it renews, whether the property requires planning permission, which safety certificates must stay current. Get it wrong and you risk fines, or being unable to let at all.
Licence applications
Knowing exactly which licences a property needs in its city, and getting each application right the first time.
Renewals & deadlines
Every licence and certificate expires. Each document carries its renewal date, with reminders well before it.
Planning permission
More areas now require planning consent to let short-term. We store your documents and remind you before key dates; Partners can hand the paperwork to our team.
Safety certificates
Gas, electrical, fire and EPC certificate reminders in good time, with plenty of warning long before they are due.
WHEN YOU'RE READY TO SCALE
More than software. A partner that grows the business with you.
Become a verified Partner and you get a whole operations company behind you: our automated backend and your dedicated account manager take on the graft on the ground and the admin, we back you with the tools and training to win — and we split the upside 50/50. Your job is guests and growth.
A GENUINE PARTNERSHIP
Stop touching linen and chasing cleaners — that's our side of the partnership.
WE HANDLE THE GRAFT
- ✓Linen & laundryFresh linen supplied, laundered and rotated for every stay.
- ✓Professional cleaningVetted cleaners to a consistent standard, quality-checked every turnover.
- ✓Guest changeoversEvery check-out to check-in coordinated end-to-end, on schedule.
- ✓Logistics & supplyConsumables, restocking and on-the-ground coordination handled.
- ✓Maintenance & ground opsEmergencies handled through our operations network, day or night, plus routine upkeep arranged and managed for you.
- ✓Backend & complianceChannels, pricing, financials and licensing, all run on the platform.
YOU'RE SET UP TO WIN
- ✓Covered by our insuranceEvery managed property sits under our commercial policy.
- ✓Professional emailA branded inbox, set up and ready for guests and owners.
- ✓Full trainingHands-on onboarding so you're confident from day one.
- ✓Mentor sessionsRegular 1:1s to help you win and close new deals.
YOU FOCUS ON
- ✓Guest correspondenceThe relationship that earns the reviews stays with you.
- ✓Building relationshipsTime to look after owners and referrers, not chase cleaners.
- ✓Winning new propertiesSpend your week on outreach, not operations.
- ✓Growing your portfolioScale with confidence that every property is run smoothly.
One platform. Three ways in.
From your first three properties free to a full 50/50 operational partnership, pick the level of support that fits where you are today, and move up whenever you're ready.
SCALE YOUR PORTFOLIO
Premium
For multi-property portfolios · 4+ properties
£9.99 / extra property / month
Your first 3 free · auto-upgrades only when needed
- ✓Everything in Free
- ✓As many properties as you like
- ✓Airbnb 0% · other OTAs 3% (saves 2%)
- ✓Financials sync
- ✓Team & cleaner management
- ✓Priority support
BY APPLICATION
Become a Partner
We run operations. You grow.
50/50 partnership
A true split, aligned to grow together
- ✓Everything in Premium
- ✓Linen, cleaning & changeovers handled
- ✓Full logistics & backend operations
- ✓Verified Partner status
- ✓You keep guest correspondence
No setup fees, no lock-in, move between models whenever you're ready.
Start free, scale on your terms.
Begin with up to three properties free, grow into a portfolio, and hand over the day-to-day when you're ready. No fixed fees, no lock-in, move up whenever it suits you.
1
Start free — first 3 properties
Create your account, add up to three properties, and explore the full PMS. No card required — it is the fastest way to get a feel for the platform.
2
Scale on Premium
From your 4th property it is just £9.99 per extra property per month — your first 3 stay free. Airbnb bookings carry 0% commission and other OTAs just 3%.
3
Partner to grow
Ready to scale hard? Apply to become a verified Partner. We take on every ground operation and all the backend while you focus on guests and winning new properties.
The UK short-let market
Ride a fast-growing market, stay ahead of the rules.
Short-term letting is booming, and regulation is catching up fast. PropertyFlow keeps you on the right side of both, so you can grow with confidence.
0%
Airbnb commission on every plan
£0
Your first 3 properties,
Scotland
Mandatory STL licensing since 2022
England
Registration scheme in progress
8+
Booking channels, one calendar
365
Days of year-round tourism
Markets we serve
PropertyFlow helps short-term let operators stay compliant and maximise revenue across the UK's top tourism markets, focused on Scotland and the North.
SCOTLAND
Edinburgh
SCOTLAND
The Highlands
SCOTLAND
Glasgow
NORTH EAST
Newcastle
NORTH WEST
Manchester
Founder note
I started with a couple of lets in Edinburgh and a drawer full of tools that each did one thing, then left me to glue the rest together at midnight. The operators who grow aren't the ones with the most tools; they're the ones who get their time back. That's why PropertyFlow runs three ways: try it free, scale it yourself, or let us run the whole operation with you. Your job is guests and growth. Everything else is ours.
Founder, PropertyFlow
Frequently asked questions
How does PropertyFlow pricing work now?
There are three ways to work with us. The Free plan gives you the full platform on up to 3 properties — free, with Airbnb at 0% commission and other OTAs at 5%. Premium starts from your 4th property at just £9.99 per extra property per month, and drops other-OTA commission to 3%. Become a Partner is a true 50/50 partnership: on top of the platform, we run every ground operation like linen, cleaning, changeovers and logistics, plus all backend operations, so you can focus on guests and growth.
What is included in the Free plan?
Full access to the PMS on up to 3 properties: 8+ OTA channels (Airbnb, Booking.com, VRBO, Expedia, Agoda, Trip.com, Hopper, Google Vacation Rentals and Direct), AI AI pricing, the unified guest inbox, and document reminders. No card required and no commitment — it is designed so you can properly try the platform before you scale.
What does Premium cost?
Premium is £9.99 per extra property per month from your 4th property — your first 3 stay free. Airbnb bookings carry 0% commission and other OTAs just 3%. You run the portfolio yourself using the full PMS, with financials and Xero sync, team and cleaner management, and priority support included.
What exactly does the Partner model include?
Becoming a verified Partner is a genuine 50/50 partnership. PropertyFlow takes on every ground operation — linen and laundry, professional cleaning, guest changeovers, logistics and supply, and maintenance — as well as all backend operations: channels, pricing, financials and compliance. You keep guest correspondence and spend your time on outreach, relationships and growing your portfolio.
Can I move between the three models?
Yes. Most operators start on the Free plan, upgrade to Premium as they grow past three properties, and apply to become a Partner when they want to scale hard without being pulled into day-to-day operations. There are no setup fees and no lock-in — change how you work with us whenever you're ready.
Do I need an STL licence, and does PropertyFlow help?
If you let a property in Scotland on a short-term basis (under 31 consecutive days), you need a Short-Term Let licence, and in certain areas you may also need planning permission. PropertyFlow stores your licences and certificates with a renewal date on each and reminds you before they expire — on every plan. Partners can hand the applications and renewals to our team.
Which booking channels are supported?
8+ channels from day one: Airbnb, Booking.com, VRBO, Expedia, Agoda, Trip.com, Hopper, Google Vacation Rentals and Direct — all synced through one calendar so double bookings are designed out. This is included on every plan, including the Free plan.