📍The Reading Monthly Edit - APRIL 2025 📰👀
🗣️ The latest monthly drop just for you, covering all things Reading.
WOW, what a month (and definitely what an end to the month) as we saw out the end of the Stamp Duty Holiday!
So many moves in a very short space of time and strong reminders of why I do what I do. Every single one of my clients intending to move ahead of the change made it.. just! Now we’re into ‘another new normal’.
If you or anyone you know is thinking of moving and you’re unsure what this means now, get in touch.
🏡 Reading Property Market Update – Q1 2025
By Kiel Holder, Your Reading Avocado Property Partner – Covering RG1, RG2, RG30 & RG31
Welcome to your Q1 market review! If you’re a family and thinking about upsizing, downsizing, or relocating in 2025—this update is for you.
I’m reporting today from Balmore Walk in Caversham, a hidden gem with peaceful, scenic views overlooking the town centre. It’s spots like these that remind us why Reading is such a special place to live and raise a family. Now, let’s dive into the numbers that really matter.
📊 Q1 2025 Market Overview (Jan–March)
• 1,126 new properties hit the market across RG1, RG2, RG30, and RG31.
• Of those, 830 are already under offer – that’s around 73%.
• At Avocado, we actually sold more homes than we listed – sitting at a staggering 101% sales-to-listings ratio.
🔁 Sales Progress & Transactions
• 487 homes exchanged contracts in Q1 – 55% of those that came to market.
• With the stamp duty change rush, this wasn’t unexpected.
• At Avocado, we maintained a strong 84% exchange rate, which is our norm.
❌ Fall-Throughs, Withdrawals & Price Reductions
• 393 homes were withdrawn from the market (44% of new listings).
• 201 fall-throughs (that’s 1 in 4 sales collapsing).
• A huge one: 570 price reductions – nearly 50% of all listings.
At Avocado, just 21% of our homes needed a price reduction. Why? Because we price honestly, not optimistically.
🧠 What Homeowners Need to Know Right Now
If you had a valuation earlier this year but haven’t listed yet, pay close attention.
The start of the year brought energy, urgency, and strong buyer activity. But Q2 will be a different beast.
• We’re expecting a flood of new listings in the coming weeks.
• But the buyer volume is softening.
• That means more competition for your home from similar properties down the road.
• And with pricing already proving to be a major issue in Reading, overvaluation could leave you stuck on the market for months.
Here’s the kicker: many agents will inflate their valuations just to win your instruction. Worse still, they’ll tie you into sole selling rights contracts for up to 16+ weeks, leaving you locked in and frustrated when interest drops off.
🔍 Why Avocado Is Different
• We don’t play the overvaluing game.
• We use cutting-edge tech and next-gen marketing strategies.
• We work smarter, not louder – and the numbers prove it.
We were built for markets like this—when pricing, timing, and visibility are everything.
💬 Thinking of Moving in 2025?
If you’re a homeowner in Reading with a 3 or 4-bedroom property, and you’re serious about making a move this year—now is the time to act.
✅ Let’s review your plans.
✅ Let’s get your home priced right.
✅ Let’s launch with the right strategy.
Get in touch today to find out more about the blueprint to a successful move in 2025.
As always, if you have any questions—I’m just a message or phone call away.
Kiel 🥑
Your Reading Avocado Property Partner,
Small Business Owner & Dad 🫶🏾
☎️ 07769 345 086
#ReadingProperty #ReadingHomes #AvocadoAgent #PropertyMarketUpdate #SellingReading
The Little Chick Easter Egg Hunt
Reading Museum, Reading
Throughout the Easter Holidays, £1.50 per trail. Pay on the day.
Reading Easter Trail
Reading Town Centre
5th – 21st April 2025, Free Event.
Easter Egg-travganza Hunt
Dinton Pastures Activity Centre, Wokingham
7th – 21st April 2025, 9am – 4pm, £2.50.
Woodley Easter Trail
Woodley
14th – 18th April 2025, 9am – 4pm.
Spot chipped exterior paint
Inspect your siding and exterior trim for small cracks and chips. Task: Not all house painting tasks are major.
Tune up lawn mower
Sharpen the cutting blade, add a new spark plug and air filter, and change the oil to make sure you're ready to tame your lush lawn.
*Hit the banner above to visit our advice page filled with lots of helpful tips and information if you're thinking of moving.
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Sellers view:
"Ruston Close is a family friendly, peaceful and well maintained community just 2 minutes away from Junction 11 of the M4. It's great location was one of the reasons I choose this property as a first time buyer. The shops in the two retail parks plus the variety of grocery shops nearby made it so very attractive. In addition, the easy access into town centre via frequent buses or 10 min drive made up my mind. Green Park is also just a 10 min walk away where I have enjoyed many beautiful sunsets around the lakes.
The apartment is built to a high standard and is extremely energy efficient with low utility bills. The open space kitchen is specious and south facing with lots of direct sun light which can be enjoyed on the balcony facing the inside of the development. In addition, the flat comes with extra storage downstairs and covered parking. The estate has plenty of visitor parking spaces as well which made it easy for my friends and family to visit.
I have maintained the property very well and it still looks and feels like it's brand new - awaiting for the next happy owner. I am sad to leave this place as it holds a special part in my heart but it will be an amazing opportunity for its next owners."
"Welcome to Urban Fun, where excitement meets adventure!
Dive into a vibrant world of games, from classic favourites to the latest high-tech experiences. Whether you’re challenging friends in competitive games or enjoying a solo quest, Urban Fun has something for everyone.
Head down for thrilling experiences, awesome rewards, and unforgettable memories. Bring your friends and family for a day filled with fun, laughter, and endless entertainment!"
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