šThe Reading Monthly Edit - AUGUST 2025
š£ļø A NEW monthly drop just for you, covering all things Reading. From community to events, places to check out and Reading property market updates and advice. Kiel Holder - Proud to be your estate agent in Reading.
Could it be all change at the Royal Berks?
After previously going back on proposals by the former government there's been a turnaround and Ā£500,000 has been awarded to the Royal Berkshire NHS Trust to secure a site for a brand new hospital ā but thereās the twistā¦
Check out my video & thoughts across my social platforms (or the link in the banner above if you're on Instagram) and let me know your thoughts..?
š” Reading Property Market Update ā July 2025
From Julyās key numbers to what September could mean for buyers & sellers ā plus why overpricing is still a big trend in Reading this year.
Hit the banner below to see the full August Reading Market Update on my YouTube channel
August 2025 ā Reading Property Market Update
Welcome to the August Reading Market Update, where we say goodbye to the first half of the year and step into the second ā with plenty going on in the local property market.
This month, I filmed on location at Palmer Park, one of Readingās most loved green spaces. Itās somewhere I often recommend to families ā with open fields for dog walking, space for kids to burn energy, and a refurbished leisure centre right on the doorstep.
July 2025 ā Key Market Numbers
In July, 422 new properties came to market in Reading. Out of those, 290 went under offer, which is roughly 69% ā a healthy sign for activity levels.
However, the standout figure for me continues to be price reductions. We saw 264 homes reduced in July ā 63% of new listings. This mirrors what weāve seen all year: overpricing remains a major factor shaping buyer and seller behaviour in 2025.
Looking Ahead to September
The recent 0.25% base rate cut should help create more flexibility from lenders. With September traditionally being one of the busiest months in the property calendar, Iām expecting:
* An increase in supply as more sellers list their homes
* A boost in demand from motivated buyers
* Strong opportunities for those ready to price sensibly
Right now, Iām working with several sellers to get their homes market-ready for September ā so if youāre thinking of moving this year, nowās the time to start the conversation.
Community Spotlight ā Reading Festival
For those in the RG30 area (and beyond), Reading Festival kicks off Thursday 21st ā Sunday 24th August. Make sure to plan your journeys, as thereās always an impact a few days either side.
š¹ Watch the full August Market Update video above for more detail ā and if youāre planning to move in 2025, Iād love to help make it happen.
The Monthly Edit: Reading Festival 2025 ā Your Ultimate August Guide!
Festivities That Rock Reading
Reading Festival, returning to Richfield Avenue from 21ā24 August 2025, promises a sensational weekend packed with music, energy, and unforgettable moments. Known for its eclectic blend of rock, indie, rap, dance, and pop, this yearās edition is shaping up to be one of the most exciting yet. ļæ¼ ļæ¼
ā Headliners & Which Night They Shine
ā¢ Friday: Hozierāthe Irish indie-folk phenomenon behind āTake Me to Churchā and the No. 1 album Unreal Unearthājoins forces with Chappell Roan, the breakout pop star captivating the world with āGood Luck, Babe!ā Her headline slot is an exclusive UK appearance. ļæ¼ ļæ¼ ļæ¼ ļæ¼
ā¢ Saturday: Bring Me The Horizon thunder in with their electrifying mix of metal and alternative rock, following the acclaim of their album Post Human: Nex Gen. ļæ¼ ļæ¼ ļæ¼ ļæ¼
ā¢ Sunday: Travis Scott closes the weekend with a rare European-exclusive performanceāexpect show-stopping visuals and cosmic hip-hop energy from the Utopia mastermind. ļæ¼ ļæ¼ ļæ¼
What to Expect Across the Weekend
Beyond the headliners, Reading Festival is bursting with talent across multiple stages:
ā¢ Friday Highlights: Indie icons The Kooks, alt-rock energy from Bloc Party and Wallows share the Main Stage with emerging stars like The Royston Club and Alessi Rose. ļæ¼ ļæ¼
ā¢ Saturday Highlights: Enjoy Conan Gray, Limp Bizkit, and Royel Otis delivering dynamic sets; donāt miss the Chevron Stageās dance floor with Becky Hill, Pale Waves, Wunderhorse, and more. ļæ¼ ļæ¼ ļæ¼
ā¢ Sunday Highlights: Expect a genre cocktailāAmyl & The Sniffers, Sea Girls, Waterparks, Trippie Redd, and D-Block Europe pack the Main Stage with punk, indie, and rap. ļæ¼ ļæ¼ ļæ¼
ā¢ Fresh Stages: The Smirnoff Stage debuts in Reading with DJ-led curated sets; the Chevron Stage shifts into a tent to enhance acoustics; and late-night āarena-styleā raves including silent discos spread across three stagesāplus silent karaoke on the Aux. ļæ¼ ļæ¼
Festival Features & Experience Upgrades
ā¢ Campsite Upgrades: The āMore Than the Musicā initiative brings better camping zones, improved facilities, and a more immersive festival village. ļæ¼
ā¢ Access & Transport: A dedicated festival footbridge over the Thames allows smooth access from northern campsitesāno more ferry queues! Efficient shuttle buses from Reading station make arriving easy. ļæ¼ ļæ¼
ā¢ App & Maps: Download the official festival app for schedules, interactive maps, and campsite planning. Location-conscious tech is your friend. ļæ¼
Top Tips & Tricks for Readers
1. Pack Smart: Small bags only (A4 size), sturdy shoes, layered clothes, rain gear, and reusable water bottles are festival essentials. ļæ¼
2. Tents with Flare: Arrive early (if possible with early-entry tickets) and decorate your tent with easily identifiable markers to find it after late-night sets. ļæ¼
3. Battery Life = Life: Power-saving strategies like using airplane mode and carrying a portable charger will keep you connected through the day. ļæ¼
4. End the Night Right: Donāt stop at the headlinersālate-night stages host silent disco, DJ battles, and karaoke raves (early wristband Ā£10). ļæ¼
5. Explore the Stages: With so much talent across diverse genres, venture beyond the Main Stageāyou might discover your next favourite artist. ļæ¼ ļæ¼
Wrap-Up
Whether readers are local Page St. wanderers or eager movers in the making, Reading Festival 2025 has something irresistibleāa lineup packed with exclusive appearances from Chappell Roan and Travis Scott, rock anthems from Bring Me The Horizon, and the soulful linger of Hozier. Add camping upgrades, new stages, late-night thrills, and the vibrant energy of Reading townāitās more than music, itās a cultural rendezvous not to be missed.
For full lineup details, tickets, and everything in between, visit the official Reading Festival website here or by clicking the banner above.
Weāre Going On A Reading Bear Hunt
Will You Catch A Big One?
Where - Reading Museum Reception, Blagrave Street, RG1 1QH
When - THUR 24TH JULY - WED 3RD SEPT, THROUGHOUT THE DAY, DURING OPENING HOURS - Ā£1, PAY ON THE DAY
Paddle Sport Trips
Post Bedtime Relaxation
Where - The Cunning Man, Burghfield Rd, Reading, RG30 3RB
When - WED 20TH, FRI 22ND & WED 27TH AUG. 7.30PM - 9PM
Little Pickles Markets
Nearly New Families Market
Where - Cotswold Sports Centre, Downs Way, Tilehurst, RG31 6SL
When - SAT 30TH AUG, 3PM - 4.30PM
Reading Pride Parade & Festival
No Introduction Needed
Where - Reading Station to Kingās Meadow
When - SAT 30TH AUG. Festival FROM 12PM @Kingās Meadow following parade
Weāre Going On A Reading Bear Hunt
Will You Catch A Big One?
Where - Reading Museum Reception, Blagrave Street, RG1 1QH
When - THUR 24TH JULY - WED 3RD SEPT, THROUGHOUT THE DAY, DURING OPENING HOURS - Ā£1, PAY ON THE DAY
Every Little Thing Festival
Supporting Wellness & Mental Health
Pentahotel, Oxford Rd, Reading RG1 7RH
SUN 7TH SEPTEMBER, 12PM - 6PM
Reading Abbey Quarter Tour
Fully Booked but Visit the Page for More
Reading Museam Reception, Blagrave Street, RG1 1QH
EVERY SATURDAY FROM 11AM. Ā£10. PRE-BOOK ONLY
Exterior Maintenance
- Roof and Guttering: Inspect for damaged tiles, secure flashing, and clear debris from gutters and downspouts.
- Exterior Walls: Check for cracks, peeling paint, and signs of dampness. Consider repainting if needed.
- Windows and Doors: Ensure seals are in good condition and repair any damaged weather stripping.
- Fencing and Gates: Secure any loose or damaged fencing, gates, and garden structures.
- Garden: Prune overgrown trees and shrubs, trim hedges, and tidy up flowerbeds. Remove dead plants and branches.
- Patios and Decks: Clean patios and jet wash decking to prevent slipperiness.
- Outdoor Furniture: Secure or store outdoor furniture to protect it from potential storms.
- Check for Pests: Inspect for signs of pests and take appropriate action.
Interior Maintenance
- Boiler Service: Schedule a service for your boiler to ensure it's running efficiently.
- Plumbing: Check for leaks under sinks, around toilets, and near appliances. Consider Painting: Give interior walls a fresh coat of paint.
Sellers comments-
"I bought this property as my first home and absolutely loved it.
I was attracted to it because of its location, well maintained grounds, quiet and safety of the area. Working in the town centre I could walk to work easily and if I wanted to bus it, there is a bus stop right outside the development!
Train station with links to London also walkable and I made good use of that at weekends. Itās a great location to be very close to, but not in the town centre. It was a great space to have friends over and entertain with the large living room/diner area.
The property is easy to maintain and keep clean and I have recently had it decorated throughout to keep it fresh. Because of everything the home offers I would have been mad to sell it when I moved out and it went on make a brilliant rental investment for me.
It will make a lovely home for whoever is lucky enough to have it next!ā
Kiel's comments-
"A rare opportunity to purchase a distinctive two-bedroom home in the exclusive Artillery Mews development, tucked away off Tilehurst Road. This elegant conversion by respected developer TA Fisher in 1999 transformed the former Reading Law Courts into a selection of character properties, blending period charm with modern living.
Offered with no onward chain and now vacant, this home previously achieved Ā£1,400pcm in rental income, offering an appealing net yield of 6.65% with a strong future growth projection given the ongoing, longer-term investment within Reading town. Whether youāre an investor or an owner-occupier seeking a home with real personality, this property ticks all the boxes."
Interior Features:
Step inside and youāre immediately greeted by the propertyās character and charm. Soaring high ceilings and large feature windows flood the space with natural light while maintaining a great sense of privacy. The living/dining area is generous and well-proportioned, ideal for both relaxing and entertaining, with a separate fitted kitchen offering practical workspace and storage.
Both bedrooms offer comfortable space, and the main shower-room features a well-appointed suite. The sense of space and light throughout the property is enhanced by its thoughtful layout and the architectural nods to its past life as a court building.
To the rear, residents benefit from access to a sizeable and beautifully maintained communal garden, offering a peaceful outdoor retreat just moments from the town."
Additional Benefits:
- Allocated parking within a secure gated development
- Generous service charges ensuring high standards of upkeep
- Ground rent of Ā£200 per annum, frozen for the next 10 years
- EPC Rating: C
Unbeatable Location:
Perfectly positioned just 0.5 miles from Reading West Station and 1 mile from Reading Town Centre, the property offers excellent transport links, including quick connections to London Paddington. Prospect Park, one of Readingās largest open spaces, is a half mile away, offering green space, tennis courts, and a cafĆ©.
This is a unique opportunity to own a stylish home with historical pedigree in one of Readingās most characterful developments.
The KLIC (Kiel's Landlord Investment Club)-
Investor Highlights:
- No onward chain ā immediate purchase and rental opportunity
- Ground rent fixed at Ā£200 per annum for the next 10 years ā cost certainty
- Generous service charges support excellent communal maintenance and asset protection
- Allocated parking ā always desirable for professional tenants
- Secure gated development with professional management
- Low void risk in an area with consistently high rental demand
- Previously let at Ā£1,400pcm, equating to a net yield of 6.65%
- Strong local rental demand due to proximity to transport, amenities, and business hubs
- Potential for long-term tenant retention due to quality, character, and location
The KLIC Breakdown
- Ā£1,400pcm Rental
- Ā£1,300 Service Charge (Ā£650 twice a year which includes Ā£300 Reserve Fund)
- Ā£200pa Ground Rent (frozen for 10 years)
- Lease - 98 years
- Net Yield - 6.65%
Kiel Holder, Avocado Property - Proud to be your Estate Agent in Reading
From Thirsty Bear;
"AUTHENTIC NEW YORK MENU DESIGNED BY OUR AWARD WINNING KITCHEN TEAM
We look forward to you visiting the Thirsty Bear pizzeria and bar to try our Authentic New York Menu designed by our Executive Award Winning Kitchen Team."
"JUST EATEN AT THEIR RESTAURANT. THE PIZZA BASE IS SOMETHING ELSE, IT'S THE BEST PIZZA I'VE HAD FOR YEARS! ONE SLICE IS ENOUGH AND TWO IS BEING GREEDY."
