A 360 virtual tour program takes panoramic photos, joins them into a tour with points to move from one view to another and publishes it on the web. The best-known options are 3DVista, Matterport, Kuula, Pano2VR and CloudPano, but they don't do the same thing: some are installed on your computer, others run in the browser and one depends on capturing the space with its own app and compatible cameras.
In this guide I compare each option using the information on its official website, explain how to make a tour step by step and, at the end, what changes when what you sell is a land subdivision. I work on 360 tours of lot projects at Royaltor360, so that last part comes from real projects.
Three kinds of 360 virtual tour software
Before comparing brands, it helps to know which kind of tool you need:
| Kind | How it works | Examples | Who it's for |
|---|---|---|---|
| Desktop program | Installed on Windows or macOS; you build the tour with your panoramas and export a web folder | 3DVista Virtual Tour Pro, Pano2VR | People who make tours often and want full design control |
| Web platform | You upload 360 photos to their site, build the tour in the browser and share a link | Kuula, CloudPano | Agents and teams who need to publish quickly |
| Capture system | You capture with their app and compatible cameras; the platform builds a model of the space | Matterport | Interiors where a walk-through 3D model matters |
There is a fourth route for developers: open source libraries such as Photo Sphere Viewer, which display panoramas on your own web page.
3DVista Virtual Tour Pro
3DVista Virtual Tour Pro is a desktop program for Windows and Mac. You build the tour on your computer and then publish it on 3DVista hosting, on your own server or export it to view offline.
- What it offers according to its website hotspots that open windows, images, videos or web pages; floor plans and maps with a radar; "Live Panorama" to blend shots of the same spot at different times (for example, day and night); 360 video with hotspots; VR mode and export to Google Street View.
- License and price its store lists a one-time payment of 499 USD or 499 EUR, with unlimited tours, and includes its Stitcher program. 3DVista hosting is optional and listed from 99 EUR per year.
- Trial the product page offers a free trial download for Windows and Mac.
- Best at a lot of control over design and interface, with no mandatory monthly fee.
- Limits there is a learning curve, and what the tour shows (texts, statuses, prices) is saved in the project: if something changes, you edit and publish again.
Use it if you make tours professionally or need a custom interface.
Matterport
Matterport captures the space with its app and creates what it calls a 3D "digital twin" that can be explored in the browser. According to the description of its capture app, it works with its Pro3 and Pro2 cameras, with 360 cameras from Insta360 and Ricoh and with compatible phones.
- How it works you walk through the place taking captures at different points and the platform joins them into a 3D model that opens in any browser.
- License and price the app is a free download and you can start without paying. Paid plans are subscriptions published at matterport.com/plans; I don't quote amounts because that page did not display prices when I checked it.
- Best at the buyer moves from one room to another as if walking inside the place.
- Limits you depend on the subscription to keep spaces published and on their platform to show them.
Use it if you sell houses, apartments or offices and want buyers to walk through each room.
Kuula
Kuula is a web platform to upload 360 photos and build tours in the browser. Its website lists real estate, architecture, construction, galleries and education among its users, and says tours can be viewed in virtual reality headsets without installing apps.
- Plans according to its pricing page: free Basic (up to 300 posts and 100 uploads per month), Pro, Business and Enterprise. The page did not display the Pro and Business amounts when I checked it; it says prices are in US dollars.
- Free plan according to its help page, hotspots are visible only to the account owner, links carry Kuula's branding and you can't add audio.
- Pro and Business full tour editor, your own logo, custom hotspot icons; Business adds a custom domain, password-protected tours, detailed analytics and a landing page editor.
- Best at quick to learn and shared with a link.
- Limits the tour lives on Kuula's platform and features depend on the plan.
Use it if you need to publish tours often without installing software.
Pano2VR
Pano2VR, by Garden Gnome Software, is a desktop program for Windows and macOS that exports the tour in HTML5 to upload to your server.
- What it offers according to its website ready-made skins and an editor to create your own, hotspots, floor plans and HTML5 export.
- License and price Pano2VR 8 costs 499 EUR plus 400 EUR for each additional user, or a subscription of 120 EUR per quarter or 360 EUR per year (prices excluding VAT). Without a license, tours carry watermarks and a node limit.
- Best at full control of the interface, and the tour is yours: you host it wherever you want.
- Limits a learning curve similar to 3DVista and, as with any exported tour, the data it shows is updated by editing and publishing again.
Use it if you want a tour with your own design hosted on your server.
CloudPano
CloudPano is a web platform for publishing virtual tours, focused on real estate agents.
- Plans according to its pricing page: Free with 3 tours that expire after 120 days; Pro at 27 USD per month (removes the "Made by CloudPano" mark); Pro Plus at 33 USD per month billed annually (unlimited tours, custom URL, 8K uploads, Google Analytics and lead capture); and a custom business plan.
- Extra its help center lists Google Street View publishing at 9.99 USD per publish.
- Best at quick to use, with lead capture on the Pro Plus plan.
- Limits the tour depends on the subscription to stay published without expiring.
Use it if you are an agent and publish many properties a month.
Quick comparison
| Software | Kind | Public pricing model | Free plan or trial | Where the tour lives |
|---|---|---|---|---|
| 3DVista Virtual Tour Pro | Desktop (Windows, Mac) | One-time: 499 USD or 499 EUR | Free trial | 3DVista hosting (optional), your server or offline |
| Matterport | Capture with app and camera | Subscription (see its website) | You can start for free | Matterport platform |
| Kuula | Web platform | Pro or Business subscription (amounts not visible when checked) | Limited free Basic | Kuula platform |
| Pano2VR 8 | Desktop (Windows, macOS) | 499 EUR one-time or 360 EUR per year (excl. VAT) | Watermarked version | Your server |
| CloudPano | Web platform | 27 USD per month or 33 USD per month billed annually | 3 tours for 120 days | CloudPano platform |
Can you make a 360 virtual tour for free?
Yes, to get started or for a small project:
- Kuula Basic free with no time limit, but visitors don't see your hotspots, so it works better for showing panoramas than for a full tour.
- CloudPano Free up to 3 tours with hotspots and your branding, which expire after 120 days.
- Photo Sphere Viewer a free library under the MIT license to display panoramas and markers on your own website. It has no visual editor: you need to code.
- Desktop program trials 3DVista offers a free trial and Pano2VR works with a watermark until you buy the license.
What isn't free is the time: capturing well, stitching the photos and building the tour. That's where most of the work is.
How to make a 360 virtual tour step by step
- Capture the panoramas. With a 360 camera, with a drone's spherical panorama mode or with a 3D render. The result should be an equirectangular image with a 2:1 ratio.
- Stitch and correct. Check seams, horizon and the ground patch before loading them into the program.
- Build the tour. Load the panoramas, set the starting view of each one and add hotspots to move from one point to another.
- Add information. Texts, photos, videos, floor plans and contact buttons.
- Publish. On the program's hosting or on your server, and share the link or embed it on your website.
- Measure. Check how many people open it and what they do, to know whether the tour helps sell.
If you want the full process with examples, this step-by-step guide to making a real estate 360 virtual tour (in Spanish) covers everything from capture to publishing.
What changes when you sell a land subdivision
The programs above are designed to show spaces. A land subdivision has a different need: the buyer doesn't just want to see the land, they want to know which lot is available, how big it is, how much it costs and where it is. That requires four things a generic tour doesn't have out of the box:
- Lots drawn over the aerial view the outline of each lot on the real photo of the land, with its code, plus the streets, green areas and nearby places.
- Up-to-date availability a sold lot should show as sold without someone having to edit the tour and publish it again.
- A card for each lot area, price (only while available) and a button to ask about that lot.
- Inquiries that reach a CRM the interested person is recorded with the lot they were looking at, and a salesperson follows up.
In a desktop program or web platform you can draw lots as hotspots, but their status is saved inside the tour. In practice, after a few sales the tour starts offering lots that are no longer available. I explain this in more detail in how to show lot availability on your website.
The option we recommend for land subdivisions: Royaltor360
At Royaltor360 we build the 360 tour of the land subdivision and add the layer that sells: the interactive masterplan and the real estate CRM, connected to the same lot inventory. We use 3DVista when the project calls for it and our own 360 viewer for the part that has to read the inventory.
- Aerial capture on site panoramas from the air. We assess drone capture case by case depending on the location and size of the land.
- Lots, streets and areas over the real photo with layers visitors can turn on or off, and points of interest in the surroundings.
- Status and price of each lot from the CRM when your team records a reservation or a sale, the tour and the map show it at that moment. The price only appears while the lot is available.
- Inquiries that go into the CRM through WhatsApp, a form or the Amaia assistant, which answers with the project's data and can book a visit. Each inquiry arrives as a lead with the lot the person was looking at.
- Statistics visits to the site and the tour, and what each visitor does.
You can see published projects in the portfolio or try the 1-minute demo. If your project has no construction yet, we also build 3D environments of the project over the real map.
Sources
- 3DVista, Virtual Tour Pro page and store: 3dvista.com/en/products/virtualtour and 3dvista.com/en/store (checked on Oct 22, 2026).
- Matterport, plans and capture app: matterport.com/plans and Matterport Capture on the App Store (Oct 22, 2026).
- Kuula, home, pricing and free plan: kuula.co, kuula.co/page/pricing and kuula.co/help/free (Oct 22, 2026).
- Garden Gnome Software, Pano2VR: ggnome.com/pano2vr (Oct 22, 2026).
- CloudPano, pricing and help: cloudpano.com/learn/cloudpano-pricing and help.cloudpano.com (Oct 22, 2026).
- Photo Sphere Viewer: photo-sphere-viewer.js.org (Oct 22, 2026).
- Logos are displayed linked from each company's domain and belong to their owners.