Best coliving management software in 2026: 7 tools compared

Coliving software has to do two jobs at once: sell a house room by room and run a monthly tenancy for each person who lives there. With a furnished room renting for a median of €635 a month in Europe (HousingAnywhere Rent Index, Q3 2026), a 30-room operator collects about €19,000 of rent a month under 30 contracts, plus the utility bills to split. Many "best software" lists for this search focus on US multifamily tools, so we compared seven that serve coliving and room-by-room renting in Europe.

Disclosure: Vivin is our product, so we list it first; the other six follow in alphabetical order, and every fact about them comes from the vendor's own website or help center in October 2026. Our short answer on the best coliving management software in 2026: Vivin is built for European operators who let rooms by the month and take tenants from mid-term portals; ColivingSoft and Homming are strong options in Spain; Mews suits hotel and coliving hybrids; Lavanda and res:harmonics suit portfolios that mix stay lengths; and Arthur Online suits UK letting by the room.

How did we choose these coliving tools?

We kept tools that let by the room or bed, handle monthly rent, serve European operators and publish enough to compare. We left out US multifamily suites and short-term rental platforms such as Guesty and Hostaway, whose websites do not name coliving as a target (see Vivin vs Guesty). "Not stated" means we did not find it on the vendor's public pages, not that the feature is missing.

What is the best coliving management software in 2026?

Tool	Contracts and e-signature	Rent collection	Mid-term portals	Utilities split	Public price	HQ
Vivin	Native, in the tenant portal	Virtual IBAN per booking, card, MB WAY; no SEPA direct debit	HousingAnywhere, Spotahome, Uniplaces, Idealista	Yes, by day	€200/month up to 25 listings; €8 per listing above	Portugal
Arthur Online	Signable	Recurring charges, UK bank feeds, Xero sync	Not stated (UK portals instead)	Not stated	£82.50/month with 55 units	London, UK
ColivingSoft	Yes (e-signature)	Stripe, Wise, Mango Pay and others	HousingAnywhere, Spotahome, Uniplaces, Idealista	Yes, by days stayed	From €3 per room/month + fees	Madrid, Milan, Paris
Homming	Signaturit	SEPA remittance files, card, bank feed	Idealista; Spotahome mentioned	Yes	From €47/month	Madrid, Spain
Lavanda	Signing in the booking journey	Invoicing, instalments and collections on one ledger	Not named (450+ channels and OTAs)	Not stated	Not public	London, UK
Mews	DocuSign	Card or SEPA direct debit, automatic reconciliation	Uniplaces	Not stated	Quote, per room	Amsterdam, Netherlands
res:harmonics	Not stated	Card, bank account or direct debit	Not named (OTAs, agents, GDS)	Not stated	Not public	UK

Which coliving software should you shortlist?

1. Vivin

Best for: coliving, student housing and mid-term operators in Europe that let by the room and want contracts, rent, portals and short stays in one platform.

• Rooms, beds or whole units, with contracts from your own Word templates signed in the tenant portal by tenant, co-tenant and guarantor.
• Payment plans with a virtual IBAN per booking, plus card, MB WAY, Apple Pay and Google Pay, reconciled automatically.
• HousingAnywhere, Spotahome and Uniplaces via feeds and webhooks, Idealista via file feed, and Airbnb and Booking.com via an official API connection.
• An AI bill reader with a per-day utilities split, a WhatsApp AI chatbot for tenants (add-on), an MCP connection for ChatGPT, Claude and Gemini, and five languages.

Good to know: no SEPA direct debit, no native iOS or Android app (the tenant portal is an installable web app), no dynamic pricing, and the booking engine sells monthly stays only. Pricing: €200 a month for up to 25 listings (€150 billed annually), €8 per listing a month for 26-200 (€6 billed annually), Enterprise on request; AI chatbot +€2 per listing. HQ: Portugal. See Vivin pricing.

2. Arthur Online

Best for: UK letting agents and HMO landlords who let by the room and want UK accounting, UK portals and an app for every stakeholder.

• Manage "by whole property or by room for HMOs", with apps for managers, tenants, owners and contractors.
• Two-way Xero sync, live UK bank feeds and owner statements with flexible commission.
• Open API, webhooks and Zapier, plus adverts on Rightmove, Zoopla, OnTheMarket and StuRents.

Good to know: signatures, SMS, portals and the live bank feed cost extra. Pricing: from £82.50 a month billed annually (Standard, 55 units included, then £1.50 per unit). HQ: London, part of Aareon. Website: arthuronline.co.uk. Compared in Vivin vs Arthur Online.

3. ColivingSoft

Best for: coliving, shared-flat and rent-to-rent companies in Spain that want a coliving-specific tool connected to the main mid-term portals.

• Rents priced per flat, room or bed, with owner and tenant contract templates and e-signature.
• Utility bills split pro rata by the days each tenant stayed.
• Spotahome, Idealista, HousingAnywhere and Uniplaces; payments through Stripe, Wise, Mango Pay, Addon Payments and Unipay.
• Automatic tenant invoicing, bank integration, maintenance, cleaning and inventory.

Pricing: from €3 per room a month, plus a maintenance fee from €100 a month and setup from €500, excluding VAT. Offices: Madrid, Milan and Paris. Website: colivingsoft.com.

4. Homming

Best for: Spanish property managers and owners with room, mid- and long-term rentals who want Spanish finance tools built in.

• Room rentals, with coliving, student residences and rent-to-rent named, and bills shared per tenant.
• Contracts from templates, signed through Signaturit.
• SEPA remittance files for direct debit, a bank connection to about 28 Spanish and EU banks, and Verifactu invoicing on Advanced and Enterprise.
• Tenant and supplier portals, an iOS and Android app, and Idealista publishing on every plan.

Good to know: AI features are on Advanced and Enterprise only, and the booking engine is a paid add-on. Pricing: a flat monthly price by portfolio size, from €47 a month billed annually, excluding VAT; quote above 50 assets. HQ: Madrid. Website: homming.com. Compared in Vivin vs Homming.

5. Lavanda

Best for: student accommodation, multifamily and coliving portfolios that mix stays of days, months and years.

• An "OpenPMS" where stays of days, weeks, months and years pass through one record and one ledger.
• A booking journey to search, book, sign and pay, with a room rack and multi-calendar.
• A branded resident app for events, payments and requests, plus an open API.
• Short Stays for student buildings in summer, 450+ rental channels and OTAs, and built-in AI.

Pricing: not public. HQ: London, with an office in New York; it says it supports 12+ European countries. Website: getlavanda.com.

6. Mews

Best for: hotels, aparthotels and hybrid properties that run coliving floors next to nightly stays, with a front desk.

• Rooms, apartments or beds from one night to a semester, and a booking engine for any stay length.
• Recurring Payments by card or SEPA direct debit, with payouts reconciled against bank statements automatically.
• Long-stay contracts through DocuSign, plus a guest portal, online check-in, kiosk and digital key.
• A channel manager powered by SiteMinder with 400+ channels, Uniplaces in the Marketplace and 1,000+ integrations.

Good to know: payment processing, POS and Mews Spaces are charged separately, and DocuSign needs its own account. Pricing: per room, quote only. HQ: Amsterdam. Website: mews.com. Compared in Vivin vs Mews.

7. res:harmonics

Best for: serviced-apartment, coliving and build-to-rent operators that mix short, medium and long stays and sell to corporate clients.

• A channel manager to OTAs, specialist agents and GDS, plus direct booking.
• Billing "monthly, per calendar month, or pro-rata", paid by card, bank account or direct debit.
• Housekeeping, planned and reactive maintenance, and a guest portal for invoices and maintenance requests.
• Owner reporting and a corporate quote portal.

Pricing: not public. HQ: UK; part of Software Answers since April 2026. Website: resharmonics.com.

How do you choose coliving software?

• Room-level contracts - can each room or bed carry its own contract, deposit, co-tenant and guarantor, signed online?
• Recurring rent and reconciliation - how do tenants pay, and is each payment matched to the right room automatically?
• Mid-term portals - which portals bring your tenants, and does each connect by API, feed or calendar link?
• Utilities split - are shared bills split by the days each room was occupied, with a cap for bills included in the rent? See AI utility billing in shared housing.
• House rules and community - do tenants accept the house rules at digital check-in, and do you need events or a community feed?
• Tenant app - native or installable web app, and can tenants pay, sign, report issues and find documents in it?
• Languages - does the software speak your team's and tenants' languages, emails included?
• Local invoicing - certified invoicing in Portugal, Verifactu in Spain or SdI in Italy: is your country covered?

Shortlist two or three tools, ask each for a demo with your own rooms and compare total cost. For neighbouring segments, see our guides to student housing software in Europe and mid-term rental software, or book a Vivin demo.

Frequently asked questions

What is the best coliving management software in 2026?

For European operators letting rooms by the month through mid-term portals, Vivin (our product) covers contracts, rent, portals, short stays and utility splits in one platform. ColivingSoft and Homming are strong in Spain, Mews suits hotel and coliving hybrids, Lavanda and res:harmonics suit portfolios that mix stay lengths, and Arthur Online suits UK HMOs.

How much does coliving management software cost?

For 40 rooms at list prices published in October 2026, Vivin costs €320 a month (€240 billed annually), Arthur Online £82.50 a month billed annually plus extras such as signatures, and ColivingSoft from €220 a month plus setup from €500, excluding VAT. Homming prices by portfolio bracket from €47 a month, while Lavanda, Mews and res:harmonics do not publish prices.

Which coliving software supports SEPA direct debit?

Among the tools here, Mews offers SEPA direct debit through Recurring Payments, Homming generates SEPA remittance files and res:harmonics lists direct debit among its payment methods. Vivin does not offer SEPA direct debit: it collects rent through a virtual IBAN per booking and by card, MB WAY, Apple Pay or Google Pay, reconciled automatically.

Which coliving software connects to HousingAnywhere, Spotahome and Uniplaces?

Vivin connects HousingAnywhere, Spotahome and Uniplaces through feeds and webhooks and Idealista through a file feed. ColivingSoft lists the same four portals, Mews lists Uniplaces and Homming publishes to Idealista. Arthur Online lists UK portals instead, and Lavanda and res:harmonics do not name these portals on the pages we read.

Can I use hotel software like Mews for coliving?

Yes, especially in a hybrid building with a front desk: Mews rents rooms, apartments or beds from one night to a semester, with recurring payments and DocuSign contracts. Check what your houses need beyond that, such as utility splits per tenant and owner statements, which Mews does not state publicly. See our Vivin vs Mews comparison.

Coliving is a room, a contract and a shared home. Choose the software that handles all three without a spreadsheet on the side.

Vivin is our product. Arthur Online, ColivingSoft, Homming, Lavanda, Mews, res:harmonics and the other products named here are trademarks of their respective owners. Information about them comes from their public websites and help centers in October 2026; features and prices change, so check with each vendor before deciding.