What’s it like living in Folkestone?
Architectural Features of Properties
Folkestone is known for its rich variety of housing, from Victorian and Edwardian terraces to Georgian cottages and early 20th-century villas. The Leas Pavilion, a Grade II-listed Edwardian building, showcases the historic architecture found in the area and reflects the conservation efforts in place across the town. Properties in conservation areas such as The Bayle are subject to planning controls which may limit changes to exterior features, especially windows and façades.
Kentish ragstone is a common local building material, especially in older parts of town like the West End. While visually appealing, ragstone is porous and can allow moisture to penetrate if not maintained, particularly in exposed coastal locations. This means external walls often require regular inspection and appropriate pointing or sealing treatments.
Surveyors often report damp issues in older properties near the harbour and Bayle area, due to older construction techniques and the damp sea air. Homes near the escarpments above Sandgate or Capel-le-Ferne may also be at risk of subsidence, given the chalk base and sloped terrain. Many properties have traditional clay tile roofs which can degrade over time in the salt-heavy atmosphere. Energy efficiency is a common concern in older homes, particularly where original sash windows and solid walls remain unmodified.
Local Amenities and Notable Places
Folkestone has a strong network of schools, shops, parks and health facilities. The Harvey Grammar School and Folkestone School for Girls are well-regarded, while local nurseries and primary schools are scattered across areas like Cheriton and Sandgate. For outdoor activities, the Lower Leas Coastal Park and cliff paths offer popular walking and cycling routes, with views over the Channel.
The Creative Quarter is a standout part of Folkestone’s regeneration, featuring galleries, studios and cafes along Tontine Street. It contributes to the town’s growing reputation as a cultural hub and offers a different pace of life compared to nearby towns like Dover.
Flood and Radon Risks
Flood risk in Folkestone is generally limited to low-lying and coastal areas, particularly along Marine Parade and parts of Harbour Street. Seasonal storms may increase the risk of surface water flooding. While radon levels are typically low in this part of Kent, a radon test may still be advisable for older homes or those with cellars.
Traffic Congestion and Issues
Folkestone’s town centre and main routes such as Sandgate Road and Cheriton Road can become congested during school runs and rush hours. Parking in the centre is limited in some zones, especially near the harbour. Folkestone Central and Folkestone West stations provide direct links to London St Pancras, making the town suitable for commuters, while bus routes connect neighbourhoods and surrounding villages.
Conservation Areas
The Bayle and The Leas are key conservation areas in Folkestone. These zones help preserve the town’s historic fabric and homeowners may face restrictions on development or external changes. The conservation status supports local heritage but requires consideration during property purchases and renovations.
One of the major development projects is the Folkestone Seafront Development, which continues to reshape the harbour area with new homes, public spaces and access routes. Buyers should be aware of possible disruptions and changes to traffic and infrastructure in the coming years.
Safety and Crime Statistics
Folkestone’s crime rates are moderate, with higher levels of antisocial behaviour and petty theft reported in the town centre and harbour area. Outlying residential zones like Broadmead and Cheriton typically experience lower crime rates. Buyers should check postcode-level data to understand neighbourhood-specific trends.
Home Survey Considerations
Given the range of period housing and coastal exposure, building surveys are often advisable in Folkestone. A Level 3 Building Survey is recommended for homes built before the 1950s, especially those in conservation areas or showing signs of damp, subsidence or roof wear. Surveyors should also assess chimney stacks, boundary walls and external joinery for signs of decay or salt erosion.
Historic properties often present limitations such as inaccessible lofts or outdated electrical systems. Buyers may need to budget for repairs or modernisation based on survey findings.
Local Building Materials and Their Implications
Kentish ragstone and traditional brick are common in Folkestone. Ragstone buildings require more maintenance due to porosity, which can lead to moisture retention. Lime mortar is often used in older properties and must not be replaced with cement-based mortars to avoid damaging the structure.
Comparison with Nearby Areas
Compared to Dover, Folkestone offers a broader mix of architecture, a more established arts community and faster rail access to London. Ashford, while more modern and commuter-focused, lacks the same coastal scenery and period homes. Folkestone offers an appealing balance between heritage and convenience, though older homes may come with higher upkeep costs.
Where is the best place to live in Folkestone?
1. The West End
Home to many of Folkestone’s grander Victorian and Edwardian homes, the West End is sought-after for its proximity to The Leas promenade, larger plots and sea views. The area has a quiet, residential feel while still being close to transport and the Creative Quarter.
2. Sandgate
Technically its own village, Sandgate lies to the west of Folkestone and is popular with those seeking a coastal lifestyle. Period homes, beach access and a lively high street with cafes and shops make this an appealing area for families and retirees alike.
3. The Bayle
One of the oldest parts of Folkestone, The Bayle is a conservation area full of character. Cottages and narrow lanes give the area an historic appeal. Properties are often smaller and may require work, but the location near the harbour and Creative Quarter adds value.
4. Broadmead Village
A quieter suburb with modern homes and good access to the M20, Broadmead appeals to families and commuters. The area has lower crime rates and is close to local schools and parks, making it one of the more practical choices for buyers seeking newer builds.
5. Cheriton
Located near Folkestone West station, Cheriton offers a wide range of housing, from early 20th-century terraces to newer developments. It has a strong community feel, local shops and quick access to road links, making it a convenient base for working professionals.
