Portfolio size
10–200 units with rooms
Harbor Ops replaces the spreadsheets, generic CRMs, SpareRoom tabs and accounting exports that small-to-mid London operators stitch together. Track occupancy, margin and maintenance at the bedroom level — the unit London actually rents.
Most property software was built for a landlord with one tenant per unit. A huge share of London stock doesn't work that way — which means operators spend their week in workarounds instead of their portfolio.
The generic CRM logs leads. Excel tracks margin. SpareRoom lives in another tab. Accounting exports sit in Drive. Every room is a fake “property.” Every reconciliation is manual.
Every property breaks down to the individual room. Occupancy, rent, renewals, maintenance, margin — all tracked at the bedroom level, where the profitability actually happens.
Every module is built on the same rooms-first data model — so profitability, maintenance, bookings and acquisitions all speak to the same bedroom-level truth.
Every property breaks down to the individual bedroom. Track occupancy, rent, condition and renewal at room level — not just unit level.
Leads through offboarding in one lifecycle. Digital signatures, automated renewals, communication history attached to the room.
Rent collection, invoice status, reconciliation and arrears tracking. Long-term tenancies and short lets live in one ledger.
Real margin per property and per room. Not revenue — profit after bills, management fees and maintenance. See which rooms earn and which leak.
Ticketing, vendor assignment, scheduling and cost tracking — tied back to profitability so you see the true cost of every unit.
Live SpareRoom feed plus an underwriting calculator. Know whether a deal clears your return threshold before you schedule the viewing.
A live SpareRoom feed brings room-rate comps into the app. The break-even calculator reads your own portfolio's cost structure — bills, management fees, void assumptions — and tells you what margin a prospective HMO clears at your threshold.
Paste a SpareRoom or property-portal URL. Harbor Ops pulls the listing, matches comparable room rates within a 500m radius, and runs your portfolio's cost model against it — so you see margin-per-room before you open the inbox.
Room rates, en-suite premium, time-on-market — scraped and indexed nightly.
Void rate, management overhead, council tax band — pulled from your own portfolio history.
Clears / doesn't clear / marginal. Plus the stress test: what the numbers look like at 85% occupancy.
Revenue per property is a vanity number. The question that matters — which rooms earn and which leak — has always lived in a spreadsheet. Harbor Ops answers it in the app.
Bills, council tax and finance keep running whether the bedroom is let or empty. Harbor Ops surfaces the true cost of a vacancy in real time — and shows exactly which rooms are pulling their weight against your portfolio target.
Prospective tenants book rooms online — applications, viewings, offers, all through your branded subdomain. Current tenants raise maintenance tickets through AI triage that categorises the issue, estimates cost and routes it to the right vendor. One database, role-gated access, nothing to wire together.
The full management surface. Every property decomposes to rooms. Margin, maintenance, tenants and renewals all tracked at the bedroom level.
Early access is running with a handful of London HMO operators and boutique agencies across Zones 1–3.
We stopped listing every bedroom as a fake “property.” Our team finally sees the same numbers at the same time — and the spreadsheet has been retired.
The break-even calculator killed two deals in the first week — deals we would've viewed otherwise. That alone paid for a year of the tool.
We run an agency and a management arm off one spreadsheet stack. Harbor Ops is the first tool that assumes both things are true about us.
Harbor Ops started as internal tooling for a live London portfolio — W2, SW8/SW12, SE8/SE16, E1/E2. After enough other operators asked what we were using, we made it a product. Built by an operator, not a remote product team.
Rolling invite list for London HMO operators and agencies with 10+ rooms. Onboarding includes a 1:1 migration session and 90 days of import support.