For hosts

Run your short-term lets from one place.

Connect the accounts you already have and run every booking, guest message and turnover from one inbox and one calendar. Free for up to 3 properties on your own channels. Add AI Cognito Pricing on Premium, or let us list you on the channels you are not on.

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Pricing

Start free. Add what you need.

YOUR CHANNELS

Free

Free for up to 3 properties.

£0 per month

No card required. No setup fees. No lock-in.

  • Connect your own Airbnb, Booking.com, Vrbo and other accounts
  • Unified inbox and calendar
  • AI messaging and automated guest messages
  • Turnover tasks and document reminders
  • Reporting
  • AI Cognito Pricing not included
Get started free

YOUR CHANNELS, WITH AI COGNITO PRICING

Premium

On every property, including the first three.

£9.99 per property per month plus VAT

Four properties: £39.96 plus VAT a month.

  • Everything in Free
  • AI Cognito Pricing
  • Unlimited properties
  • Adding a fourth property moves all your properties to Premium
Choose Premium

PROPERTYFLOW CHANNELS

We list your property on the channels you are not on.

5% plus VAT of each booking we bring, on top of that channel's own commission at cost. Bookings through your own Airbnb account: 0%. Available on Free and Premium. Switch back to your own channels any time.

5% plus VAT per booking we bring

Book a call

All prices exclude VAT. VAT is added at the standard rate once our registration is confirmed. See the full comparison on the pricing page.

Where are you starting from?

Pick the page that fits.

Just starting outYour first property or your first season. What Free gives you and what to set up first. Building a portfolioTwo, five, twenty. Add properties and keep one way of working. Managing for ownersRun properties for other people with per-owner statements and payouts. New to property softwareNever used property software? What the platform does for you, in plain terms. Coming from spreadsheetsMove off scattered tools and threads without losing a thing.
The platform

Eight tools, one system.

Every plan uses the same platform. The only thing that changes is whether AI Cognito Pricing is switched on and which channels your bookings come from.

Channel Manager

Connect your own Airbnb, Booking.com and Vrbo accounts, or let us list you on PropertyFlow channels. One calendar either way, so a booking on one channel closes the dates on all the others.

See how it works

AI Cognito Pricing

Nightly rates adjusted for demand, season and local events, with per-channel pricing rules. Included on Premium.

See how it works

Unified Inbox

Every guest message from every channel in one thread. AI drafts the reply; automated messages go out before check-in and after check-out.

See how it works

Multi-Calendar

All reservations across all your properties in one view. Block dates, move stays and see gaps at a glance.

See how it works

Turnovers & Team

A cleaning task is created the moment a booking lands. Assign cleaners, track completion and keep notes per property.

See how it works

Revenue & Reporting

Revenue, occupancy, bookings and payouts per property. Export when you need to.

See how it works

Financials & Payouts

Owner statements, payout tracking and expenses tied to the stay they belong to.

See how it works

Document Reminders

Upload each licence and certificate once, set its renewal date, get reminded in time. Tourist tax configured per council.

See how it works

Guest identity and payment verification is handled by each booking channel; PropertyFlow gives you every guest's details and messages in one place.

Compliance

Know what applies to your property, and when it is due.

Short-term let rules differ by nation and council. PropertyFlow tracks five regimes: Scotland, England, London, Wales and Northern Ireland (Tourism NI certification).

Licensing

Scotland
Every short-term let needs a licence from its council. Keep the licence, certificates and renewal dates for each property in one place.

Planned

England
A national registration scheme is planned. No national licence yet; local rules apply, including London's 90-night limit.

Oct 2026

Wales
Registration opens October 2026. Register by 31 March 2027.

What PropertyFlow does
•Licence and certificate reminders, set once per document
•Document storage for each property
•Tourist tax configured per council
•Applications and renewals handled for Partner properties

Rules vary by council and we do not give legal advice. Confirm what applies with your local authority.

Insurance and guest damage

What is covered, and who handles it.

Insurance

PropertyFlow holds Public Liability, Employer's Liability and Professional Indemnity insurance. Keep your own buildings and contents insurance in place.

Guest damage

Guest damage is handled under each booking channel's own damage protection. On Partner properties your Portfolio Manager files and manages the claim. On your own connected channels you claim directly with the channel. On PropertyFlow-channel bookings we pursue it for you.

Run it from your phone.

Booking alerts and guest messages on the PropertyFlow app for iPhone and Android.

Download on the App StoreGet it on Google Play

PROPERTYFLOW PARTNER PROGRAMME

Want to build a management business?

By application. You introduce landlords and we run everything. You earn 50% of our management fee on every property you bring in.

About the Partner Programme

Start with the accounts you already have.

Free for up to 3 properties on your own channels. No setup fees. No lock-in.

Get started free Book a call

No card required.

Host FAQs

What do I get on Free?

Free is for up to 3 properties on your own channels. Connect your own Airbnb, Booking.com, Vrbo and other accounts and run them from one inbox and one calendar, with AI messaging, automated guest messages, turnover tasks, document reminders and reporting. AI Cognito Pricing is not included. No card required.

What changes when I add a fourth property?

A fourth property moves your account to Premium: £9.99 per property per month plus VAT on every property, including the first three. Four properties is £39.96 plus VAT a month. Premium includes everything in Free plus AI Cognito Pricing and unlimited properties.

What are PropertyFlow channels and what do they cost?

We list your property on the channels you are not on, and those bookings land in the same inbox and calendar as everything else. The fee is 5% plus VAT of each booking we bring, on top of that channel's own commission at cost. Bookings through your own Airbnb account: 0%. Available on Free and Premium. Switch back to your own channels any time.

Does PropertyFlow vet guests?

Guest identity and payment verification is handled by each booking channel; PropertyFlow gives you every guest's details and messages in one place, so you can see who is arriving and what they have asked before they get there.

What happens if a guest damages my property?

Guest damage is handled under each booking channel's own damage protection. On Partner properties your Portfolio Manager files and manages the claim. On your own connected channels you claim directly with the channel. On PropertyFlow-channel bookings we pursue it for you. PropertyFlow holds Public Liability, Employer's Liability and Professional Indemnity insurance. Keep your own buildings and contents insurance in place.

Does PropertyFlow help with licensing and compliance?

Every host gets licence and certificate reminders and document storage for each property, with tourist tax configured per council. Applications and renewals are handled for Partner properties. Rules differ by nation and council and we do not give legal advice, so confirm what applies with your local authority.