The operating system for property management companies

We run the operations.You keep the landlords.

One platform, under your brand. PropTurn replaces Guesty, Squarespace, PriceLabs, Turno, Notion and the operations team that usually glues them together. The software operates the portfolio. Your staff are freed to do the only thing the software can’t: sign new landlords.

Book a 30-min demo What it replaces

Managed on PropTurn

NE1/4 · Quayside

Quayside 4 · 1-bed

Occupancy82%

ADR£148

Rating4.87

Optimised price

£174+£26 vs baseline

ExampleAn operator on PropTurn Pro · 82 properties

£4.9M

Rent processed / yr

£740k

Mgmt. revenue / yr

£216k

Saved vs old stack / yr

+11%

Net margin vs old stack

94%

Operations hrs automated

operations.yourcompany.co.uk / overviewLIVE

Overview

41 owners · 82 properties

Revenue

£4.92M

under management

Owners

+3 this month

Automated

94%

of operations work

Net margin

38%

+11% vs old stack

Portfolio revenue · last 12 weeks

avg gain +5.5% / wk

W-12W-06This week

Owner pipeline

click to drill

Team queue

94% auto

Interactive · click any tab on the left · hover bars for weekly detail

Who this is for

Self-qualify in 30 seconds.

Built for

• UK short-term and mid-term property management companies
• Portfolios of 30–150 properties (Standard and Pro tiers)
• Operators who want to own the landlord relationship and their own brand
• Companies replacing a patchwork of 5+ tools plus an operations team
• Compliance-first markets (Scotland STR, London 90-day, HMRC MTD)

Not built for

• Individual hosts running one or two properties (use Airbnb directly)
• Pure long-let letting agents with no short-let or holiday portfolio
• US or EU-only operators (we’re UK-first in Phase 1)
• Companies that want to keep every tool they already use
• Portfolios above 150 properties — wait for White-Paper (Phase 2)

The whole stack, replaced

Rip out ten tools. Install one operating system.

The typical UK property-management company runs a stitched-together stack of ten separate tools, a patchwork of manual hand-offs between them, and an operations team whose job is to make the stitching work. We replace the lot.

Indicative at 80 properties

Before PropTurn

£23,133/mo

Stack £9,800 + 5 FTE operations £13,333

After PropTurn

£5,166/mo

Pro tier + 1 FTE oversight

Monthly saving£17,967· £215,604 / year

Illustrative 80-property scenario. Blended public rack-rates for the standard UK stack; operations staff at £32k / FTE fully-loaded.

Tool replacedRoleTypical costStatus

Guesty / HostawayProperty management system£60–120 / propPropTurn
Squarespace / WixMarketing site + booking£25–60 / moPropTurn
PriceLabs / WheelhouseDynamic pricing£15 / propPropTurn
Turno / ProperlyCleaner dispatch£10–15 / propPropTurn
Notion / ClickUpSOPs + task management£12–30 / seatPropTurn
Slack + IntercomGuest comms£15–60 / seatPropTurn
GoSimpleTax / spreadsheetsTax filing£50+ / mo + hoursPropTurn
Compliance trackerCert expiry + NRS£30 / mo or manualPropTurn
Photography & listings crewProperty shoots + listing copy£150–350 / shoot2Phase 2

Costs cited are public UK-market ranges. Per-property costs scale linearly with portfolio. Phase 2 ships with the White-Paper tier — in-house photography crew + PropTurn lockbox network.

The platform

Nine operating modules. One engine.

Every module runs under your brand, under your domain, against your owner base. No PropTurn badge anywhere your clients can see.

Module

PMS & distribution

channels · 1 calendar

One calendar across Airbnb, Booking.com, Vrbo + 44 channels. Guesty / Hostaway replacement, engineered for UK compliance out of the box.

AirbnbBookingVrboDirect

Replaces · Guesty · Hostaway · Uplisting

Module

Dynamic pricing

+14%

rev. vs static

Demand-adjusted rates, daily, per property. PriceLabs / Wheelhouse replaced — with your margin rules and owner constraints baked in.

Replaces · PriceLabs · Wheelhouse · Beyond

Module

AI guest messaging

Typical

no staff handoff

AI messaging handles the typical guest enquiry in your brand voice, with staff handoff on anything that needs a human. Early operators see most enquiries resolved without escalation.

Guest · check-in Q02:14

AI · draft sent02:14

Guest · confirmed02:15

Replaces · Intercom · human message staff

Module

Dispatch & providers

service mark-up

Vetted cleaners, plumbers, electricians and 33 further categories — auto-dispatched at checkout. Providers are vetted, insured and rated on our subscription marketplace; you pay zero service mark-up.

36 categories

Replaces · Turno · Properly · manual rota

Module

Compliance engine

100%

audit coverage

Scotland STR register (NRS), London 90-day cap, Scotland licensing (LSAPR), gas / EPC / PAT / fire — scheduled, chased, filed. No more spreadsheets of expiry dates.

Gas safetyOK

EPC (C)OK

NRS 26/27Filed

LSAPRRenew · 42d

Replaces · Manual trackers · risk of lapses

Module

Tax & finance

Quarterly

HMRC MTD

Open Banking reconciliation, per-property P&L, SA105 (UK property-income tax supplement) generation, HMRC Making Tax Digital quarterly submission — packaged into a clean monthly handover so your accountant files faster, not slower.

Q1Filed · Apr–JunPT/MTD/2025/Q1

Q2Drafting · Jul–SepDue 7 Aug

Q3Upcoming · Oct–Dec—

Q4Upcoming · Jan–Mar—

Replaces · GoSimpleTax · spreadsheets · last-minute Excel exports

Module

Owner portal

−72%

owner call volume

Every landlord gets their own login, under your brand. Live P&L, PDF statements, compliance status, booking calendar — cuts monthly owner calls to near-zero.

M. Patel£6,420✓

K. Fraser£1,810✓

R. Lewis£3,240✓

A. Okafor£2,960…

41 owners · across book£268k MTD

Replaces · Manual emails · monthly PDF chases

Module

White-label branding

100%

your brand

Your logo, your colours, your font, your domain. Owners and guests see your brand — we are the engine underneath. No PropTurn badge anywhere.

Replaces · Squarespace + custom dev

Module

Team & permissions

6→1

operations FTE at 80 props

Operations, finance, concierge, virtual assistant — role-based access per property, per owner, per task queue. Audit every action.

Operations

Finance

Replaces · Notion · ClickUp · Slack perms

Operator console · dispatch

The dispatch tab, up close.

What your operations team sees when the day is running. Every tile is doing something clever behind the scenes — routing, triaging, reconciling — before a human needs to touch it.

Schedule board · today

6 crews · 34 jobs

Crew A

Turn · NE1/4Deep · SW1/7

Crew B

Turn · BS8/3Inv · NE1/22

Crew C

Turn · EH1/6Mtx · boiler

Keys desk

Meet · LS6/2Pickup · E1/4

8am11am2pm5pm8pm

Auto-routing

Crews routed before the day starts.

Every turn, clean, inventory check and maintenance call is slotted against the crew best placed for it — proximity, skill mix, and how much SLA headroom they have left. Operations sees the board; the software does the assigning.

Auto-triage

Triaged before a human sees it.

Boilers, lockouts, low stock, new bookings, refund disputes — every inbound is classified, priority-scored and routed to the right queue automatically. SLA breach warnings flag 20 minutes early so nothing creeps up on the desk.

Incoming queue · today

auto-route

Boiler · SW1/7SLA 2hCritical
Lockout · E1/4keys · 14mKeys desk
Low stock · BS8/3re-orderSupplies
New booking · EH1/6turn +1dOperations
Refund query · NE1/221h oldFinance

Crew load · remaining SLA headroom

target · 90 min

Crew A

52m / 90m

Crew B

34m / 90m

Crew C

78m / 90m

Keys desk

19m / 90m

Dotted line at 80% · jobs automatically re-routed above the line

SLA guardrails

Keeping every crew inside their window.

Each crew has a daily SLA budget. As jobs land, the console watches how much of that budget is already committed — and when a crew crosses 80% used, new work gets pushed elsewhere automatically. No one has to eyeball it.

Live reconcile

Finance reconciles itself.

Payouts, channel fees, VAT accruals, refunds and owner statements tick forward every few minutes against Open Banking and the payment processors. Your month-end is already half-written by the morning of the 1st.

Finance ledger · today

last sync · 2 min ago

Payouts cleared

£18,420

Channel fees (MTD)

−£6,140

VAT accrued Q2

£12,640

Refunds pending

£215

Owner statements

14 drafting

Bank vs books

reconciled

Auto-syncs with Stripe + Open Banking · every 12 minutes

Book a walkthroughLive simulator is at the top of the page — click any tab to explore

Under your brand

What your landlords see.

Every landlord you onboard gets a personal portal to check their P&L, pull statements and see compliance status without calling your office. The brand they see depends on the tier you’re on.

Standard

PropTurn-hybrid

Your logo and palette on top of PropTurn’s portal shell. Shared subdomain on stays.app. “Powered by PropTurn” attribution visible to owners.

Pro

Fully your brand

Your custom domain, your typography, your marketing site, your portal — all yours. No PropTurn attribution anywhere.

Three illustrative operator brands · all on PropTurn

Kestrel KeysPro

Owner portal · full brand

Gross · MTD£4,820

Occupancy78%

Rating4.87

April statement · ready

1-bed · Quayside 4+£1,482

Harbour LetsPro

Owner portal · full brand

Gross · MTD£4,820

Occupancy78%

Rating4.87

April statement · ready

1-bed · Quayside 4+£1,482

LindenstaysStd

Owner portal · hybrid

Gross · MTD£4,820

Occupancy78%

Rating4.87

April statement · ready

1-bed · Quayside 4+£1,482

Three hypothetical brand instances · swap for your logo, palette, font, domain.

◆Live P&L per property, with statement history.
◆One-tap PDF monthly statement.
◆Compliance expiry calendar visible.
◆Booking feed + guest rating history.
◆Tax documents (SA105) pre-populated.

Brand customisation

Drop in your brand.

Upload your logo, set primary and accent colours, pick a font from our managed library, and point a domain at us. On Pro, owners and guests never see PropTurn — on Standard, your brand leads with a light co-branded footer. You also get the marketing site that comes with it.

Pro · AI-optimised marketing site

Continuously tuned for search and AI visibility — the site refreshes its own content, schema and landing pages, pointed at the cities you want to win. Hands-off for your team.

Domain

Standard · yourcompany.stays.app

Pro · app.yourcompany.co.uk — you own it

SSL included

Staging

typically 48h

Tuned for

search + AI

Content

refreshed for you

The marketing site we build you

Illustrative · Pro tier

https://kestrelkeys.co.uk

SSL

Bamburgh Castle on the Northumberland coast

Kestrel KeysBook direct

Coastal short-lets

Stays on the Northumbrian coast, quietly curated.

Handpicked stays on the Northumberland coastline · concierge on call · keyless check-in.

Browse staysView collections

45+ booking platforms · synced automatically

Featured stays

14 available

£189 /nt

Harbour Townhouse

Northumberland · sleeps 6

£152 /nt

Dockside Loft

Northumberland · sleeps 4

£174 /nt

Lighthouse Cottage

Coast · sleeps 5

Kestrel Keyshello@kestrelkeys.co.uk

Hero photo: Matthew Hartley / Wikimedia Commons · CC BY-SA 2.0 · Unmodified

Pricing

Reseller tiers — priced per month, scaled per property.

You charge your landlords what you like — we only charge you. Flat monthly fee plus £25 per property per month, across every tier. No lock-in, 30 days’ notice.

Standard

For emerging PM companies up to 30 properties.

£199/month

+ £25 / property / month

up to 30 properties

●Full PropTurn operating stack
●PMS · dynamic pricing · AI messaging
●Compliance engine · HMRC MTD filing pipeline (agent approval pending)
●Service-provider marketplace access
●Co-branded owner portal (PropTurn-hybrid)
●Logo + colour customisation
●Shared stays.app subdomain
●Email + knowledge-base support

Book a demo

Pro

What a typical 80-property operator saves.

Worked on the public rack-rates of the tools most UK PM companies run today, blended with a five-FTE operations team at £32k per head fully-loaded. Move to PropTurn Pro + one FTE of oversight, and the operations P&L looks like this.

Monthly operations P&L80 properties · 41 owners

Line	Before	After	Change
Guesty / PMS	£6,400	£0	−£6,400
PriceLabs	£1,200	£0	−£1,200
Turno dispatch	£800	£0	−£800
Notion + ClickUp	£480	£0	−£480
Compliance tracker	£240	£0	−£240
Website (Squarespace + dev)	£150	£0	−£150
PropTurn Pro	£0	£499	+£499
PropTurn per-property (£25 × 80)	£0	£2,000	+£2,000
Operations staff (FTE × salary)	£13,333	£2,667	−£10,666
Total / month	£22,603	£5,166	−£17,437

Annualised saving · £209,244 · at identical service level and a better end-owner experience.

Supported living

A second door for properties that don’t suit short-let.

Some properties in every portfolio won’t perform on Airbnb — wrong postcode, unusual footprint, a landlord who wants certainty over yield. Rather than let them drift, offer the owner a five- or ten-year supported-living contract backed by a local-authority covenant and a CQC-registered provider.

You keep the landlord. Your management fee continues. The contract replaces turnover and pricing games with a signed rent for five or ten years — and your share of the uplift sits on top.

Talk to us about SL contracts

01 · Term

Five or ten years of signed rent.

Local-authority-backed income for the duration. No voids, no turnover, no dynamic-pricing fight — a predictable monthly rent on a long-term contract.

02 · Rent

Often above market rate.

Where the placement is a higher-needs individual, local authorities pay premium rates for suitable properties. The rent can materially exceed the short-let equivalent.

03 · Your share

A cut of the uplift on top.

The difference between projected short-let income and the supported-living rent is the uplift. Your share sits on top of your normal management fee — new income you wouldn’t otherwise have earned.

How the uplift works

Baseline, signed rent, and what sits on top.

Step 1Agree the baseline. We model the property’s projected short-let income before the SL contract is signed — that becomes the agreed baseline for the term.
Step 2Sign the SL rent. A CQC-registered provider takes a lease on the property under a local-authority framework; the owner receives a fixed monthly rent for five or ten years.
Step 3Share the uplift. The difference between the SL rent and the short-let baseline is the uplift. PropTurn takes a facilitation fee for sourcing and structuring the arrangement; you and the landlord share the remainder. The exact split is agreed per contract.

Properties that were never going to win on Airbnb become a five- or ten-year locked-in income line — for the landlord, for you, and for a vulnerable tenant who gets a long-term home.

Migration

From Guesty to PropTurn in three clicks.

No project plan. No weeks of training. You export your Guesty, Hostaway or Uplisting portfolio as a CSV, drop it into the PropTurn console, and your properties, owners and bookings appear in your branded portal. That’s it.

◆CSV from Guesty, Hostaway, Uplisting, Hospitable — accepted as-is.
◆Your logo, palette and domain carry over to the owner-facing portal.
◆Channels re-linked when you’re ready — not on our schedule.

Click 1
Export
- 01.Open your current PMS
- 01.Hit the CSV export button
- 01.Save the file to your desktop
- 01.Works with Guesty, Hostaway, Uplisting, Hospitable
Click 2
Import
- 02.Drop the CSV into the PropTurn console
- 02.We auto-map properties, owners, bookings
- 02.Review the preview, confirm
- 02.Portal inherits your brand automatically
Click 3
Go live
- 03.Invite owners with one click
- 03.Re-link channels whenever suits you
- 03.Bookings, messaging and statements run live
- 03.No dual-running period required

Dual-agreement protection

Every landlord onboarded through your instance signs two linked agreements — one with you, one with the PropTurn entity that holds the client money. You keep the client relationship; client money is ring-fenced in a segregated account. Nobody’s rent is at risk if the commercial relationship ever changes. FCA Client Money Protection authorisation pending.

Operator voices

PM principals, on what changed.

“

We were running on Guesty, Squarespace, Turno, PriceLabs and a four-person operations team for seventy properties. We now run a hundred and ten on PropTurn with one person overseeing. The rest of my staff are out selling to new landlords.

PM company principal

North-East England · 110 properties · Pro tier

“

What sold us was the owner portal. Our landlord call volume dropped more than seventy per cent in the first quarter. Every one of them can self-serve their statement and compliance status now.

Managing director

Edinburgh & Glasgow · 64 properties · Pro tier

“

Stack cost before PropTurn was about nine thousand pounds a month once you added the operations labour. We now pay under two and a half. The difference went straight to the bottom line.

Operations director

London STR company · 82 properties · Pro tier

Operator names withheld for commercial reasons · available on request under NDA.

Governance

Regulated, segregated, audit-traceable.

Client money is ring-fenced in a segregated account. Every filing is scheduled, tracked and queued for submission through the PropTurn MTD agent relationship. Every platform action is logged and auditable.

Regulatory authorisations (FCA CMP, HMRC MTD agent, ICO, NRS, LSAPR) are all currently pending approval. Each badge below reflects application status today.

FCA

Pending approval

Client Money Protection

HMRC

Pending approval

Making Tax Digital agent

ICO

Pending approval

Data controller

NRS

Pending approval

Scotland STR registry

LSAPR

Pending approval

Scotland licensing

GDPR

Aligned

Processor obligations

Frequently asked

The questions we get on the first call.

If you have a question that isn’t here, email operators@propturn.co.uk and a founder will reply.

What does PropTurn replace for a property management company?

PropTurn replaces the standard UK property-management stack in a single platform: Guesty or Hostaway (PMS), Squarespace or Wix (marketing site and direct booking), PriceLabs or Wheelhouse (dynamic pricing), Turno or Properly (cleaner and contractor dispatch), Notion or ClickUp (SOPs and runbooks), Intercom-style guest messaging, and a compliance tracker. Your accountant stays — PropTurn delivers the monthly reconciliation as a clean export, so filing is faster, not slower.

How much does PropTurn cost?

PropTurn is billed per month plus £25 per managed property per month, across every tier. Standard is £199 / month for companies up to 30 properties. Pro is £499 / month for companies up to 150 properties. White-Paper is the unlimited-property enterprise tier and ships in Phase 2. There is no lock-in and 30 days’ notice to leave.

Is PropTurn a UK alternative to Guesty or Hostaway?

Yes. PropTurn is UK-native and broader: alongside the PMS it includes dynamic pricing, cleaner and contractor dispatch, a compliance engine, the HMRC Making Tax Digital filing pipeline, ring-fenced client money, and a white-labelled owner portal and marketing site. Guesty and Hostaway data migration is a three-click CSV import included in the Pro tier.

How long does migration from Guesty take?

Three clicks. You export your Guesty (or Hostaway, Uplisting, Hospitable) portfolio as a CSV, drop it into the PropTurn console, and your properties, owners and bookings appear in your branded portal. No project plan, no weeks of training, no dual-running period required.

Is PropTurn regulated for client money and tax?

Regulatory authorisations — FCA Client Money Protection, HMRC Making Tax Digital agent, ICO data controller, Scotland NRS STR registry and Scotland LSAPR licensing — are currently pending approval. Client money is ring-fenced in a segregated account today; the MTD filing pipeline is built and queued to submit through the PropTurn agent relationship once approved.

Can we white-label PropTurn under our own brand?

Yes. Standard tier offers a co-branded owner portal with logo and colour customisation plus a shared stays.app subdomain. Pro tier adds a full brand system — logo, palette, typography — plus a custom domain and marketing site you own. White-Paper tier removes PropTurn attribution entirely when Phase 2 ships.

Do we keep the landlord relationship?

Yes. PropTurn is a reseller platform. You sign up landlords under your brand, your domain and your contract. PropTurn never contacts the landlord directly. A dual-agreement structure links each landlord to you and to the PropTurn entity that holds client money, so rent is protected even if the commercial relationship between you and PropTurn ever changes.

What UK compliance does the platform track?

The compliance engine tracks Scotland NRS STR registry renewals, Scotland LSAPR licensing, London 90-day cap, gas safety certificates, EICR electrical inspections, EPC energy certificates and PAT testing — per property, with reminders and document storage. Every platform action is logged and auditable.

What is the supported-living option on PropTurn?

Supported living is a second revenue path for properties in your portfolio that don’t suit short-let. A CQC-registered provider takes a five- or ten-year lease under a local-authority framework, the owner receives a fixed monthly rent for the term, and PropTurn facilitates the placement. The rent is often above the short-let equivalent — especially for higher-needs placements — and the uplift above the projected short-let baseline is shared between PropTurn, you and the landlord. Your share sits on top of your normal management fee, and the exact split is agreed per contract.

Ready to take a look under the bonnet?

Thirty minutes. Your real portfolio in the console. A live demonstration, not a slide deck.

Book a demo operators@propturn.co.uk

We run the operations.You keep the landlords.

Self-qualify in 30 seconds.

Rip out ten tools. Install one operating system.

Nine operating modules. One engine.

PMS & distribution

Dynamic pricing

AI guest messaging

Dispatch & providers

Compliance engine

Tax & finance

Owner portal

White-label branding

Team & permissions

The dispatch tab, up close.

Crews routed before the day starts.

Triaged before a human sees it.

Keeping every crew inside their window.

Finance reconciles itself.

What your landlords see.

Drop in your brand.

Stays on the Northumbrian coast, quietly curated.

Reseller tiers — priced per month, scaled per property.

What a typical 80-property operator saves.

A second door for properties that don’t suit short-let.

Five or ten years of signed rent.

Often above market rate.

A cut of the uplift on top.

Baseline, signed rent, and what sits on top.

From Guesty to PropTurn in three clicks.

Export

Import

Go live

PM principals, on what changed.

Regulated, segregated, audit-traceable.

The questions we get on the first call.

What does PropTurn replace for a property management company?

How much does PropTurn cost?

Is PropTurn a UK alternative to Guesty or Hostaway?

How long does migration from Guesty take?

Is PropTurn regulated for client money and tax?

Can we white-label PropTurn under our own brand?

Do we keep the landlord relationship?

What UK compliance does the platform track?

What is the supported-living option on PropTurn?

Ready to take a look under the bonnet?