September 2025 - Market Update for RG6 & RG5
Looking back at the Summer of 2025, our June–Aug dataset shows steady local values but a high rate of price adjustments during marketing. Here’s what that means for sellers, buyers and landlords in RG6 and RG5. More choice for buyers, but sellers who launch smart still win.
At a glance - key local numbers
Data source: Rightmove Data (June–Aug 2025)
Postcode Sales agreed (Jun–Aug) Market avg price (dataset)
Sold properties with recorded reduction,
RG6 - 147 Sold £514,246 / 114 Reduced → 77.6%
RG5 - 121 Sold £452,058 / 93 Reduced → 76.9%
What we saw over the summer - the pattern
More choice for buyers. A rise in listings gave buyers more options and negotiating power.
Many listings were adjusted. Around three quarters of sold properties in our dataset had recorded reductions during marketing. That shows vendors are testing the market.
Deals still happening. Sales-agreed counts show transactions continue. The market is active, but choosier.
Street-level differences matter. RG6 shows stronger signals in parts. Always check street-level sold comps.
What this means - practical takeaways
For sellers
Pre-market testing matters. We run a 7-day pre-market price test to warm the right buyers and validate the price before the property goes live on the portals. This gives you control and avoids unnecessary price cuts after you are public.
Own week one. After the pre-market test we do a full portal launch and make the most of the first seven days with targeted ads, email to our buyer list and agent-led viewings. That is when most serious interest appears.
If pre-market interest is low, we change the price or marketing before portal launch. If portal week one underperforms, we react fast with a tweak to price or creative. The point is to act before the listing loses momentum.
Presentation wins. Great photography, a short seller paragraph and a walkaround reel turn interest into viewings.
For buyers
You have negotiating power on reduced properties. Ask the agent why a reduction happened and whether vendor flexibility is real.
Move quickly on well priced stock. Have your Decision in Principle and solicitor ready. A clean, timely offer often beats a slightly higher bid with complex conditions.
Landlord & Investor Checklist
☐ Check recent achieved rents for the exact property or street (last 12 months).
☐ Compare achieved rents to advertised rents — use achieved rents for realistic income.
☐ Run a net yield calculation after costs: mortgage payments, management fees insurance, maintenance allowance, expected voids (weeks/months), professional fees (tenancy setup, referencing, legal).
☐ Ask the agent or broker for the net yield figure (after all costs).
☐ Check buy-to-let product availability and sample rates — speak to a broker early.
☐ Stress test cashflow for likely regulatory and tax changes (rates, landlord rules, potential new costs).
☐ Factor in “time to let” — estimate likely void periods for that property type and location.
☐ Verify local demand for the exact property type (families vs sharers vs commuters).
☐ Use local lettings data — request a rent vs yield snapshot for the specific address before you bid.
Our approach - the MRP blueprint that works now
Pre-market 7-day price test before portals.
Full portal launch and week-one marketing push.
Fast feedback loop and immediate tweak if required.
Clear vendor reporting with street-level comps.
Quick seller checklist - what we do at valuation
Street-level comps and three recommended bands (A aggressive, B target, C aspirational)
Example week-one ad creative and email copy
Predicted timeline and realistic sale price range
One-page vendor pack you can share with solicitors
FAQs
Q: Does a recorded reduction mean the vendor was careless?
A: Not necessarily. Some reductions are strategic price tests. Others follow market feedback. The important point is many vendors had to adjust, so accurate pricing before portal launch is critical.
Q: Will you publish these numbers publicly?
A: Yes. We use our local dataset to give a clear, transparent read. If you want street-level comps we will include them in your no-nonsense valuation.
Q: How do you run the pre-market test?
A: We soft-launch to our registered buyers and local database for seven days, track enquiries and viewings, then confirm the portal price based on real feedback.
Ready to chat? Book a valuation
If you are thinking of selling this autumn we will show you the exact comps, the three price bands we would test and the full week-one marketing plan for your home. Book a valuation now and get the one-page vendor pack for your street.
Book a valuation: [Book here]
Phone/WhatsApp: 0118-926-6655