Right to Buy Discount Calculator
Estimate your Right to Buy discount and purchase price based on your tenancy length, property type and your council’s cash discount cap. For council tenants and housing association tenants with a Preserved Right to Buy in England.
Discount Breakdown
Right to Buy Discount Calculator (England, 2026)
Our Right to Buy Discount Calculator gives council tenants and housing association tenants with a Preserved Right to Buy in England an estimate of the discount they could receive when buying their home, based on tenancy length, property type and the cash cap set by their local authority. Right to Buy discounts and eligibility rules have changed several times in recent years, so this tool is designed as a planning guide rather than a substitute for a formal offer from your landlord.
Right to Buy Is for England Only
Right to Buy was abolished in Wales in January 2019 and in Scotland in August 2016. If you live in Wales or Scotland, this scheme and calculator do not apply to you — contact your local authority or housing association for information on any equivalent schemes available in your nation.
How the Discount Is Calculated
Under the current England-wide rules, tenants who have been with a public sector landlord for at least 3 years qualify for Right to Buy. The discount is based on how long you have been a tenant and whether you’re buying a house or a flat:
| Property Type | Discount at 3–5 years | Increase Per Extra Year | Maximum Discount |
|---|---|---|---|
| House | 35% | +1% | 70% |
| Flat | 50% | +2% | 70% |
Your discount is whichever is lower: the percentage-based figure above, or the cash cap set by your local council. Cash caps were significantly reduced from 21 November 2024 and now typically range from around £16,000 to £38,000 depending on where you live — check your council’s website or GOV.UK for the exact figure in your area.
How to Use This Calculator
- Select your property type — house or flat, since the discount rate differs.
- Enter your qualifying years as a public sector tenant (council, housing association or NHS trust).
- Enter the property’s market value from your landlord’s independent valuation, or a realistic estimate.
- Enter your council’s cash discount cap — check this on your council’s website, as it varies by area.
- Optionally add cost floor details if your landlord has spent heavily on the property recently, or estimate the discount repayable if you plan to sell within 5 years.
- Click Calculate Discount to see your estimated purchase price.
What Is the Cost Floor Rule?
If your council or housing association has spent money building, buying, repairing or maintaining the property within a set period before your purchase, your purchase price cannot be reduced below that total spend, even if the percentage or cash-cap discount would otherwise take it lower. For applications received after 21 November 2024, this cost floor period is 30 years. This mainly affects newer or recently renovated homes.
What Happens if I Sell Within 5 Years?
If you sell your home within 5 years of buying it under Right to Buy, you will usually have to repay some or all of your discount. The amount is a percentage of the property’s resale value at the time you sell — not the original discount amount — on a sliding scale:
| Year of Sale | Discount Repayable |
|---|---|
| Within year 1 | 100% |
| Within year 2 | 80% |
| Within year 3 | 60% |
| Within year 4 | 40% |
| Within year 5 | 20% |
| After 5 years | None |
If you plan to sell within 10 years of purchase, you must first offer the property back to your council. Certain transfers, such as those between close family members, may be exempt from discount repayment — check with your landlord’s home ownership team.
Are There Changes Coming to Right to Buy?
Yes. The government has confirmed plans to reform Right to Buy, though these had not taken legal effect as of September 2026. The proposed changes include increasing the minimum qualifying period from 3 to 10 years, reducing the discount so it starts at 5% of property value (rising 1% per extra year up to a maximum of 15% or the cash cap, whichever is lower), and exempting newly built social homes from Right to Buy for 35 years. This calculator uses the rules currently in force. Once the reforms take effect, discount levels are expected to fall substantially — check GOV.UK for the latest position before applying.
Frequently Asked Questions
Am I eligible for Right to Buy?
You’re generally eligible if the property is your only or main home, it’s self-contained, you have a secure tenancy, and you’ve had a public sector landlord (council, housing association or NHS trust) for at least 3 years in total, whether or not consecutively. Use the eligibility checker on the Own Your Home website or contact your landlord to confirm.
Does Right to Buy apply in Wales or Scotland?
No. Right to Buy was abolished in Scotland in August 2016 and in Wales in January 2019. This calculator applies to England only. If you’re a social housing tenant in Wales or Scotland, contact your local authority about any equivalent home ownership schemes.
How much is the cash discount cap?
Cash caps vary by local authority and were reduced substantially from 21 November 2024. As of 2026 they typically range from around £16,000 to £38,000, with some higher-value areas at the top of that range. Your council will confirm the exact cap that applies to your property.
What is the cost floor?
The cost floor is the total amount your landlord has spent building, buying, repairing or maintaining the property within a set period before your purchase. For applications received after 21 November 2024, this period is 30 years. Your purchase price cannot be set below this figure, even if your calculated discount would otherwise take it lower. It mainly affects newer-build or recently renovated homes.
Will I have to repay my discount if I sell?
If you sell within 5 years of buying under Right to Buy, you’ll usually have to repay some or all of the discount, calculated as a percentage of the resale value on a sliding scale from 100% (within year 1) down to 20% (within year 5). After 5 years, no repayment is required. If you plan to sell within 10 years, you must first offer the property back to your council.
What if I’ve used Right to Buy before?
If you’ve previously bought a home through Right to Buy or Preserved Right to Buy, any new discount is normally reduced by the amount you received before. Speak to your landlord’s home ownership team for your specific figure — this calculator does not account for previous discount usage.
Is this calculator accurate enough to rely on?
This tool gives a planning estimate based on the rules in force as of September 2026. Your landlord will provide a formal Section 125 Notice with your actual discount, valuation and purchase price once you apply. Always confirm figures with your landlord or GOV.UK before making financial decisions.