Evidence-based comparison

How Apportia compares to UK block management platforms

Based on an independent review of publicly available vendor documentation (September 2026). All feature claims originate from vendor-published sources and have not been independently tested.

Methodology: This comparison draws from publicly accessible vendor documentation only. Where a capability is not described in a vendor's public materials, it is marked as unverified — a documentation gap, not confirmed absence. Vendors may offer capabilities not reflected in their public materials. We recommend verifying all claims through product demonstrations.

Platforms reviewed

Dwellant

Cloud-based residential block management platform. ISO 27001 certified, with an open API and Xero integration.

Documented strength

Strong on transparency, security posture and API openness.

Documentation gap

Automated apportionment, client money handling and Section 20 workflows are not publicly documented.

Blocks Online

Award-winning cloud suite, RICS and TPI partnered, with 15+ years in the sector. Month-by-month pricing with no upfront licence.

Documented strength

Low-friction setup (within 48 hours), strong industry partnerships.

Documentation gap

Section 20 support, API capabilities and pricing tiers are not publicly documented.

Propman (Grosvenor Systems)

Established block management software with flexible service charge management and bespoke integration capabilities.

Documented strength

Longstanding market presence, debtor/creditor/nominal ledger reporting.

Documentation gap

Limited public documentation overall. Portal features, Section 20, compliance modules and pricing all require direct vendor engagement.

Resident

Cloud-based (Azure), RICS-regulated, with published unit-based pricing. Generates demands across unlimited SC schedules, with Companies House integration.

Documented strength

Transparent pricing, comprehensive portal features, End of Year Pack generation, compliance resource centre.

Documentation gap

Automated apportionment is not documented. API capabilities are not publicly described.

MRI Qube PM

Enterprise-grade platform from MRI Software (acquired Qube Global in 2017). 230+ block management clients, 1.3M+ units under management.

Documented strength

Scale credentials (60%+ of TPI members' units). AI lease abstraction. Managed services option. Reported 91% faster SC accounts.

Documentation gap

Pricing is opaque and tailored. Section 20 module not publicly confirmed. Likely high implementation cost for smaller agents.

Arthur Online

Property management platform supporting block management alongside general residential lettings. Open API with Xero, Fixflo and Zapier integrations.

Documented strength

Published pricing from £82.50/month. Open API ecosystem.

Documentation gap

Explicitly does not offer automated apportionment or automated budgeting — material gaps for professional leasehold management. No dedicated Section 20 module.

Detailed feature matrix

Feature	Apportia	Dwellant	Blocks Online	Propman	Resident	MRI Qube PM	Arthur Online
Purpose & Architecture
Purpose-built for UK leasehold block management Arthur Online supports block management alongside general lettings; it is not specialist-only.
Cloud-based (no installation required) Propman's deployment model (cloud vs on-premises) is not confirmed in public sources. Resident is hosted on Microsoft Azure.
Multi-regime / multi-jurisdiction architecture Apportia supports UK residential, commercial and letting regimes natively, with Gulf JOP profiles designed in. No other reviewed platform documents multi-jurisdiction capability.
Apportionment & Validation
Automated apportionment of charges Arthur Online explicitly does not offer automated apportionment. No other reviewed competitor documents this capability. Apportia enforces versioned matrices with 100% schedule validation.
Versioned apportionment matrices with invariant checks If a schedule doesn't total 100%, Apportia's demand run refuses to proceed. Caps, exclusions, residual policies and multiple basis types (floor area, rateable value, fixed, bedroom count) are all native.
Multiple basis types per block Floor area, rateable value, fixed share, bedroom count — all supported natively in Apportia.
22 automated validation checks (continuous enforcement) Real-time validation dashboard that catches errors before they reach leaseholders. Not advisory warnings — hard interlocks.
Automated budgeting Arthur Online explicitly lacks automated budgeting. MRI Qube PM supports budget upload from Excel with automated charge creation. Resident generates demands from configured budgets.
Service Charge & Financial
Service charge accounting Resident and MRI Qube PM both document detailed SC accounting. Arthur's service charges are manual (recurring or one-off) without automation. Dwellant, Blocks Online and Propman describe the capability without published detail.
Ring-fenced client money accounting ("two pots of money") Apportia separates trust, client and office funds in distinct ledger classes by design — not by convention. No other reviewed platform publicly documents client money ring-fencing.
Append-only tamper-evident ledger MRI Qube PM describes structured audit trails for financial transparency. Apportia uses a cryptographic append-only ledger with before/after state capture.
Reserve fund tracking Apportia includes lifecycle forecasting, inflation-adjusted projections, and adequacy analysis. Not documented in public sources for other platforms.
Year-end certification / End of Year Pack Resident auto-generates End of Year Packs for accountants. Propman and MRI Qube PM describe full management accounts and reporting.
Section 20 & Compliance
Section 20 consultation workflow Apportia provides a full digital S20 workflow with stage interlocks. Dwellant has threshold alerts but not a dedicated automated workflow. Resident generates warnings at major works thresholds. All S20 workflows should be verified in a product demo against a qualified legal workflow.
RICS / TPI alignment Dwellant holds ISO 27001 certification. Blocks Online is an RICS/TPI partner. Resident is RICS regulated. MRI Qube PM claims 60%+ of TPI members' units under management.
Ground rent demands Blocks Online documents ground rent demands directly. Resident offers ground-rent-only collection at £0.25/unit/year.
Portal & Transparency
Leaseholder / resident portal Dwellant offers a multi-device portal with email and SMS alerts. Resident provides branded portals with 24/7 access. MRI Qube PM has digital portals with centralised messaging.
Customisable portal branding Resident supports company colours and logo customisation on portals.
Operations
Works orders & contractor management Dwellant auto-matches invoices to works orders. Resident emails work orders to contractors directly. MRI Qube PM includes contractor portals. Arthur integrates with Fixflo for maintenance.
Document management Dwellant manages H&S documentation and risk assessments. Resident generates Pre Sale Packs automatically. MRI Qube PM offers AI lease abstraction.
Inspection workflows Resident includes customisable site inspection checklists. MRI Qube PM has structured inspection workflows and asset compliance.
Companies House integration Resident links with Companies House for Confirmation Statements, Accounts Reminder Dates, and generates Share/Membership Certificates.
Integration & Technology
Open API Dwellant publishes API documentation (v1.0). Propman offers bespoke integrations but no public API portal. Arthur has an open API with Zapier (1,500+ apps). MRI has 400+ integration partners.
Xero accounting integration Dwellant explicitly integrates with Xero for financial transparency. Arthur also integrates with Xero.
Security & Compliance
ISO 27001 / Cyber Essentials Apportia has an ISMS aligned to ISO 27001:2022 and Cyber Essentials controls. Dwellant holds ISO 27001 certification.
Multi-factor authentication (MFA) No other reviewed platform publicly documents MFA support.
Role-based access control (RBAC) Dwellant describes "secure access levels" for privacy.

Feature	Apportia	Resident	MRI Qube	Arthur
Purpose & Architecture
Purpose-built for UK leasehold block management
Cloud-based (no installation required)
Multi-regime / multi-jurisdiction architecture
Apportionment & Validation
Automated apportionment of charges
Versioned apportionment matrices with invariant checks
Multiple basis types per block
22 automated validation checks (continuous enforcement)
Automated budgeting
Service Charge & Financial
Service charge accounting
Ring-fenced client money accounting ("two pots of money")
Append-only tamper-evident ledger
Reserve fund tracking
Year-end certification / End of Year Pack
Section 20 & Compliance
Section 20 consultation workflow
RICS / TPI alignment
Ground rent demands
Portal & Transparency
Leaseholder / resident portal
Customisable portal branding
Operations
Works orders & contractor management
Document management
Inspection workflows
Companies House integration
Integration & Technology
Open API
Xero accounting integration
Security & Compliance
ISO 27001 / Cyber Essentials
Multi-factor authentication (MFA)
Role-based access control (RBAC)

Documented Partial / limited detail Not verified in public sources Confirmed absent

Where Apportia is different

Based on the reviewed evidence, these capabilities are either unique to Apportia or not publicly documented by any other platform in this comparison.

Automated apportionment with validation

The only reviewed platform that versions apportionment matrices, enforces 100% schedule totals, and refuses to proceed with demand runs when validation fails. Arthur Online explicitly lacks this capability; no other platform documents it.

Ring-fenced client money ("two pots of money")

Trust, client and office funds held in separate ledger classes by architectural design — built around the RICS Code, not retrofitted to it. Client money ring-fencing is not publicly documented by any other reviewed platform.

Integrated Section 20 interlocks

Full digital S20 consultation workflow with stage interlocks that prevent skipping statutory steps. Dwellant and Resident offer threshold alerts, but dedicated automated workflows are not documented for either.

Pricing transparency

Of the platforms reviewed, only Resident and Arthur Online publish pricing publicly. Most vendors require a sales consultation. Published pricing where available:

Resident

Unit-based annual pricing. Examples: 50 units = £875/yr, 250 units = £2,775/yr, 1,000 units = £4,995/yr (ex VAT). Setup fee: £500. 15-day free trial available.

Arthur Online

Monthly subscription. Standard from £82.50/mo (55 units), Professional from £96/mo (60 units), Enterprise from £126/mo (70 units). Per-unit cost decreases above 300 units.

Apportia pricing is available on our pricing page.

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