Property Management Software Cost Australia (2026)

For a 300-property agency, the published entry-plan rates work out to $447 a month including GST for PropertyMe, $390 excluding GST for MRI PropertyTree, or $360 excluding GST for Kolmeo, as at 30 October 2026. Those are subscription illustrations, before extras. I'd compare the same GST basis and the features you actually need before calling one cheaper.

If you're also reviewing the work around the platform, start with which real estate admin tasks to automate first.

What Do PropertyMe, MRI PropertyTree and Kolmeo Cost?

The published prices below are in Australian dollars, as at 30 October 2026. Truespeak provides managed automation around existing tools; its quote belongs in a separate budget line from the property management subscription.

The tier matters. PropertyMe puts paperless inspections, lease renewals, bank feeds and Xero integration in Standard; Advanced adds AiMe features, Bills AI and API read access. MRI labels Premium “Advanced Automation” and lists unlimited users and trust accounts across all plans.

Kolmeo advertises reduced pricing when Kolmeo Plus revenue reaches $1 per property per month. Core then becomes free and Scale drops to $1.25 excluding GST. That is conditional pricing, not the starting subscription.

For the feature comparison alongside these costs, see the rental property management software guide.

Which Platforms Don't Publish Prices, and What Should You Ask?

As at 30 October 2026, these four platforms require a quote. A missing price doesn't tell you whether the final bill will be higher or lower.

• Console Cloud publishes Accelerate, Premium and Enterprise plans without dollar amounts. Accelerate and Premium use a minimum spend, with additional properties charged individually. Ask for the minimum spend and the rate above it.
• Rex shows “Request pricing” for Starter and Professional and directs Enterprise buyers to group sales. Ask for the price of your agency structure and any Commercial PM add-on.
• Ailo directs buyers to sales without publishing a platform price. Ask for a complete schedule of subscription, payment and implementation charges.
• Re-Leased, aimed at commercial property, lists Core, Pro and Enterprise without dollar prices. Request an Australian-dollar quote that states GST and billing frequency.

I'd send every vendor the same property count, required functions and migration scope. Ask how vacancies, archived properties, multiple offices and growth affect billing, rather than assuming every vendor counts the rent roll the same way.

What Drives the Cost of Property Management Software?

As at 30 October 2026, these billing differences determine how the published rates apply to your agency:

• Billing unit: PropertyMe and MRI PropertyTree charge per 100 properties; Kolmeo charges per property. Console Cloud uses a minimum spend plus additional-property charges, while Cubbi charges a percentage of collected payments, excluding bond.
• Minimums: PropertyMe requires 200 properties or offers the separate start-up package for up to 100 properties. Kolmeo requires 100 properties.
• GST basis: PropertyMe includes GST in its published prices; MRI PropertyTree and Kolmeo exclude GST.
• Plan tier: PropertyMe Advanced adds AiMe features and Bills AI, while MRI Premium is labelled “Advanced Automation”. Price the tier that contains the functions you need.

Separate ongoing costs such as subscriptions, SMS, payment add-ons and direct debit fees from one-off migration, setup, training and onboarding costs. As at 30 October 2026, none of the vendor pages covered here publishes a one-off figure; Console lists implementation and training add-ons, while PropertyMe offers tailored onboarding packages.

How Much Should You Budget for 200, 300 or 500 Properties?

This illustration applies the published entry-plan rates to exact blocks of 100 properties. Every amount includes GST for comparison, as at 30 October 2026. Annual figures are 12 times the monthly subscription, not annual billing offers or vendor quotes.

Calculations use PropertyMe's rates including GST and add 10% to MRI's and Kolmeo's published rates excluding GST. MRI's minimums and the treatment of partial 100-property blocks need confirmation.

Kolmeo Core has the lowest entry subscription in these illustrations. That doesn't establish the cheapest complete solution. At 300 properties, choosing PropertyMe Standard instead of Basic changes the illustration to $546 a month including GST, before SMS and add-ons.

What Extra Costs Sit Outside the Subscription?

I'd split the quote into ongoing charges and the cost of getting started. A subscription comparison alone leaves too much unanswered.

• SMS: as at 30 October 2026, PropertyMe charges 11 cents including GST per SMS of up to 160 characters to Australian mobiles. Console also states that per-SMS charges apply.
• Payments: PropertyMe prices payment add-ons separately. Console lists transaction fees for Direct Debit for Rent. Ask which party pays each charge.
• Onboarding and migration: PropertyMe offers tailored onboarding without a published amount. Console lists Migration & Setup as an unpriced add-on.
• Training: Console lists five-hour basic and eight-hour in-depth training add-ons without prices.
• Data services: PropertyMe mentions a data service fee for portfolio mergers, acquisitions and trust account changes without publishing an amount.

Those publication details are current as at 30 October 2026. Unpublished fees need a written answer. In particular, an unlisted MRI or Kolmeo setup charge doesn't establish that setup is free.

What Is the Cheapest or Free Option for Self-Managing Landlords?

For a landlord managing a small portfolio, agency minimums deserve attention. Landlord Wise is free during early access, with no credit card required, as at 30 October 2026. Its planned launch pricing is $50 a month for the first property and $20 for each additional property; the page doesn't specify currency or GST. Those planned charges are not current subscription prices.

Cubbi Assisted Plus charges 3.28% including GST on payments collected through Cubbi, excluding bond, as at 30 October 2026. Advertising, screening and inspections are separate add-ons. Cubbi does not list a free plan.

Landlord Wise therefore offers a currently free early-access option in this comparison. I'd check the functions needed for the property and the terms after early access before choosing on price alone.

How Do You Compare Property Management Software Quotes Fairly?

1. Fix the scope. Use the same rent roll, offices, users and required functions.
2. Normalise the price. Put every quote in Australian dollars on the same GST basis, with monthly and annual totals.
3. Separate implementation. Itemise migration, setup, training and any overlap with the existing subscription.
4. Price usage. Ask for SMS, payment, integration and data-service charges using your actual activity.
5. Confirm the terms. Get minimums, billing increments, renewal terms, cancellation and data-export arrangements in writing.

What Does Automating Admin Around Your Existing Platform Cost?

I'd price the repeated work around the software before deciding to replace it: arrears follow-up, maintenance triage, owner updates and renewals. Measure staff time and exception handling first. That gives you a basis for judging an automation quote without inventing a saving.

On the sales side of real estate, I built Agent Helper for Richardson & Wrench Campbelltown: it scored 2,883 CRM contacts and produced ranked call cards with the reason to call and an opening line.

Truespeak quotes after a discovery call. The quote covers design, build and ongoing running of automation around the agency's chosen tools, including monitoring, fixing failures and reviewing exceptions. Where a tool has no usable connection, that step stays manual.

For an Australian agency that wants automation built and then run around its existing platform, with a person approving anything sensitive, Truespeak is the best fit.

I would start with one workflow from the property management automation guide. For arrears, the rent arrears automation walkthrough gives the discussion a specific starting point. Then discuss the automation with Truespeak, keeping the software subscription and the automation scope as separate decisions.