How to Price Your Reading Home

If you're thinking of selling your home in Reading, getting the price right is everything.

Price it too high and you’ll sit on the market. Too low, and you might undersell your most valuable asset. What you need is the ‘just right’ figure — the one that gets buyers excited, offers flowing, and your next chapter underway.

I’m Mark Heneghan, founder of Bespoke Estate Agents. I’ve spent over 30 years valuing homes across Reading and the surrounding areas — and I’ve seen the difference a proper pricing strategy can make.

This guide will show you the common traps to avoid, how to approach pricing with confidence, and what a good estate agent should be doing to get it right.

Why Accurate Pricing in Reading Really Matters

We call it the Goldilocks Principle — your price can’t be too high or too low. It needs to be just right.

• Too high? Your home goes stale. Buyers ignore it. You might even help sell someone else’s better-priced property.

• Too low? Sure, you might sell fast — but you could lose tens of thousands of pounds.

The first few weeks on the market are critical. This is when the most active buyers see your listing. Price it right, and you maximise interest and momentum. Price it wrong, and the best window of opportunity closes before it really opens.

What Influences Your Property Value in Reading ?

Here’s what we look at when valuing a property:

• Location – Proximity to schools, shops, green space, and transport links

• Recent Sales – Comparable homes sold nearby in the last 6–12 months

• Condition and Age – Well-kept properties often command a premium

• Layout and Features – Size, number of bedrooms, bathrooms, garden, garage, etc.

• Market Trends – Are we in a buyer’s or seller’s market? What are rates doing?

• School Catchments – Especially key in areas like Earley, Caversham, and RG2

Online valuation tools can’t factor these things in properly — and often guess tens of thousands too high or low.

Common Pricing Mistakes to Avoid When Selling Your Home

• Overvaluing based on emotion – Your home’s memories aren’t in the listing photos

• Falling for flattery – Some agents inflate their valuation just to win your instruction

• Chasing your neighbour’s price – Market conditions change — and so do buyer expectations

• Trusting online ‘guesstimates’ – Zoopla doesn’t know your décor, garden, or recent updates

• Underpricing to sell quickly – You risk underselling your most valuable tax-free asset

The Perils of Overpricing: A Cautionary Tale

We once helped a family whose home had been sitting unsold for months. Their previous agent had pitched the price high to win their instruction — and then disappeared.

No viewings. No offers. No updates. They lost their dream home. 

We relaunched it at the right price, with professional marketing — and within weeks, it was sold. The price? Still strong — but this time, realistic and they found a perfect home to move to. Don’t let your move stall for the sake of false promises.

Six Steps to an Accurate Valuation

1. Understand your local market
   Every neighbourhood has its own pace, demand, and price ceiling. We’ll show you where you fit.

2. Get multiple valuations
   Three is a good rule — but don’t just chase the highest. Look for strategy, not sales pitch.

3. Ignore online guesses
   They can’t see your home. We can. Big difference.

4. Review your improvements realistically
   Not all upgrades add value. Some are just personal preference.

5. Watch the trends
   What’s happening with interest rates, buyer confidence, and supply levels? These all matter.

6. Choose an experienced local agent
   Someone who knows the Reading market, not just the script.

FAQ – Your Questions About Pricing & Property Value in Reading Answered

How long does an accurate valuation take?
We allow around 45–60 minutes for a proper in-person visit — plus prep and follow-up.

What should I bring to a valuation?
Recent utility bills, any paperwork for upgrades (boiler, extension, windows, etc.), and any questions you’ve got.

Will I get a printed report or just a number?
At Bespoke, we always provide a written summary with comparable evidence, local insight, and a pricing strategy.

Can I challenge a valuation?
Absolutely — in fact, we encourage it. Valuation is both art and science. Ask us questions, show us your plans, and we’ll work through it together.

Does a higher price mean better results?
Not always. The strongest results come from fair pricing, great marketing, and motivated buyers — not wishful thinking.

What a Good Agent Should Do

• Provide evidence, not just opinions

• Be honest, even if it’s not what you want to hear

• Offer clear terms — no long tie-ins

• Show past performance, not empty promises

• Know the local market inside out

At Bespoke, we base your valuation on data, demand, and decades of local experience — not what the agent down the road says over a pint.

Download the full pricing guide: Unlock your home’s value guide 

If you would like to arrange a no pressure chat to discuss the right price of your property, moving timescales and exactly what steps you need to take, click here: Request a Valuation | My Bespoke Agent

Or 

Call 0118 967 0005
Email hello@mybespokeagent.com
Based at 200 Brook Drive, Green Park, Reading RG2 6UB