untied vs Zoho Books (UK) for Making Tax Digital
By the selector's own rules, untied and Zoho Books (UK) both work for landlords and sole traders, including people with both kinds of income, so the choice comes down to the four points where they differ. Zoho Books (UK) offers a free plan and MTD for VAT returns, which untied does not. Zoho Books (UK) does not offer support for jointly owned property, which untied does. Their cheapest plans are listed as £129.99 a year including VAT, about £10.83 a month (Pro including MTD) for untied and free for Zoho Books (UK).
untied suits people with mixed income (property + self-employment or PAYE), sole traders who want a phone-only workflow and non-resident and joint-owner landlords with complex returns. Zoho Books (UK) suits sole traders and landlords wanting a free MTD plan, people who want built-in mileage tracking and receipt scanning at low cost and growing sole trades that may need more users or CIS support later.
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 | untied | Zoho Books (UK) |
|---|---|---|
| Cheapest plan | £129.99 a year including VAT, about £10.83 a month (Pro including MTD) | Free |
| Free plan | No | Yes |
| Jointly owned property | Yes | No |
| MTD for VAT returns | No | Yes, from the Free plan |
On the other points we compare (more than one property, holiday lets and former FHL, self-employment income, bank feeds, receipt capture, phone apps 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 | untied | Zoho Books (UK) |
|---|---|---|
| Your tax return and other income | ||
| Sending your tax return | Available | Availablesince 6 March 2026 |
| Foreign property | Available | Not stated |
| Construction Industry Scheme (CIS) | Available | Intended |
| Employment (PAYE) | Available | Availablesince 12 June 2026 |
| UK dividends | Available | Availablesince 2 April 2026 |
| UK interest | Available | Availablesince 2 April 2026 |
| Capital gains | Available | 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 | Available |
| 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 untied and Zoho Books (UK) 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 untied and marks it “Available” for Zoho Books (UK), since 6 March 2026.
Does HMRC’s software list show a free version of untied or Zoho Books (UK)?
For a free version, HMRC’s software list as it stood on 30 October 2026 says nothing either way for untied and marks it “Available” for Zoho Books (UK).
How many features does HMRC’s software list mark as available for untied and Zoho Books (UK)?
HMRC’s software list as it stood on 30 October 2026 covers 15 features, and it marks 9 “Available” for untied and 6 “Available” for Zoho Books (UK). For untied, it marks 0 “Intended” and gives no answer on 6. For Zoho Books (UK), 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.
untied
- For landlords
- £129.99 a year including VAT, about £10.83 a month
- For sole traders
- £129.99 a year including VAT, about £10.83 a month
- For people with rental and self-employment income
- £129.99 a year including VAT, about £10.83 a month
- Cheapest plan over 12 months
- £129.99 including VAT
We checked untied’s prices on 25 October 2026.
Zoho Books (UK)
- For landlords
- Free
- For sole traders
- Free
- For people with rental and self-employment income
- Free
- Cheapest plan over 12 months
- Free
We checked Zoho Books (UK)’s prices on 25 October 2026.
Notes from our checks
untied
untied is often listed as free in roundups, but the free version is a 30-day trial and filing requires a paid plan. Plans are priced per tax year with VAT included, which is unusual for this market, so compare like-for-like against ex-VAT monthly prices carefully. untied also sells a cheaper Lite plan, but its pricing page shows Making Tax Digital and property income as not included on Lite, so we do not list it.
Zoho Books (UK)
Zoho's pricing page says "Sole traders and landlords can now stay MTD compliant all year with our free plan", and the free plan covers quarterly updates, the final return and the Self Assessment return, with the UK property (SA105) and self-employment (SA103S) pages filled in for you. Zoho's page for landlords says you can track income and expenses for each of one or several UK properties, so we now show multi-property support. That page speaks to a sole owner, and we did not find anything about joint ownership or furnished holiday lets. On the free plan you can add bank accounts and reconcile them, but automatic bank feeds start on Standard. Zoho's page for landlords lists automatic bank feeds in its free plan and still marks the end-of-year return as coming soon. We follow the pricing page, which puts bank feeds on Standard and the final return in the free plan, and HMRC's software list also shows Zoho as ready for the tax return. We leave out Elite and Ultimate, at £99 and £199 a month, because they are aimed at established businesses with advanced needs rather than landlords or sole traders. We checked this on 25 October 2026.
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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