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Zoho
Visit Zoho websiteView HMRC listing
Our notes
Zoho Books' free plan is HMRC-listed for quarterly updates and the tax return and covers SA103 and SA105 property income. Paid Standard is £10–£12 a month ex VAT.
Pros
- Free including final return
- Property tracking on free
- Free practice tool for accountants
Cons
- Foreign property 'Not included' (HMRC)
- Bank feeds need paid Standard
- 1,000 invoices/yr cap; 1 user
Price
Prices can change without notice, so confirm with the provider before you buy. Spotted an error? Email us.
- Cheapest MTD-capable plan
- Zoho Books Free
- Per month
- Free
- Per year
- Free
- VAT
- n/a
- Notes
- Paid Standard £12/mo or £10/mo billed annually (£120/yr), 'exclusive of local taxes'.
- Landlord pricing
- no separate plan. Free plan includes SA105 property and property tracking.
- Agent/accountant pricing
- yes. Accountants get free access to Zoho Practice.
Really free?
- Quarterly updates free
- yes
- Tax return (final declaration) free
- yes (free plan 'submits the final tax return')
- Limits
- 1 user + 1 accountant; up to 1,000 invoices a year; bank feeds (multiple accounts) listed under Standard.
- Bank account condition
- None
- Time limit
- None stated
Landlords and spreadsheets
- Jointly owned property
- unknown. No vendor evidence found.
- Excel bridging
- n/a
- Google Sheets bridging
- n/a
- CSV import
- n/a
- Bridging notes
- Not bridging software (HMRC listing: bridging 'Not included').
Checked 17 Oct 2026. Sources:www.zoho.com, www.zoho.com, www.zoho.com
HMRC listing
What the software provider has told HMRC. “In development” means the provider has committed to building it in time for the 2026 to 2027 tax return.
Features
| Free version | Ready now |
|---|---|
| Agent software | Ready now |
| Individual software | Ready now |
| Software that creates digital records | Ready now |
| Bridging software that connects to records | Not included |
| Standard update period (6 April to 5 April) | Ready now |
| Calendar update period (1 April to 31 March) | Ready now |
| Making Tax Digital for VAT | Ready now |
| HMRC Assist (Submission Feedback) | Ready now |
Business income
| Sole trader | Ready now |
|---|---|
| UK property | Ready now |
| Foreign property | Not included |
Other income sources and items
| Employment (PAYE) | Ready now |
|---|---|
| UK dividends | Ready now |
| State Pension income | Ready now |
| Private pension incomes | In development |
| Partner income from a partnership | Not included |
| Foreign dividends | In development |
| Foreign interest | In development |
| Private pension contributions | In development |
| Construction Industry Scheme | In development |
| Charitable giving | Ready now |
| Capital Gains | In development |
| Student Loan | Ready now |
| Marriage Allowance | Ready now |
| Voluntary Class 2 National Insurance | Ready now |
| High Income Child Benefit Charge | Ready now |
| UK interest | Ready now |
Accessibility
| Blindness or impaired vision | Not included |
|---|---|
| Deafness or impaired hearing | Not included |
| Motor or physical difficulties | Not included |
| Cognitive impairments | Not included |
Platform
| Software type | Desktop application Web browser |
|---|---|
| Compatible with | Microsoft Windows Mac OS |
| Mobile App | Android Apple iOS |
| Language | English |