Recently listed – Red Kite Close, Calcot, Reading – Price Guide £775,000 – Full details
Strong Activity and Buyer Confidence Across Reading
By Charlie Higgs – Owner Village Properties
Tilehurst’s housing market is having a summer to remember. Following an already active spring, July 2025 delivered the busiest month for sales agreed since 2020, with motivated buyers and well-advised sellers finding common ground faster than in recent years. This momentum isn’t just anecdotal; it’s backed by Rightmove’s latest figures, which confirm July’s surge and suggest further positivity as we move into August and the early autumn months.
What’s driving this surge in sales?
Two key dynamics are fuelling the strength of the market: realistic pricing and ample choice.
Across the UK, average asking prices for new sellers slipped by a seasonal 1.3% this month, now sitting at £368,740. This small adjustment reflects the normal late-summer pattern, but it has made a noticeable difference on the ground. Buyers are responding enthusiastically to sharper pricing, while sellers are benefitting from the increase in viewings and serious offers that follow.
The numbers underline the shift:
- Sales agreed are 8% higher than the same period last year.
- The number of homes available for sale is 10% higher year-on-year, a decade-high that means more choice for buyers.
- However, new listings are only 4% ahead of last year, suggesting supply could begin to stabilise as we head towards autumn.
Here in Tilehurst, we’re seeing this dynamic in action. From period homes near Tilehurst Triangle to modern family properties close to Prospect Park, competitively priced listings are attracting attention quickly, with many achieving strong offers within the first few weeks of marketing.
Why getting the price right matters more than ever
The story of 2025 so far has been the importance of pricing correctly from the outset. Rightmove’s latest research highlights the stark contrast between properties priced right the first time and those that need reductions:
- Homes that launch at a realistic price take, on average, 32 days to secure a buyer.
- Homes that need a reduction take an average of 99 days.
- Overall, the typical time to find a buyer currently sits at 62 days.
In Tilehurst, we’re seeing this play out across a variety of property types. Semi-detached homes on tree-lined roads like Oak Tree Road and family houses near Little Heath School are moving quickly when priced in line with today’s market. Meanwhile, properties that begin their journey at too high a figure often find themselves overlooked, slipping down buyer shortlists in a competitive environment.
At Village Properties, we combine recent comparable sales with live market data and buyer feedback to ensure your home is positioned competitively. Getting this right not only shortens the selling timeframe but also reduces the stress of multiple adjustments later on.
Improving affordability boosts confidence
Another factor supporting the Tilehurst market is the improvement in mortgage affordability. The Bank of England’s third interest rate cut of 2025 has brought borrowing costs down, while competition among lenders has added to the positive trend.
Rightmove’s tracker currently places the average two-year fixed mortgage at 4.49%, compared with 5.17% a year ago. For many buyers, that equates to a saving of around £117 per month on a typical mortgage scenario (20% deposit, 30-year term). While markets aren’t expecting significant further cuts this year, even these modest reductions are helping to unlock confidence and activity.
What this means for Tilehurst sellers
If you’re thinking of moving before the year’s end, the message is encouraging:
- Demand is active and growing: July was the strongest month for agreed sales since 2020, showing clear buyer intent.
- Stock levels are high: With more homes available than at any point in the past decade, buyers have choice, but new listings are slowing, which can work in your favour if you launch at the right time.
- Pricing is pivotal: Correctly pitched homes move faster and with fewer hiccups.
- Finance is supportive: Softer borrowing costs and better affordability are enabling more buyers to proceed.
Our approach at Village Properties is built around timing and presentation. That means eye-catching photography, clear and engaging property details, and swift buyer contact to capture early interest, because those first few days are when demand is highest.
What this means for buyers in Tilehurst
For local buyers, current conditions bring several advantages:
- Sharper pricing means more properties are accessible within budget.
- Greater choice allows time for comparison and second viewings before making decisions.
- Improved mortgage rates help stretch affordability further than last summer.
Whether you’re looking for a first home close to Tilehurst Station for easy commuting, or a family move near sought-after schools like Denefield or Little Heath, preparation is key. Securing your Agreement in Principle, being responsive on viewing requests, and leaning on local market knowledge can all give you the edge in a busy but fair environment.
Final thoughts
Tilehurst’s property market is riding a wave of positivity, with sales at their most buoyant since 2020 and conditions aligned to support both sellers and buyers. Competitive pricing, improved affordability, and motivated movers are combining to create one of the most encouraging summer markets we’ve seen in years.
Recently Listed Homes by Village Properties
Here are just a few of the properties recently listed for sale from our Tilehurst Office –
House for Sale in Reading – £975,000
House for Sale in Tilehurst – £625,000
House Sold in Calcot – Guide Price £600,000
House for Sale in Pangbourne – Guide Price £465,000
House for Sale in Reading – Guide Price £425,000
To see the very latest homes coming to the market, click ‘New to market homes‘,this lists all of the very latest homes as they come to the market.
Or see our ‘Recently Sold Properties’.
Moving This Summer?
If you are thinking of buying or selling a home in Tilehurst or the surrounding areas of Reading, please feel free to call me for an informal chat, I’ll be pleased to help you if I can.
You can also book a Face to Face Valuation, or use our Instant Online Valuation tool.
Thank you for reading
Charlie Higgs – Village Properties Tilehurst & Twyford
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