📍The Reading Monthly Edit - SEPTEMBER 2025
🗣️ 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.
🍂 ‘Autumn’ Budget: 26th November 2025 - What could it mean for Reading homeowners? 🍂
The government has confirmed the Autumn Budget will take place on 26th November 2025, and property is once again expected to be front and centre. For homeowners in Reading, particularly those living in RG1, RG2, RG30 and RG31, this Budget could influence everything from your moving plans to the value of your home.
I’m breaking down what we might see, why it matters to you as a Reading homeowner, and how you can prepare ahead of the announcements.
📊 Why the Autumn Budget Matters for the Housing Market
Every Budget sets the tone for the UK economy, but housing almost always makes the headlines. Property is such a key driver of economic growth that governments regularly use it to boost activity, support first-time buyers, or generate tax revenue.
For homeowners, the Budget can mean:
• A more active market, with increased buyer demand.
• Incentives or tax changes that alter affordability.
• Shifts in confidence, which directly affect how quickly homes sell.
In short — what happens on 26th November could shape your moving plans for 2026.
🔎 What Could Be Announced?
While we won’t know the details until the Chancellor takes the stage, here are some key areas that are often discussed when it comes to property:
1. Stamp Duty Land Tax (SDLT)
This is always a hot topic. A reduction or holiday, even if temporary, could make moving more affordable and spark a surge in demand. Conversely, adjustments at the higher end of the market might impact larger family homes.
2. First-Time Buyer Support
Governments often introduce measures to help first-time buyers, such as tax breaks or savings schemes. If demand from first-time buyers increases, this has a ripple effect up the chain — great news for Reading families looking to move from a 2- or 3-bed into a larger 4-bed home.
3. Housing Supply & Planning Reform
Policies encouraging more homes to be built (or making planning more flexible) could change supply levels in areas like Reading, where demand has traditionally outstripped availability.
4. Mortgage & Lending Initiatives
The government may choose to step in with schemes that make borrowing easier or more affordable. This could improve affordability and widen the pool of potential buyers for your property.
🏡 Why This Matters for Reading Homeowners
If you live in RG1, RG2, RG30 or RG31, you’ll know that Reading’s property market is driven by families moving between 3- and 4-bedroom homes, as well as professionals relocating thanks to excellent transport links like the Elizabeth Line and easy access to the M4.
• Any Stamp Duty relief could mean more buyers competing for homes like yours.
• Extra first-time buyer support could help you sell faster if you’re planning to upsize.
• Changes to mortgage lending could broaden demand, ensuring your home appeals to more qualified buyers.
Even if the Budget doesn’t deliver sweeping reforms, the anticipation alone often creates a surge in activity as buyers and sellers rush to get ahead of potential changes.
📅 How to Prepare Before the Budget
If you’re thinking of moving within the next 6–12 months, the weeks leading up to the Budget are the perfect time to get organised. Here’s how to get ahead:
• ✅ Book a valuation – understand the current value of your home in today’s market.
• ✅ Get your paperwork in order – ID, EPCs, and mortgage paperwork can all slow down a sale if left too late.
• ✅ Speak with a mortgage broker – knowing your financial position gives you confidence to act quickly if opportunities arise.
• ✅ Stay informed – I’ll be sharing updates and insights as soon as the Budget is announced, so you’ll know exactly what it means for you.
🚀 My View as your Independent Estate Agent in Reading
In my experience, the most successful homeowners are the ones who prepare before major announcements like the Autumn Budget. By the time the policies are confirmed, the market can already be moving — buyers and sellers who planned ahead are in the best position to benefit.
Whether the Chancellor introduces Stamp Duty changes, mortgage incentives, or buyer support, Reading’s family homes will remain in strong demand thanks to excellent schools, transport links, and green spaces. For homeowners here, the Budget could be a springboard to move with confidence in 2026.
👋🏾 Final Thoughts
The Autumn Budget on 26th November 2025 could bring meaningful changes for homeowners in Reading, particularly in RG1, RG2, RG30 and RG31. Even if the announcements are modest, the ripple effect on buyer behaviour is often immediate.
If you’re considering selling or moving in the next year, now is the time to prepare.
📩 Get in touch with me for a no-obligation chat about your home and plans. I’ll make sure you’re in the strongest position possible — whatever the Budget brings.
📍 September 2025 Reading Property Market Update
As the summer draws to a close, it’s time for your September 2025 Reading Market Update, where I share everything you need to know about the latest property trends across RG1, RG2, RG30 and RG31.
This month, I’m reporting from Linear Park in Calcot—a brilliant spot just moments from IKEA. It’s a peaceful green space with sports pitches, basketball courts, a skate park, play areas, and even a river basin. If you’ve not been, it’s well worth a family trip.
Let’s get into the numbers for August 2025.
📊 The Reading Market in Numbers
• New Listings: 332 homes came to market.
• Sales Agreed: 257 went under offer — around 77% of listings.
• Exchanges Completed: 130 — about 39%.
• Withdrawn Properties: 123 — or 37% of August listings.
• Fall-Throughs: 65 — back to a steady 20%.
• Price Reductions: 260 properties — a staggering 78% reduced in price.
• Average Time to Sell: 75 days (just under 11 weeks).
📉 What the Numbers Tell Us
August is traditionally quieter, with school holidays and summer breaks taking priority. However, the stand-out figure this month is price reductions. More homes in Reading reduced their asking price than went under offer — a clear sign of how vital accurate pricing is in 2025.
If you’re serious about moving, especially in family-sized 3 and 4 bedroom homes, the key to success is:
• Getting the price right first time.
• Standing out with strong marketing, not just a portal listing.
• Having a clear sales strategy — not relying on a future price drop.
With the Autumn Statement set for 26th November, timing is important. At an average of 75 days to secure a sale, listing your home in early September means you could find a buyer just as new housing policies are being announced.
🏡 Thinking of Moving?
Whether you’re aiming to move before Christmas 2025 or planning ahead for early 2026, the Reading market is active — but competitive. Working with an agent who understands family movers in RG1, RG2, RG30 and RG31 will make all the difference.
If you’re considering selling your 3 or 4 bedroom home in Reading, I’d love to help you secure the best result. Get in touch with me today for a conversation about your plans.
Looking for properties for sale in Reading? Get in touch.
The Reading Witch - Deadlocked Escape Rooms Reading
122 Castle Hill Reading, RG1 7RG
Ongoing, Mon - Sun (Except Tues), 10am - 10pm
£40 per person, minimum of four people. 18+
Day Sessions - The Ultimate 30+ Clubbing Experience!
The Great Hall University of Reading, London Road Campus, RG1 5AQ
SAT 4th OCT, 12.15pm - 10pm
£11.24 per person. 18+
Decathlon Reading RunDays
Kings Meadow Road, Reading, RG1 8DQ
SUN 5th OCT, 10am start
£5 entry
Halloween Horrors @Reading Biscuit Factory
1 Queens Walk (corner of Oxford Road) Reading, RG1 7QE
THROUGHOUT OCTOBER
Radiohead x Nosferatu: A Symphony of Horror
The Hexagon, Queen Walk, Reading, RG1 7QF
FRI 31st OCT, 7.30pm
£12.50 per person
Exterior Maintenance
Roof and Chimney:
Inspect for loose or damaged tiles and secure flashing. Have your chimney swept by a professional to remove soot and creosote.
Gutters:
Clear leaves and debris to prevent blockages and water damage.
Windows and Doors:
Seal drafts around window and door frames to improve energy efficiency.
Garden:
Trim bushes and prune trees, and rake fallen leaves from your lawn. Stow garden furniture safely for winter.
Interior Maintenance
Heating System:
Test your boiler and have it serviced to ensure it's working efficiently before cold weather sets in.
Insulation:
Insulate pipes, especially those in the loft, to prevent them from freezing and bursting.
Drafts:
Check for and seal any gaps around doors, windows, and in the loft space to reduce heat loss.
Loft and Damp:
Check the attic for signs of damp or leaks.
To get the earliest access and see homes like this first, and before anyone else, make sure you're following my socials;
Instagram - @kielholder_avocadoreading
Facebook - @Kiel Holder - Avocado Property Reading
Sellers Comments-
"This property was the first home we've bought together and has held so many special memories for us. It’s the home where we were living when we got married and has been our little boy’s first home. It’s been a perfect first family home here in Calcot, with baby groups and parks within walking distance (and Starbucks which has been a lifesaver after sleepless nights with a newborn).
The location is amazing with a big Sainsbury’s (complete with Argos, Starbucks, Timpson’s and Specsavers), Boots, and McDonald’s opposite. There’s also the IKEA and Dunelm opposite so perfect for furnishing a new home. There’s a big park next to Sainsbury’s too – a massive field and a play area. Linear Park is also about a 15-minute walk away with lovely walks along the canal, a couple of play areas, and big fields. You forget you’re so close to central Reading and it’s a great place to walk to decompress after a day working from home. A café has also recently opened there, making those walks a bit more energised!
It’s easy to get into town with the bus stop outside Sainsbury’s for the 1, 15 and 26 buses. Or if you fancy stretching your legs Theale station is a 30-minute walk away. The village of Theale is a nice 20-minute walk away, so you can go to the library, visit another great park with a huge field and play area, a Co-op and a couple of independent cafes.
The M4 is super close making it easy to do day trips. We’ve mainly ventured to London, Oxford (for shopping), and Bournemouth.
The house itself has 2 large bedrooms. The master bedroom allows for a TV if you wish. The open-plan living space downstairs with the doors to the garden allows for easy indoor/outdoor living on hot days. That setup has been great on sunny days with our 16-month old who loves playing outside with a football.
We’ll be really sad to leave this house behind, but we hope that you love it just as much as we have."
Kiel's Comments-
This modern two-bedroom Bellway home, built in 2021 to the sought-after Padstow specification, is the ideal choice for first-time buyers or young professionals. Finished to a high standard and in excellent condition throughout, the property is ready to move straight into.
Inside, you’ll find a stylish kitchen fitted with integrated Zanussi appliances, including a dishwasher, fridge/freezer, washing machine, and electric oven. The living space flows nicely onto the rear garden, which also benefits from a storage area tucked behind the garage.
Upstairs, there are two spacious double bedrooms, one of which boasts a private en suite, complemented by a family bathroom. A downstairs cloakroom adds further practicality.
Additional highlights include gas central heating, a garage, and a double-length driveway, providing secure parking for multiple vehicles. With thoughtful design and generous proportions, this is a home that truly balances modern comfort with everyday convenience.
Area View-
Located in the popular Fairfields development in Calcot, this home offers excellent connections for both commuters and those who want amenities on the doorstep.
✅ Just moments from the M4 motorway, making travel to London, Newbury, and beyond straightforward.
✅ Within easy reach of Theale Train Station, offering direct links to Reading and onward services via the Elizabeth Line.
✅ Surrounded by everyday essentials and retail convenience, including Sainsbury’s, IKEA, Dunelm, Boots, and Argos.
✅ Nearby Arlington Business Park, making it an excellent location for professionals working locally.
✅ Plenty of green space in the surrounding area for walking and leisure.
Calcot has become one of Reading’s most popular spots for first-time buyers thanks to its modern housing, excellent amenities, and strong transport links. With everything you need close by, Honey Bee Street, Calcot, Reading is the perfect base for a first step onto the property ladder.
*There is an annual development management charge circa £181.38pa
The KLIC Investor Information - Current Net Yield 7.04%
Kiel's view
I'm delighted to present this versatile four-bedroom Victorian mid-terraced investment HMO property in the sought-after Franklin Street, RG1. Currently arranged as an HMO that does not require a licence, this property is an excellent choice for both seasoned and first-time investors seeking a strong rental yield in a high-demand location.
The ground floor offers a spacious double bedroom with en suite shower room, ideal for tenants seeking privacy, plus a separate reception room and a generous kitchen to the rear, opening onto a low-maintenance courtyard garden. Upstairs, you’ll find three further double bedrooms and a shared family-sized bathroom.
With a proven track record as a rental property, this property in Franklin Street presents an immediate income opportunity as a fully functioning HMO. For those thinking longer term, the flexible layout could be reconfigured into a stylish family home or a modern professional house share to maximise rental returns. Gross Rental income as of 4th August 2025 is £2,876.00. All Bills Included within the Tenants Rents and Paid by the Landlady.
Area View
Franklin Street enjoys a prime position just 0.5 miles from Reading town centre and the mainline railway station, putting London Paddington within 25 minutes via the Elizabeth Line and fast GWR services. The property is well-served by local bus routes, cycle paths, and is within walking distance of Oracle shopping centre, Broad Street Mall, Forbury Gardens, and an array of independent cafés, bars, and restaurants.
For day-to-day convenience, you’ll find supermarkets, gyms, and leisure facilities close by. Reading University and Royal Berkshire Hospital are also easily accessible, making this location particularly attractive for professional tenants and students alike.
Whether you’re looking for a property with immediate rental income or one with excellent capital growth prospects in a regenerating town, this home in the heart of Reading ticks all the boxes.
Here's something from Vino.Vita.
SMART - PASSIONATE - OPEN - AUTHENTIC
It’s our mission to deliver unique experiences. You, wine and life.
Special memories are made from combining ‘persone, prodotti, atmosfera e tempo’, which means special people, high quality products and a unique vibe.
We work with only the finest Italian growers, producers & artisans who share our vision and values about simplicity, provenance & quality – all of these are important ingredients to the perfect balance and finish.
Whether brunch, lunch, aperitivo, dinner, or late night drinks, we will create a special ambiance and setting that reflects our roots in Italian osterias.
We always look to make your good day great and your bad day better, we deliver the ideal atmosphere for your moment.
Let’s create memories together. You, wine, life.
