Estimate an England Right to Buy percentage discount, the regional cash-cap effect and an indicative purchase price.
Estimate your Right to Buy discount
Current percentage rules start at three completed years.
Enter an amount only if your landlord has provided one.
Estimated Right to Buy result
| Discount limited by cash cap | |
|---|---|
| Previous-discount reduction entered | |
| Cost-floor reduction entered | |
| Effective discount as percentage of value |
Your landlord’s formal Section 125 offer determines the actual value, discount and purchase price.
Current discount formula
For a house, the discount starts at 35% after three completed qualifying years and remains 35% through year five. It then increases by one percentage point for each additional completed year. For a flat, it starts at 50% and increases by two percentage points for each completed year after year five. Both stop at 70%.
Regional cash maximums
| Region | Maximum | Exception |
|---|---|---|
| North East | £22,000 | None listed |
| North West | £26,000 | None listed |
| Yorkshire and the Humber | £24,000 | None listed |
| East Midlands | £24,000 | None listed |
| West Midlands | £26,000 | None listed |
| Eastern | £34,000 | £16,000 in Watford |
| South East | £38,000 | £16,000 in specified districts and boroughs |
| South West | £30,000 | None listed |
| London | £16,000 | £38,000 in Barking and Dagenham and Havering |
The regional caps and percentage rules come from the current GOV.UK Right to Buy discount guidance. The reduced cash caps apply to applications received from 21 November 2024. Older applications can use different limits and should not use this calculator.
Worked example
A North West house valued at £220,000 with 12 completed tenancy years gives a percentage rate of 42%: 35% plus seven percentage points after year five. The percentage amount is £92,400, but the regional maximum is £26,000. With no other reductions, the estimated purchase price is therefore £194,000.
Why the formal offer can differ
The landlord can reduce the discount because of an earlier Right to Buy purchase or recent spending on building, buying, repairing or improving the home. Eligibility, preserved rights, property exclusions and the application date also matter. The calculator accepts entered reductions but cannot decide whether they legally apply.
Buying costs and affordability
The purchase price is not the full cash requirement. Buyers may also face solicitor fees, surveys, mortgage costs, insurance, repairs and leasehold service charges. Flats can include major-works liabilities, so review the landlord’s offer and service-charge information carefully.
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- Browse more tools on the United Kingdom Calculator homepage.
Frequently asked questions
How many tenancy years are needed?
The current England percentage rules start after three completed qualifying years, but other eligibility conditions also apply.
What is the maximum percentage discount?
The percentage discount is capped at 70% of the property value and is also limited by the regional cash maximum.
Do flats receive a larger starting percentage?
Yes. Flats start at 50%, while houses start at 35%, subject to the same 70% ceiling and regional cash cap.
Can the landlord reduce the discount?
Yes. Previous Right to Buy discounts and the cost-floor rules can reduce the amount shown in the formal offer.
Does the calculator include mortgage payments?
No. It estimates the discount and purchase price. Mortgage affordability, interest and monthly payments require separate calculations.