Best strata and building management apps in Australia (2026)

Disclosure: this guide is published by Watchdog Strata. Every competitor fact links to the vendor's own page or an app store or review listing, all checked 15 October 2026. Tools are listed alphabetically within each group. Where something isn't published, we say so.

At a glance

Prices aren't directly comparable. Some include features that others charge extra for, and some vendors exclude GST.

On-site building operations

BuildingLink

Strengths: it claims 8,000+ buildings, and offers integrations for access control, lockers and payments, plus amenity reservations and visitor entry. Its resident app comes in nine languages, including Simplified Chinese. Watch-outs: GetApp AU reviewers mention a dated interface and that KeyLink needs a service contract. No pricing or trial is published.

ComtyLink

Strengths: $1 per unit per month with everything included, quarterly billing with no lock-in, a 3-month free trial, free migration and data hosted in AWS Sydney. Features include parcels, bookings, NFC key management and contractor sign-in. Watch-outs: its marketing compares itself heavily against competitors, so verify those claims yourself.

MYBOS

Strengths: 75+ features covering work orders, inspections, assets, contractors, amenity booking, parcels and finance, with 61 reviews on Capterra AU. Watch-outs: its resident iPhone app is rated 1.8 from 30 ratings on the AU App Store, and pricing isn't published.

Onsite

Strengths: AU$2 per lot per month, billed annually. It includes amenity bookings, an asset register, parcels, a key registrar, contractor compliance and inductions, and quotes management. Watch-outs: it offers a 90-day satisfaction guarantee instead of an extended free trial.

TowerDesk

Strengths: 75+ modules, including AGM voting, AFSS fire safety, an asset register and contractors, with a no-install portal per building. Trust accounting is an optional $5-per-lot add-on. Watch-outs: its "most complete" claim is its own description, so test it against your list. See our TowerDesk comparison.

Watchdog Strata

Best for: buildings that need tenancy integrity (alerts for duplicate phones, wrong-unit and unconfirmed residents), a mobile access-card workflow, and owners' quote comparison and polls in the same app, in English and Simplified Chinese. Not for: trust accounting, levy collection, amenity bookings, contractor compliance or asset registers. It's also a newer product, with one live building in the Sydney CBD.

Strata agency back-office

MRI Strata Master

Strengths: trust accounting, a tablet meetings app, maintenance work orders, and an owner and committee portal. Watch-outs: it's built for agencies, not on-site resident operations, and is sold by quote.

Resvu

Strengths: a strata CRM with workflows, committee discussion, voting and approvals, and an owner app for requests and levies. It integrates with StrataMax, Property IQ and StrataMaster. Watch-outs: it works alongside trust accounting rather than replacing it, and pricing isn't published.

StrataMax and VoteMax

Strengths: it claims 650K+ lots and has been around since 1992. VoteMax offers open and secret ballots, pre-meeting and in-meeting voting, and a returning-officer path inside the owner portal. Watch-outs: it's agency software, and owners reach it through their strata manager.

Urbanise Community

Strengths: it's part of Urbanise Strata (600,000+ lots claimed), with portal roles for manager, board, owner and tenant, plus statements and requests. Watch-outs: the Community by Urbanise iOS app is rated 1.6 from 94 ratings on the AU App Store.

Self-managed schemes

hellostrata

Strengths: built for self-managed Australian schemes, covering levies, bank reconciliation, meetings, digital resolutions and maintenance. It has a 90-day free trial with no card required. Watch-outs: published tiers only go up to 20 lots.

Resident experience

Erin Living

Strengths: a "liveability super app" with community updates, deliveries, moves and amenity bookings. Customer stories describe integrated building and door access and parcel lockers. Watch-outs: it's aimed at developers, build-to-rent and management teams, and is demo-only with no published pricing.

How to choose: a checklist

1. Name the job. Is it on-site operations, agency accounting, self-management or resident experience? Don't buy an accounting suite to fix parcels.
2. Check vocabulary and law. Does it use your state's terms, and does its voting meet your Act? See strata law by state.
3. Ask for adoption numbers. What share of lots log in after 90 days?
4. Read app store ratings for the resident app, not just the manager app.
5. Test languages with real residents if your building is multilingual.
6. Price it on your lot count, including base fees, add-ons and GST.
7. Ask how it knows who lives in each lot, and what happens when tenants change.
8. Check data export and audit history, because you'll need them for disputes and handovers.