Provestor for Landlords vs Xero for Making Tax Digital
By the selector's own rules, Provestor for Landlords and Xero both work for landlords, so the choice comes down to the five points where they differ. Xero offers support for self-employment income, bank feeds, phone apps and MTD for VAT returns, which Provestor for Landlords does not. Their cheapest plans are listed as £99 a year including VAT, about £8.25 a month (DIY) for Provestor for Landlords and £7 plus VAT a month (Simple) for Xero.
Provestor for Landlords suits landlords who want an accountant reviewing or handling their MTD filings, landlords who would rather pay annually for a fully managed service than do bookkeeping themselves and portfolios of up to about ten properties on the fully managed plan. Xero suits landlords with multiple properties, sole traders who also need payroll and anyone already using an accountant on Xero.
The facts on this page come from each provider’s own pages and from HMRC’s software list, and how we compare products explains how we check them.
If you are thinking of moving from one to the other, the guide to changing your MTD software explains what GOV.UK says about when you can move and what happens to your records.
Where they differ
These are the points where our checks of the two products came out differently. A “No” means we did not find that feature on the provider’s own pages when we last checked them. Where we had nothing to go on for one of the two, we leave the point out here rather than guess.
| Point | Provestor for Landlords | Xero |
|---|---|---|
| Cheapest plan | £99 a year including VAT, about £8.25 a month (DIY) | £7 plus VAT a month (Simple) |
| Self-employment income | No | Yes |
| Bank feeds | No | Yes |
| Phone apps | No | Yes (iOS and Android) |
| MTD for VAT returns | No | Yes, from the Ignite plan |
On the other points we compare (free plan, more than one property, jointly owned property, holiday lets and former FHL, receipt capture and accountant access), they give the same answer, or at least one provider does not say. The full list is under each product’s own page.
If you are registered for VAT, the guide to one product for MTD for VAT and Income Tax explains what GOV.UK asks you to check and which of the products we compare say they handle both.
What HMRC’s software list says about both
HMRC’s list marks each feature as available now or intended for later. This is what HMRC’s list says, not something we have tested ourselves. Where HMRC lists a product under more than one name, we show the strongest answer and the listing it comes from.
| Feature | Provestor for Landlords | Xero |
|---|---|---|
| Your tax return and other income | ||
| Sending your tax return | Available | Available |
| Foreign property | Not stated | Available |
| Construction Industry Scheme (CIS) | Available | Availablesince 16 October 2026 |
| Employment (PAYE) | Available | Intended |
| UK dividends | Available | Availablesince 16 October 2026 |
| UK interest | Available | Availablesince 17 July 2026 |
| Capital gains | Intended | Intended |
| How it works | ||
| Bridging software that connects to your records | Available | Not stated |
| Calendar update periods (1 April to 31 March) | Available | Available |
| A free version | Not stated | Not stated |
| Welsh language | Not stated | Not stated |
| Accessibility | ||
| Blindness or impaired vision | Not stated | Not stated |
| Deafness or impaired hearing | Not stated | Not stated |
| Motor or physical difficulties | Not stated | Not stated |
| Cognitive impairments | Not stated | Not stated |
This is HMRC’s list as it stood on 30 October 2026, at HMRC’s commit 201b34e. A date beside a feature is when HMRC’s list changed it from intended to available. HMRC’s software finder shows the current answers. How we read HMRC’s list
Does HMRC’s software list show Provestor for Landlords and Xero as available for sending your tax return?
For sending your tax return, HMRC’s software list as it stood on 30 October 2026 marks it “Available” for Provestor for Landlords and marks it “Available” for Xero.
Does HMRC’s software list show a free version of Provestor for Landlords or Xero?
For a free version, HMRC’s software list as it stood on 30 October 2026 says nothing either way for Provestor for Landlords and says nothing either way for Xero.
How many features does HMRC’s software list mark as available for Provestor for Landlords and Xero?
HMRC’s software list as it stood on 30 October 2026 covers 15 features, and it marks 7 “Available” for Provestor for Landlords and 6 “Available” for Xero. For Provestor for Landlords, it marks 1 “Intended” and gives no answer on 7. For Xero, it marks 2 “Intended” and gives no answer on 7.
The cheapest plan for your situation
A product’s cheapest plan is not always one you can use, because some plans are only for landlords or only for sole traders. These are the lowest prices the selector would show each reader, as each provider states them. Where a price grows with the number of properties, it is shown as a starting price. The figure over 12 months is the same plan at its regular price, worked out the way the software cost calculator does it.
Provestor for Landlords
- For landlords
- £99 a year including VAT, about £8.25 a month
- Cheapest plan over 12 months
- £99 including VAT
We checked Provestor for Landlords’s prices on 25 October 2026.
Xero
- For landlords
- £7 plus VAT a month
- Cheapest plan over 12 months
- £84 plus VAT
We checked Xero’s prices on 25 October 2026.
Xero also works for sole traders and people with rental and self-employment income.
Notes from our checks
Provestor for Landlords
Provestor is built for individuals letting UK residential property on the cash basis, with total rental income under £150,000. Its own guide says it does not file a self-employment return, so anyone with self-employment income would need separate software for that part, and HMRC's software list does not show self-employment income for Provestor either. All three plans cover the quarterly updates and the year-end final declaration. Done For You covers up to 10 properties, and the other two plans do not mention a limit. Provestor asks for each owner's share of a property once and then splits the income and expenses, including where a Form 17 election applies, so we show joint-ownership support. You can upload statements and receipts for its AI to read, so we show receipt capture. Its guide mentions connecting your bank when you set up, but its MTD pages describe uploading statements rather than an automatic bank feed, so we do not show bank feeds. Accountant review and submission are part of the Assisted and Done For You plans, so we show accountant access for Provestor as a whole. We did not find mileage tracking, a mobile app or anything about furnished holiday lets. We checked this on 25 October 2026.
Xero
Regular prices include the September 2026 increase. Xero advertises one month free or 90% off for the first six months for eligible new customers. Simple is for non-VAT-registered businesses. Payroll, Expenses and other add-ons depend on the plan.
Neither product is ranked above the other here: the page sets out what each provider says so you can weigh it against your own situation. How we compare products
More on these two products
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