đThe Reading Monthly Edit - JULY 2025
đŁď¸ 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.
Down the Lens with Kiel Holder
You may have seen my video already. Here at Avocado Property we call it the 'Down the Lens' video and like to refresh them every now and then to keep them relevant and up to date for you.
Thin of it as an elevator introduction for anyone who is yet to experience an Avocado home move.
You'll find it as a header video across all of my social media accounts and can see it on my Instagram page by clicking on the banner above. Hope you enjoy it..
đĄ Reading Property Market Update â July 2025
As we reach the mid-year mark, here are the key trends shaping the real estate market in Reading (RG1, RG2, RG30 & RG31), especially relevant to families considering selling 3, 4 & 5 bedroom homes.
Hit the banner below to see the full July Reading Market Update on YouTube
1. Strong Market Activity
* 370 new listings entered the market in June.
* 263 properties went under offer, representing 71% of new listings.
* 117 exchange completions, marking a 116% increase compared to the prior period.
* Impressively, 51% of properties that went under offer then exchanged.
* About 48% of new listings (112 properties) remained on the market.
đ Insight: A competitive marketânearly three-quarters of new properties selling quickly.
2. Fewer Sales Means Stronger Deals
* Month-on-month, the volume of properties entering exchange is 23% lower, suggesting that deals are progressing more reliably to completion.
* Reductions are also trending:
* ~253 price reductions occurred last month (â68% of new listings).
* This means a 70% likelihood of needing a price reduction to attract buyers.
â ď¸ Insight: Proper pricing from the outset is crucial when selling a family-size home in today's market.
3. Seasonal Trends & Buyer Fatigue
* Market activity typically eases in July and August, with many buyers and sellers pausing for summer holidays.
* Anticipated rebound in September, as fence-sitters return and serious sellers re-enter the market.
4. Mortgage Rates Improving
* Swap rates are stable, and mortgage rates are improving, boosting buyer confidence.
* This means more buyers are ready to transact in the latter half of 2025.
5. Freehold vs Leasehold
* Freehold homes continue to see higher demand.
* Leasehold properties are experiencing slower market interest.
6. Outlook for 3â5 Bedroom Homes
* With a balanced supply-demand dynamic for larger family homes, Q4 2025 is shaping up to be an exciting period to sell.
* Strategic timing in SeptemberâNovember could maximise interest and price potential.
đ What This Means for You
If youâre considering selling your 3, 4 or 5 bedroom family home in Reading:
* Price carefully from day one to avoid mid-cycle cuts.
* Consider listing in September, when buyer activity picks up again.
* Highlight your freehold status â this remains a strong selling point.
* Youâll benefit from improved mortgage conditions, giving buyers confidence.
Thinking of Selling?
If you're ready to upsize, downsize, or relocate, letâs connect. Iâll guide you through current values, pricing strategies, and the ideal timeline for a successful sale. Reach out to me, Kiel Holder at Avocado Property, today.
The BIG ONE in Reading - Reading Festival Thursday 21st to Sunday 24th..
Exterior Maintenance
- Patios and Decks: Clean with a jet wash and consider resealing wooden surfaces.
- Garden: Mow the lawn, weed, trim hedges, and tidy up garden furniture. Outdoor Lighting: Check for proper function and replace bulbs as needed. Trees and Shrubs: Trim back branches that are close to the house to prevent damage and pest problems.
- Check Fences: Repair or replace damaged panels and posts.
- Check for Pests: Inspect for signs of pests and take appropriate action.
Interior Maintenance
- Test Smoke Alarms: Ensure they are functioning correctly.
- Declutter: Now's a good time to declutter your loft or garage.
- Consider Painting: Give interior walls a fresh coat of paint.
Sellers Comments-
"We moved here in 2001 with 3 young children. As you can see, there are steps up to the front door and therefore, we were a little concerned and almost didn't arrange a viewing. We're so glad we went with our gut and did as it's been the most lovely house to call home in what is now one of the most popular parts of Tilehurst.
We're right at the end of a very quiet cul-de-sac and you can't even see our house when turning into the road. Nicely hidden away! The garden certainly isn't huge by any stretch of the imagination, but it's low maintenance and gets the sun most of the day so it makes for a very relaxing space and again, VERY quiet!
To the front of the house is a badgers copse which is protected, so no new builds will be popping up. Walk round the copse and you're in Sulham Woods which is ideal for dog walks etc. We enjoyed the walks with our boy Alfie for 15 years.
The Royal Oak pub is a 15 minute walk away as are the local shops.
The kitchen was refitted in 2013 and we have looked after it well and the conservatory added that same year. The family bathroom and en-suite were replaced 4 years ago. We have kept up with redecoration throughout the house but there are certain rooms that have been left empty for long periods of time and ignored a little. However, they're all neutral, which makes it easy for you to put your own stamp on it.
A few years ago, we looked into converting our basement as some of the neighbours have, but due to personal circumstances at that time, have never carried this out. There is a great opportunity here for a huge basement build and the beauty is, most of it's here already! The neighbours results are fantastic (bit envious), so, we've seen what can be achieved.
All in all, with friendly and sociable neighbours, a quiet position and road and the potential for extra living space, we think this is a great house to call home (may be a little bias) and only moving due to joint replacement and the stairs becoming more exercise than one of us wants!
Next stop...bungalow".
Kiel's comments-
Spacious and Stylish 4-Bedroom Detached Home in The Sadlers, Tilehurst â Ideal for Long-Term Family Living.
I am proud to present this beautifully maintained and well-proportioned four-bedroom detached family home in the sought-after cul-de-sac of The Sadlers, Tilehurst. Offering generous living space, modern upgrades, and a prime location close to excellent schools, transport links, and family amenities, this property is perfectly suited for families looking for their forever home.
Key Features:
* Detached four-bedroom home in a quiet, residential area
* Dual-aspect kitchen refitted in 2013, ideal for family cooking and entertaining
* En suite and family bathroom both refitted in 2021/2022 to a high standard
* Downstairs snug/study/playroom â ideal for children, guests, or working from home
* Large conservatory overlooking a private, low-maintenance garden with side access
* Utility room for added convenience
* Gas central heating and ample internal storage throughout
* Double-width garage with scope to extend (as several neighbours have done)
* Driveway parking
Prime Location â Tilehurst & Reading Connectivity
Set in a quiet, family-friendly part of Tilehurst, this home offers the best of suburban living with easy access to urban convenience. Families will love the local parks, excellent primary and secondary schools, and range of nearby shops and services.
Youâre within easy reach of Tilehurst village centre, as well as Reading town centre with its retail, dining, and cultural offerings. Commuters benefit from Reading train station and the Elizabeth Line, offering fast and direct connections to London Paddington, Canary Wharf, Heathrow, and beyond. As the Elizabeth Line grows in capacity and coverage, this location will only become more desirable and convenient.
Ideal For:
* Growing families looking for a longer-term home
* Those seeking proximity to top-rated schools and child-friendly activities
* Buyers needing flexibility for work-from-home spaces
* Homeowners planning future extensions or renovations
Area view-
When it comes to raising a family, Tilehurst ticks all the boxes â and The Sadlers is one of its best-kept secrets. As someone who truly understands the area, I can confidently say this neighbourhood is tailor-made for long-term family living.
Commuting Without the Compromise
Getting into work, or just staying connected, is a breeze. Youâre only a short drive or cycle from Reading train station, which links straight to London via the Elizabeth Line. Whether youâre heading to Paddington, Bond Street, or Canary Wharf, the connections are fast and reliable â and only improving. For drivers, the M4 and A33 are also easily accessible, making day trips and holidays stress-free.
What Makes Tilehurst Great for Families?
* Top-rated schools like Little Heath, Park Lane, and Denefield are all within easy reach.
* The nearby Tilehurst village offers local shops, bakeries, barbers, takeaways, and a great Co-op â perfect for everyday convenience.
* Parks like Arthur Newbery Park and Prospect Park are local favourites, whether it's weekend football, sunny-day picnics, or letting the kids run free.
* The meadows and woods around Sulham and Mapledurham are perfect for dog walks, bikes, or just breathing in the fresh air after a busy week.
Local Food & Family-Friendly Dining - Youâre spoilt for choice:
* The Switch CafĂŠ for brunch with friends
* The Mad Hatter â a quirky spot for coffee and cake
* The Water Tower pub â popular with locals for a relaxed pint and pub dinner
* Or just head into central Reading for the buzz of The Oracleâs riverside restaurants
Why This Home?
This house isnât just four walls â itâs ready for the next chapter of family life. With a private garden, multiple reception rooms, and a garage with scope to extend, itâs as practical as it is welcoming. The modern kitchen and bathrooms mean you can move straight in and enjoy, while still having room to put your own stamp on it over time.
Whether you're upsizing, relocating, or just looking for a place that your family can grow into â this area offers the balance of peace, space, and convenience thatâs hard to beat.
Itâs not just a move â itâs a lifestyle. Come and see why families fall in love with Tilehurst.
Kiel Holder, Avocado Property - Proud to be your Estate Agent in Reading
Introducing Cafe Yolks newest cafe.. Baby Yolk. Your new go-to takeaway brunch spot!
"Weâre thrilled to welcome you to our freshly hatched grab-and-go cafĂŠ. The same great taste but a new menu with breakfast burgers that can be customised with different toppings, a range of new smoothies and matchaâs, and of course our classic hot and iced coffees!"
