Now launching across the UK

5% platform fee.

Already on Airbnb? Paste your listing link and go live on 50+ OTAs in under 5 minutes. The UK's lowest-cost channel partner with Cognito Pricing that gets smarter with every booking on YOUR property.

Claim Early Adopter Rate (3%) See How Much You Save
5%
Platform fee
95%
Direct booking payout
£0
Monthly fees
PropertyFlow Dashboard
OTA Booking
Direct Booking
Guest paid£360.00
PropertyFlow fee (5%)-£18.00
OTA channel fee (15%)-£54.00
Your payout£288.00
Switch to direct to earn £54 more per booking
STL CompliantAll 21 properties
Cognito Pricing: +£14/nightSix Nations weekend

Publish your listing across all major channels in minutes

50+ more OTAs
airbnb.co.uk/rooms/12345678
Import →
Photos imported Description copied Pricing synced

Already listed somewhere? Go live on 50+ OTAs in under 5 minutes

Paste your existing Airbnb, Booking.com, or any listing link. We import everything — photos, descriptions, pricing, availability — and publish across every major channel instantly. No re-uploading. No starting over.

1
Paste your listing URL
2
We import everything
3
Live on 50+ OTAs
Why PropertyFlow

Three things no competitor combines

Lowest price. Smartest pricing. UK compliance automation. All in one platform.

Lowest Cost in the UK Market

5% platform fee — 2.5% cheaper than competitors charging 7.5% on every booking. On direct bookings you keep 95%. No monthly fees, no setup costs, no hidden add-ons. No sneaky VAT on top.

5% vs competitors' 7.5%
5%
Platform fee
£0
Monthly fees
£0
Setup costs

Cognito Pricing Engine

Starts with market data competitors use — then gets smarter. Analyses conversion rates, views, clicks, audience behaviour and trends specific to YOUR portfolio. The longer it runs, the better it gets.

+15-25% revenue vs flat pricing

UK Compliance & Support

Full compliance tracking for Scotland (STL) and England regulations. We help prepare your applications at no extra cost. Dedicated team, automated expiry alerts, calendar auto-blocking.

Saves £500-2,000+/year
Cognito Pricing

Starts with market data. Gets smarter with every booking on YOUR property.

Other pricing tools rely solely on market averages — they recommend rates based on millions of listings but never know if YOUR property converts at that price.

Cognito Pricing is different. It starts with the same market data competitors have — demand trends, seasonality, local events — then adds what no one else can: your property's actual performance data. Conversion rates, page views, click-through rates, audience behaviour, booking patterns, and revenue trends. The longer it runs, the better it understands YOUR portfolio.

1
Sets nightly rate using market data + your property's history
2
Pushes price to all channels automatically
3
Tracks everything — views, clicks, conversion, audience
4
Guest books or moves on — outcome captured
5
Revenue & trends analysed — stay length, satisfaction, channel
6
Self-corrects — smarter for THAT property specifically
▲ 89% area occupancy
★ 127 bookings analysed
Cognito Pricing Recommendation
Live
Current
£100
→
Recommended
£115
Why: Six Nations weekend. 89% area occupancy. Your property converts at 73% at this price — learned from 127 past bookings.
OTA Payout
£92.00
+£12.00
Direct Payout
£109.25
+£14.25
Compare & Save

See how much more you keep

Enter your portfolio details. Watch the savings add up.

PropertyFlow (5%)
£103,200
Fee £16,800
Competitor A (7.5%)
£100,200
Fee £19,800
Competitor B (5%+VAT)
£99,840
Fee £20,160
You save £3,000/year vs the 7.5% competitor with PropertyFlow
Hands-Free Management

Want someone else to handle everything?

We connect you with vetted, top-rated local management companies across the UK. Choose full management or pick exactly the services you need — at rates no one else can offer.

How it works

PropertyFlow acts as the UK's largest aggregator of vetted short-term rental management partners. Our scale means better rates for you — and our vetting means guaranteed quality.

1

Tell us what you need

Select the services you want — from professional photography to full hands-free management

2

We match you with vetted partners

Our network of pre-approved local management companies across the UK, scored on quality and reliability

3

Get a tailored price

Our volume means rates that individual landlords simply can't negotiate alone — delivered through the PropertyFlow platform

Talk to Our Team
Select the services you need
✓
Professional Photography
✓
Listing Optimisation
✓
Guest Communications 24/7
✓
Check-in / Check-out
✓
Changeover Cleaning
✓
Linen & Laundry
✓
Maintenance Coordination
✓
Key Exchange / Smart Locks
✓
Full Hands-Free Management — I want it all
Get My Tailored Quote
Radical Transparency

We show you exactly where every penny goes

Other platforms hide OTA fees inside a single commission rate. We separate them — so you see exactly what PropertyFlow charges (5%) and what the OTAs charge (15%). On direct bookings, the OTA line disappears completely.

Every booking statement shows the full breakdown. No surprises. No hidden margins.

Start with 3% — Early Adopter
Fee ComponentOTA / Direct
PropertyFlow platform fee5% / 5%
OTA channel fee (pass-through)15% / £0
Monthly fees£0 / £0
Setup costs£0 / £0
Cognito Pricing engineIncluded
UK compliance & support teamIncluded
Your payout80% / 95%
Pricing

Simple. Transparent. Lowest in market.

No monthly fees. No setup costs. All prices inclusive of VAT. You only pay when you earn.

Early Adopter

Founding partner rate

3% platform

+ 15% OTA channel fee · 3% on direct · Inclusive of VAT

  • ✓ Multi-channel distribution (50+ OTAs)
  • ✓ Cognito Pricing engine
  • ✓ UK compliance tracking & support
  • ✓ Automated guest communications
  • ✓ Direct booking page (3% only)
  • ✓ Transparent booking statements
Claim Early Adopter Spot

Standard

For all UK landlords

5% platform

+ 15% OTA channel fee · 5% on direct · Inclusive of VAT

  • ✓ Everything in Early Adopter
  • ✓ No minimum commitment
  • ✓ Cognito Pricing included
  • ✓ UK compliance & support
  • ✓ Full booking analytics dashboard
  • ✓ Still lowest fee in market
Join Waitlist

Enterprise

25+ property portfolios

Custom rate

25+ listings · Negotiated rate · Inclusive of VAT

  • ✓ Everything in Standard
  • ✓ Dedicated account manager
  • ✓ Custom API integrations
  • ✓ Priority support
  • ✓ Portfolio-wide analytics
  • ✓ White-label direct booking site
Contact Sales
Hands-Free Management available as an add-on to any plan. We connect you with vetted local partners for photography, cleaning, guest management, and more. Learn more or contact sales for a tailored quote.
How It Works

Live on 50+ OTAs in under 5 minutes

Paste Your Link

Drop your existing Airbnb or Booking.com URL — we import photos, descriptions, pricing in seconds

Compliance Setup

Upload your certificates — or let our team help prepare applications at no extra cost

Activate Cognito

Market data + property-specific learning — gets smarter with every booking

Earn More, Worry Less

Transparent payouts, compliance status, and Cognito insights — one dashboard

FAQ

Questions landlords ask us

Platforms charging 7.5% are quoting just their platform fee. They also charge 15% OTA channel commission — totalling 22.5%. PropertyFlow charges 5% platform + 15% OTA = 20% total. On direct bookings, we charge 5% vs their 7.5%. Some competitors advertise 5% but add VAT on top, making it 6%. We absorb VAT. We're cheaper on every single booking.
Most pricing tools recommend rates based on market averages. Cognito Pricing starts with the same market data — demand, seasonality, events — but adds your property's actual performance: conversion rates, page views, clicks, audience behaviour, booking patterns. The longer it runs, the smarter it gets for YOUR portfolio. No external tool can replicate this because Cognito Pricing lives inside the booking pipeline.
5% is our platform fee — for Cognito Pricing, channel management, compliance tracking, and guest communications. 15% is the OTA channel fee that Airbnb, Booking.com, etc. charge. We show these separately so you see exactly where your money goes. On direct bookings, the OTA fee disappears — you pay only 5%.
Full compliance tracking for UK laws — covering Scotland (STL licensing) and England regulations. STL Licence, Gas Safety (CP12), EICR, EPC, and Fire Safety certificate monitoring with automated 30/60/90-day expiry alerts and calendar auto-blocking. Our dedicated team helps prepare your applications at no extra cost — you just submit them.
PropertyFlow connects you with vetted, top-quality local management companies across the UK. You choose the services you need — from professional photography and listing optimisation to full hands-free management including guest comms, cleaning, check-in/out, maintenance, and everything in between. Our volume as an aggregator means you get rates that individual landlords simply can't negotiate. Contact our sales team for a tailored quote.
Yes. PropertyFlow is headquartered in Edinburgh and operates across the entire UK. Our compliance system covers Scottish STL licensing, England's regulations, and we're continually expanding our partner network to ensure coverage in every major city and region.
Our first 1,000 listings get a 3% platform fee (vs 5% standard). The lowest platform fee in the STR market. No commitment required. Once 1,000 listings are claimed, the rate closes permanently. Early adopters also help train Cognito Pricing with real UK booking data, making the engine smarter for everyone.
Absolutely. You always have manual override. Cognito Pricing presents recommendations with reasoning and projected payouts. You decide whether to accept, adjust, or ignore. Your property, your prices.

Claim your 3% founding rate

First 1,000 listings. 12 months at the lowest platform fee in the UK market.

No spam. No commitment. UK-wide. Edinburgh HQ.