This guide compares six IWMS platforms used by UK organisations: Concerto, Planon, MRI Software, Archibus, IBM Maximo Real Estate and Facilities, and Facilio. Most bring property, leases, space and maintenance into one system. They differ most in where they come from and who delivers them in the UK.
The lists that rank for IWMS today are written for a global buyer. This one looks at each platform from a UK estate: UK regulation, lease accounting under IFRS 16, and who implements and supports the system here.
On this page
Key takeaways
- Concerto and Planon run the whole estate on one platform. MRI sells its IWMS as a family of products, and IBM's runs inside the Maximo suite.
- Concerto is the only one of the six built and headquartered in the UK. The others are run from the USA or the Netherlands.
- Lease accounting differs most. Concerto, Planon, MRI and IBM cover IFRS 16. Eptura's Archibus pages do not mention it, and Facilio shows no lease module.
- Archibus is sold only through partners, and IBM delivers through its consulting arm or partners. Ask who will implement it.
- Only IBM publishes starting prices, at just under US$40,000 a year for each package.
What is an IWMS?
IWMS stands for integrated workplace management system. It is software that holds an organisation's whole estate in one place: land and buildings, leases, space, assets, maintenance and capital projects. Most IWMS platforms also cover compliance, sustainability and room booking.
The aim is one record for every site. Open a building and you see its leases, its assets, its open jobs, its certificates and the projects planned for it.
IWMS or CAFM?
The terms overlap. CAFM usually means the day-to-day running of buildings: helpdesk, maintenance, contractors and compliance. An IWMS covers the wider estate as well: property, leases, space and capital projects. Several systems sell both, and some let you start with CAFM and add the rest later.
| Area | CAFM | IWMS |
|---|---|---|
| Helpdesk, reactive and planned maintenance | Yes | Yes |
| Assets and compliance | Yes | Yes |
| Property, leases and lease accounting | Sometimes | Yes |
| Space and moves | Sometimes | Yes |
| Capital projects and programmes | Rarely | Yes |
| Sustainability and energy | Rarely | Usually |
How we compared these IWMS platforms
We asked five questions of each platform. They are the questions UK estates and property teams ask on a first call.
- Does it cover the whole estate? We checked for property and leases, assets, maintenance, compliance and capital projects in one platform.
- Is it built for UK regulation? We looked for SFG20 maintenance schedules, statutory compliance and, for the NHS, PAM reporting.
- Can you start small? We checked whether you can start with one or two modules and add the rest on the same data.
- How does it connect? Finance, HR and building systems decide how much data is typed in twice.
- Who implements it, and where does the data live? We looked at the vendor's own UK team or partners, UK hosting and security certificates.
Facts about each platform come from the vendor's own website, read in November 2026. Only IBM publishes starting prices, so this guide compares scope and fit. We review it every three months. If something has changed, tell us and we will correct it.
IWMS platforms compared
Scroll the table sideways to see every column.
| Platform | Best for | Owner and head office | Scope | Lease accounting | UK standards | UK delivery |
|---|---|---|---|---|---|---|
| Concerto | UK organisations that want IWMS scope around UK regulation | Bellrock Technologies, Liverpool | Estates and leases, assets, maintenance, compliance, projects, booking | IFRS 16, service charges, tenant invoicing | SFG20 link where you use SFG20, NHS PAM module | Own UK team |
| Planon | Large organisations and universities | Schneider Electric (80%), Nijmegen | Real estate, space, maintenance, sustainability | IFRS 16 in a separate solution | SFG20 through Facilities-iQ | Own UK team, partners for accounting |
| MRI Software | Occupiers with large lease portfolios | MRI Software, Ohio | Leases, space and booking, maintenance, occupancy, energy | IFRS 16, ASC 842, FRS 102 | SFG20 in MRI Evolution | Own UK team |
| Archibus | Estates that plan space from building models | Eptura, Atlanta | Leases, space, projects, maintenance, booking | Not stated | SFG20 through SWG | Partners (SWG, JLL) |
| IBM Maximo REF | Enterprises already on Maximo | IBM, Armonk | Leases, space, projects, maintenance, energy | IFRS 16, ASC 842, GASB | Not on SFG20's list | IBM UK or partners |
| Facilio | FM providers wanting connected buildings | Facilio Inc., New York | CAFM, energy, IoT, booking | Not stated | SFG20 integration | UK office in Kent |
Read on each vendor's website in November 2026. "Not stated" means we could not find it there.
The 6 best IWMS platforms for UK organisations
1. Concerto concerto.co.uk
Best for: UK organisations that want IWMS scope around UK regulation, starting with one module.
At a glance
- Made by
- Bellrock Technologies, part of the Bellrock Group since 2016
- Head office
- Liverpool Science Park
- Built for
- NHS trusts, councils, universities, blue light services, retail and hospitality
- Scope
- Estates and leases, assets, CAFM and maintenance, compliance, capital projects, health and safety, permit to work, intelligent workplace, room and desk booking, reporting
- Lease accounting
- IFRS 16, valuations, service charges, tenant invoicing and vendor payments
- UK standards
- SFG20 link through Facilities-iQ, where you use SFG20; NHS PAM module
- Integrations
- Open API. Finance and ERP (Oracle, SAP, Unit4, Dynamics, Sage), HR (Workday, iTrent), building systems (Trend, Honeywell, Schneider) and Power BI
- Hosting and security
- Microsoft Azure, UK data centres; ISO 27001, Cyber Essentials, NHS DSPT
- Buying routes
- G-Cloud 15, NHS SBS Hard FM 3
- Implementation
- Concerto's own UK professional services team, then a named Customer Success Manager
- Customers
- Over 450 customer estates, including Perth & Kinross Council, the University of Warwick, the University of Manchester and Wagamama
- Pricing
- By module, tiered by estate size and number of users
Concerto is a CAFM and IWMS platform built in the UK since 2004. It is one of the UK's fastest-growing CAFM and IWMS platforms, and it manages over 450 customer estates. Every module runs on the same platform and the same data.
Teams start where the pressure is highest, such as maintenance and compliance, or property and leases. They add modules later without re-entering data. Cumbria County Council moved to Concerto from its previous system in 12 weeks.
Property and leases. Every property, lease, licence and key date sits in one register. Concerto tracks breaks, renewals and rent reviews, and reminds the team before each date. Wagamama keeps the leases and key dates for 130+ UK restaurants in it.
Capital projects. Budgets, milestones, risks and approvals sit in the same system as the buildings they change. Perth & Kinross Council runs a £600m capital programme of 180+ projects in Concerto. The University of Warwick tracks a £100m+ programme live against its finance systems.
Assets and maintenance. Every asset sits in one register, so engineers update its condition on site. The University of Manchester manages 10,000+ assets in Concerto.
Integrations. Each integration is scoped and designed before any build starts, and the build is estimated and agreed up front.
What it does well.
- One platform from the lease to the last PPM visit, including IFRS 16 lease accounting.
- Modular. Teams can start with one module and add the rest on the same data.
- UK standards are built in, with an SFG20 link, where you use SFG20, and an NHS PAM module.
- Built, hosted, implemented and supported in the UK.
What to weigh.
- It is built for UK estates. It does not target multi-language or multi-country rollouts.
- It is not an enterprise asset management (EAM) system for heavy industrial plant.
2. Planon planonsoftware.com
Best for: large organisations and universities that want one IWMS for real estate, space, maintenance and sustainability.
At a glance
- Made by
- Planon, 80% owned by Schneider Electric
- Head office
- Nijmegen, the Netherlands, with a UK office in Brighton
- Built for
- Large organisations, higher education and corporate real estate
- Scope
- Real estate, space and workplace services, asset and maintenance, energy and sustainability, on one platform and database
- Lease accounting
- A separate Lease Accounting Solution covering IFRS 16 and ASC 842, for lessees and lessors
- UK standards
- SFG20 through the Facilities-iQ API, with your own SFG20 licence
- Hosting
- Amazon Web Services, with the data centre for UK clients in London
- UK delivery
- Planon's own UK team, with partners for accounting transition projects
- Customers
- LSE, King's College London, the Open University, Sussex Partnership NHS FT
- Pricing
- Not published
Planon is a Dutch IWMS vendor founded in 1982 and now 80% owned by Schneider Electric. Its IWMS covers four domains on one platform and database: real estate, space and workplace, asset and maintenance, and energy and sustainability.
Planon pitches its IWMS at large organisations. In the UK it is strongest in higher education, where LSE has worked with it since 1999.
What it does well.
- One platform and one database across all four IWMS domains.
- Sustainability data and IoT are part of the core platform.
- UK data is hosted in London, with UK university customers going back to 1999.
What to weigh.
- Lease accounting is a separate solution, and Planon works with partners on accounting transition projects.
- It is built for large organisations, and prices are not published.
3. MRI Software mrisoftware.com
Best for: occupiers with large lease portfolios that want to add workplace and FM tools over time.
At a glance
- Made by
- MRI Software, founded in 1971
- Head office
- Solon, Ohio, USA, with a UK office in London
- Built for
- Property occupiers, healthcare, local authorities, schools and universities
- Scope
- A family of products: ProLease (leases), Workplace Central (space and booking), MRI Evolution (maintenance), OnLocation (occupancy) and energy management
- Lease accounting
- IFRS 16, ASC 842 and FRS 102
- UK standards
- SFG20 planned maintenance in MRI Evolution
- Hosting
- Cloud, with UK data storage on its G-Cloud 15 listings
- UK delivery
- MRI's UK team
- Customers
- Government Property Agency, Lakeland, Manchester Metropolitan University
- Pricing
- Not published
MRI Software is a property software group based in Ohio. In the UK its IWMS is a family of products: ProLease for leases, Workplace Central for space and booking, MRI Evolution for maintenance, and OnLocation for occupancy. MRI says buyers can start with one and add the others.
Lease accounting is its strength. The Government Property Agency, which manages around 55% of the UK government's property portfolio, uses MRI ProLease.
What it does well.
- Deep lease accounting, covering IFRS 16, ASC 842 and FRS 102.
- Modular. Buyers can start with one product and add space, booking, FM and energy tools.
- On G-Cloud 15 with UK data storage, ISO 27001 and Cyber Essentials Plus.
What to weigh.
- Its IWMS is several separately named products, some joined through acquisitions. Check how the ones you need share data.
- Maintenance sits in a separate product, MRI Evolution.
4. Archibus eptura.com
Best for: large multi-site estates that plan space from building models and want a local partner to run it.
At a glance
- Made by
- Eptura
- Head office
- Atlanta, USA, with an EMEA head office in London
- Sold through
- Partners only. In the UK, Service Works Global resells it and JLL lists it on G-Cloud 15
- Built for
- Government, higher education and large multi-site estates
- Scope
- Leases, space and moves, capital projects, maintenance, sustainability, room and desk booking, sensor data
- Lease accounting
- Lease costs, renewals, multi-currency and VAT. IFRS 16 is not mentioned on its lease page
- UK standards
- SFG20 integration through SWG
- Mobile
- OnSite app for iOS and Android, with full offline mode
- Hosting
- On-premise, or SaaS on Amazon Web Services
- Customers
- University of Worcester
- Pricing
- Not published
Archibus is an IWMS owned by Eptura, a workplace software group based in Atlanta. Eptura says half of the Fortune 500 use it. It covers leases, space and moves, capital projects, maintenance and booking on one platform.
Eptura sells Archibus only through partners. In the UK, Service Works Global resells it, and JLL lists it on G-Cloud 15. The University of Worcester passes asset data from its Revit building model straight into Archibus.
What it does well.
- The full IWMS range on one platform, from leases and space to projects and maintenance.
- Strong links to building models and CAD drawings.
- The OnSite field app runs on iOS and Android, with full offline mode.
What to weigh.
- It is sold only through partners, so implementation, hosting and support come from the UK partner.
- Eptura's lease pages do not mention IFRS 16. Confirm lease accounting with the partner.
5. IBM Maximo Real Estate and Facilities ibm.com
Best for: large enterprises already on IBM Maximo that want real estate and assets in one suite.
At a glance
- Made by
- IBM. It replaces IBM TRIRIGA
- Head office
- Armonk, New York, with a UK head office at Hursley
- Built for
- Government, healthcare, education and corporate real estate
- Scope
- Leases, space and moves, capital projects, maintenance, energy, IoT and analytics, inside the Maximo Application Suite
- Lease accounting
- IFRS 16, ASC 842 and GASB standards
- UK standards
- IBM is not on SFG20's integrations page. Naviam, a Maximo partner, is
- Hosting
- SaaS on Amazon Web Services with a UK region, on-premise or hybrid
- UK delivery
- IBM UK consulting, or partners such as JLL
- Customers
- No UK customers named for this product
- Pricing
- Space Management and Lease Management packages each start under US$40,000 a year, on a 12-month non-cancellable term
IBM Maximo Real Estate and Facilities is IBM's real estate and facilities product. IBM calls it the evolution of IBM TRIRIGA, and it runs inside the Maximo Application Suite next to Maximo's asset management.
IBM is retiring TRIRIGA. Orders closed on 28 January 2026 and support ends on 30 September 2027, so existing TRIRIGA users face a move.
What it does well.
- Lease accounting documented against IFRS 16, ASC 842 and GASB standards.
- One suite with Maximo asset management, with a UK hosting region available.
- IBM publishes starting prices for its packages.
What to weigh.
- It is priced for enterprises. Each package starts just under US$40,000 a year, on a 12-month non-cancellable term.
- UK delivery runs through IBM UK consulting or partners, and IBM names no UK customers for this product.
6. Facilio facilio.com
Best for: FM providers and multi-site operators that want connected maintenance, energy and building data.
At a glance
- Made by
- Facilio Inc.
- Head office
- New York, USA, with a UK office in Sittingbourne, Kent
- Built for
- FM service providers, commercial portfolios, retail, healthcare and education
- Scope
- CAFM and CMMS, energy and building performance with IoT, desk and room booking, AI agents for helpdesk and dispatch
- Lease accounting
- Not stated
- UK standards
- SFG20 integration; statutory inspections and compliance schedules
- Mobile
- App with offline mode
- Hosting
- Amazon Web Services. UK data residency not stated
- Customers
- Q3, Integrated Estate Management
- Pricing
- Tiers listed, quoted on request
Facilio is a New York company that sells an AI-first CAFM and connected buildings platform. It brings maintenance, energy and live building data together, with AI agents for helpdesk intake and dispatch. It says it manages more than one billion square feet worldwide.
Facilio positions itself as CAFM and CMMS. Its own FAQ says an IWMS extends into wider real estate and financial management. It is in this list because it ranks for IWMS searches, and its connected building features are strong.
What it does well.
- Maintenance, energy and live building data in one cloud platform, with BMS integration.
- AI agents for helpdesk intake and dispatch.
- SFG20 integration and UK statutory inspections, with UK FM customers.
What to weigh.
- Its site shows no lease management, IFRS 16 or capital projects.
- UK data residency is not stated, and Facilio describes SOC 2 as in progress.
How to choose the right IWMS
An IWMS is a long commitment. These checks show the differences before you sign.
- Map what you want to replace. List the systems and spreadsheets that hold leases, assets, maintenance, compliance and projects today. Ask each vendor which of them it replaces on day one.
- Decide where to start. Ask whether you can start with one or two modules and add the rest on the same data. A big-bang rollout carries the most risk.
- Bring your finance team. If you hold leases, ask to see IFRS 16 lease accounting in the demo, with your own lease types.
- Ask how integrations are priced. Ask which finance, HR and building systems it already connects to, and how each integration is scoped and priced.
- Check that UK compliance is built in. Ask how the system handles SFG20 schedules, statutory checks and, for the NHS, PAM.
- Ask who implements it. Ask whether the vendor's own team or a partner does the work, and meet the people who will lead it.
- Confirm where your data lives. Check UK hosting, security certificates and who owns the data if you change FM provider.
- Speak to a customer like you. Ask for a reference of a similar size, in your sector, that runs more than maintenance in the system.
What we could not verify
- Prices. Concerto, Planon, MRI, Archibus and Facilio quote on request, so the guide compares no prices.
- Archibus lease accounting and hosting. Eptura's lease pages do not mention IFRS 16, and JLL's G-Cloud listing gives UK data storage but lists Europe as the hosting region. Confirm both with the partner.
- Facilio data residency. Facilio hosts on Amazon Web Services but does not say where UK customers' data is held.
- IBM customers. IBM names no UK customers for Maximo Real Estate and Facilities.
Final thoughts
Every platform here can hold buildings, assets and maintenance. The choice comes down to how much of the estate you want in one system, and who supports it in the UK.
For UK organisations that want IWMS scope built around UK regulation, Concerto is a strong place to start. It runs property and leases, assets, maintenance, compliance and projects on one platform, and teams can start with one module.
Other needs point elsewhere. Large organisations and universities that want one global platform may prefer Planon. Occupiers with big lease portfolios may start with MRI's ProLease. Teams that plan space from building models can look at Archibus through a UK partner.
Organisations already on IBM Maximo may extend into Maximo Real Estate and Facilities. Those focused on connected buildings and energy can compare Facilio.
Frequently asked questions
What is the best IWMS software in the UK?
It depends on the size of your estate and what you need beyond maintenance. For UK organisations that want IWMS scope built around UK regulation, Concerto is a strong option. Large global organisations often look at Planon, and organisations already on IBM Maximo may extend into Maximo Real Estate and Facilities.
What does IWMS stand for?
IWMS stands for integrated workplace management system. It is software that brings property, leases, space, assets, maintenance and capital projects into one platform.
What is the difference between an IWMS and CAFM?
CAFM covers the day-to-day running of buildings: helpdesk, maintenance, contractors and compliance. An IWMS adds the wider estate: property, leases, space and capital projects. Many platforms, including Concerto and Planon, sell both.
Does an IWMS handle IFRS 16 lease accounting?
Many do, but check it in the demo with your finance team and your own lease types. Concerto's estates management module covers IFRS 16, valuations, service charges and tenant invoicing alongside the lease register.
How much does an IWMS cost?
The cost depends on the modules, the number of users and sites, the data migration and the integrations. Of the six platforms here, only IBM publishes starting prices: just under US$40,000 a year for each package. Concerto prices by module, tiered by estate size and number of users.
Do we have to replace every system at once?
No. Many organisations start where the pressure is highest, such as maintenance and compliance, or property and leases. In Concerto, every module works on the same data, so nothing is re-entered when you add more.
How long does an IWMS implementation take?
It depends on the modules and the state of your data. Ask each vendor for a dated plan with named people. As one example, Cumbria County Council moved to Concerto from its previous system in 12 weeks.
Can an IWMS connect to our finance system?
Most can, through an API or ready-made connectors. Concerto connects to Oracle, SAP, Unit4, Dynamics and Sage, and scopes each integration before any build starts, so the build is estimated and agreed up front.
