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Pricing

One model.
Three tiers.
No surprises.

We publish every fee before you sign. No markups on maintenance, no charges during vacancy, no inflated letting fees. You only pay us when your property is earning you money.

Get a free appraisalCompare tiers
The tiers

Pick the level
of involvement
you want.

Same standards across all three. The difference is how much we do for you, and how proactive we are about your returns. You can switch tier any time.

Sentinel.

For the hands-on landlord who wants professional backup.

$50/ month + GST
No fee during vacancy.

Admin, compliance and screening handled. You stay in the driver's seat for the day-to-day.

  • Tenant enquiry handling and communications
  • Tenancy agreement preparation and compliance checks
  • Healthy Homes compliance monitoring and reminders
  • Legislation update alerts
  • —Rent collection (owner-coordinated)
  • —Trades coordination (owner-coordinated)
  • —Routine inspections — available as add-on at $55 + GST each
Start with Sentinel
Most landlords
Guardian.

Full-service, all-inclusive — letting fees, advertising, maintenance markup, no surprises.

6.5%+ GST of rent collected
No fee during vacancy.

Everything most Wellington landlords need: tenant placement, rent collection, inspections, and maintenance — all at cost.

  • Rent collection, arrears management and owner disbursements
  • Pre-approved maintenance threshold ($300–$750)
  • Four routine inspections per year with photo report
  • Tenant sourcing and placement — advertising and vetting passed through at actual cost (typically ~$199)
  • Maintenance at cost — zero markup, invoice available on request
  • Annual tenancy statement for tax purposes
Start with Guardian
Custodian.

Proactive portfolio management for the growth-focused landlord.

7.5%+ GST of rent collected
No fee during vacancy.

Everything in Guardian, plus a dedicated layer of portfolio intelligence — turning a passive asset into an investment thesis.

  • Quarterly market rent benchmarking report
  • Annual CapEx planning and expense forecast
  • Priority response — all communications within one business day
  • Six inspections per year
  • Pre-approved maintenance threshold ($1,000)
  • Proactive market-timed rent reviews and increases (legislation-compliant)
  • Portfolio-level reporting for multi-property owners, including consolidated yield tracking
  • Annual property condition report with photographic record
  • Bi-annual lawn and garden tidy
Start with Custodian
Charter Member
001/100
For the first 100

The first 100 landlords who trust us will never pay more than they do today.

Founding members get their rate locked for life. No annual creep, no renewal hikes, no fine print. You get one free month, priority onboarding, a voice in what we build next, and a referral reward when you bring another owner on.

  • Rate locked for life — your tier price never increases while you stay with Propr.
  • One free month — first full month of management fees waived after switching completes.
  • Priority onboarding — direct handover from a founding-team manager.
  • Founding member recognition — named in our public Charter Members list (opt-in).
  • Voice in product — quarterly input sessions on what we build next.
  • Referral reward — $500 credit (or two months free) for every owner you refer who signs.
Claim a Charter spotRead the programme
Compare tiers

What's in each
tier.

Every tier shares the same standards on transparency and maintenance pricing. You step up only when you want more of the work done for you.

Sentinel
$50/mo + GST
Guardian
6.5% + GST
Custodian
7.5% + GST
Tenant enquiry handling
Tenancy agreement & compliance
Healthy Homes compliance tracking
Legislation update alerts
Rent collection & arrears—
Owner disbursements—
Routine inspections per yearAdd-on46
Photo reportsAdd-on
Pre-approved maintenance threshold—$300–$750$1,000
Maintenance at cost (zero markup)
Tenant sourcing & vettingAdd-on
Quarterly market rent benchmarking——
Annual CapEx forecast——
Priority response (1 business day)——
Portfolio-level reporting——
Annual photographic condition report——
Bi-annual lawn & garden tidy——
Annual tenancy statement (tax)—
Fee during vacancyNoneNoneNone
The numbers don't lie

A typical Wellington
4-bedroom on Guardian
costs $1,656 less
a year.

Worked example: 4-bedroom Wellington rental, $800/week, $41,600 annual income. Same property, same income, same year — just a different commercial model.

Fee / charge
Typical PM
Propr Guardian
Management (8.5% of $41,600)
$3,536
$3,536
Tenant placement (Trade Me listing + credit checks)
$800 (flat fee, ~one week's rent)
−$239 at cost (Trade Me ~$199 + checks ~$40)
Routine inspections (4 × $80)
$320
$0 — included
Maintenance coordination markup (10% on $3,500 spend)
$350
$0 — zero markup
Lease renewal fee
$150
$0 — included
Fee during vacancy (4 weeks)
$275
$0 — never charged
Total annual management cost
$5,431
$3,775
Your annual saving with Propr
$1,656.
More than $138/month back in your pocket.
Over 5 years
$8,280.
Compounded against typical fee creep, often more.

Illustrative example, based on a typical Wellington 4-bedroom rental and tenancy event averaged across the market. Actual savings depend on your property and tenancy events in any given year.

The Propr Pledge

The fees
we will never
charge.

Our commercial model includes an explicit public commitment to what we won't charge for. This “Never-Charge” list becomes a trust anchor — we don't make money when your property costs you more.

  • 01

    No maintenance markup.

    Trade invoices passed through at the actual cost. Markups create the wrong incentive — we'd profit when your property costs you more.

  • 02

    No fees during vacancy.

    If your property is empty, we don't get paid. Our incentive is always to fill it quickly with the right tenant.

  • 03

    No tenant placement markup.

    Advertising and credit checks pass through only at the actual cost of advertising and vetting. Compare that to the industry's standard letting fee ($700–$800).

  • 04

    No lease renewal fees.

    Renewing a tenancy benefits both parties. It shouldn't generate a separate charge.

  • 05

    No advertising markup.

    Every advertising spend passes through at actual cost. You see the actual invoice.

Pricing questions

What owners
ask us about
fees.

Still unsure which tier suits you? Book a free 15-minute consult.

No. All tier pricing is exclusive of GST, in line with industry standard. The Numbers Don't Lie comparison also uses GST-exclusive figures so the comparison is apples-to-apples.
If the property is between tenants and not earning rent, you don't pay us a management fee. Our incentive is to refill it quickly with a quality tenant, not to keep collecting from you while it sits empty.
Most agencies charge a flat letting fee of roughly one week's rent ($700–$800) on tenant placement. Under Guardian, you pay only the actual cost of advertising and credit checks — typically around $239 — with no markup.
Month-to-month after onboarding. No multi-year tie-in, no exit fee. If we're not doing the job, you shouldn't have to wait out a contract to switch.
Yes — switch tiers any time with one business day's notice. Charter Members keep their locked rate at whichever tier they're on, including after a tier change.
Each managed property counts as one Charter spot until the cap of 100 is reached. After that, new owners onboard at our standard rate card. The Charter rate is locked permanently for as long as the property stays with Propr.
No. All trade invoices pass through at actual cost. For larger work over your pre-approved threshold, we get quotes, share them with you, and only proceed once you've signed off.
Common with multi-property owners — e.g. Guardian on your stable rentals and Custodian on a property you're actively positioning for value. We'll structure it however suits the portfolio.
Ready when you are

Property
management
with nothing to hide.

Get a free rental appraisal in 24 hours, with the tier we'd recommend and the numbers behind it. No commitment. No small print.

Get a free appraisalSee what's included