It’s been voted the best place to live in south east England, with art and food playing a strong part in Folkestone’s re-emergence as the Kent coastal town to be. WORDS REBECCA PITCAIRN
The Kent seaside town of Folkestone has seen many incarnations over the past 200 to 300 years. The town started life as a small fishing harbour and then, following the arrival of the railway in the 1840s, became a genteel Victorian resort.
By the beginning of the 20th century, it was a popular holiday destination among royalty and the British elite and attracted creatives, like Agatha Christie, who wrote Murder on the Orient Express from the town’s Grand Hotel.
Following the world wars, during which Folkestone was a pivotal embarkation port for soldiers (although that meant it was often bombed by the enemy), the town became a busy cargo port and passenger ferry terminal. However, when passenger numbers fell into decline – largely due to the arrival of the Channel Tunnel in the 1990s – the port closed in 2001 and the seafront and surrounding areas subsequently fell into decline. Folkestone became known more for its dilapidated buildings, concrete lorry park and disused amusement park than it did as a coastal retreat.
Fast forward to today however and things are very different. So different in fact that earlier this year, Folkestone was voted the best place to live in the south east by The Times. Granted, parts of Folkestone aren’t as attractive as some of Kent’s seaside towns, like Whitstable for example, but extensive regeneration work and a wave of cultural innovation is breathing new life into many of its once-abandoned public spaces.
Central to the town’s regeneration is the seafront and harbour arm development, which has transformed the former port and art-deco railway station into a buzzing foodie destination with pop-up restaurants, cafes and an open-air cinema.
Either side of this sit the town’s two beaches – sandy Sunny Sands is to the east, while the shingle beach to the west features a new Broadwalk promenade, which meanders towards the Lower Leas Coastal Park, home to the largest free adventure play area in the south east.
Here the Grade II* Listed Leas Lift funicular railway, which is set to reopen in 2025, ascends to The Leas, a clifftop promenade, once popular with Victorian visitors and now frequented by families and friends thanks to its calendar of community events.
Community is no less prominent in the Creative Quarter where brightly coloured restored buildings along the steep cobbled old high street are home to artists, crafts people and musicians in a communal manifestation of Folkestone’s reputation for inspiring creativeness.
But it is perhaps the striking artworks you see dotted about the town, which form part of the UK’s largest urban outdoor exhibition of contemporary art and are refreshed every three years for the Folkestone Triennial, that give Folkestone an edge, offering an experience unlike anywhere else in the world.
Where to buy
There’s a good mix of property here to suit various budgets and lifestyles. The new beachfront development, Shoreline, offers ocean views and direct access to the beach from some of its properties and is part of the town’s extensive regeneration, spearheaded by local developer Folkestone Harbour and Seafront Development Company.
Properties in the coastal village of Sandgate, just west of Folkestone, also come at a premium thanks to a mix of historic architecture (it’s home to Sandgate Castle, an artillery fort originally constructed by Henry VIII), independent retailers, a pretty seafront promenade and low crime rates.
With its beautiful green spaces and large fishing pond, Radnor Park is also a popular choice for families. Large properties, converted flats and terraced town houses sit around the park, which hosts various community events throughout the year.
Although a little further out from the town centre, Cheriton is home to the Channel Tunnel terminal for those who regularly travel to Europe and, with a good community feel, offers a more affordable option for families priced out of central Folkestone.
Staying at Shoreline
Designed by RIBA award-winning architectural practice ACME, Shoreline’s flowing curved form echoes the shape of the waves, pebbles and coast. The facade’s white glazed bricks reflecting the changing colours of the sea and sky according to the weather and the time of day.
Ideally situated, the boardwalk connects residents of Shoreline with the Harbour Arm, a recently regenerated waterfront area that has quickly become Kent’s leading destination for foodies of all ages with over 30 food trucks and pop up restaurants and a champagne bar housed in the old Lighthouse. The Harbour Arm connects via the restored Art Deco railway station with the Creative Quarter, a thriving community of designers, filmmakers, musicians and artists amongst the 90 or so restored buildings in and around the cobbled Old High St.
Folkestone was recently voted as one of the best places to live in the UK due to its thriving creative community, re-energised public spaces, high-achieving schools and proximity to both London and the Eurotunnel.
Shoreline is within walking distance of Folkestone Central station, which provides direct trains to central London in under an hour. The Eurotunnel at Folkestone connects directly to Calais. Gatwick Airport is just over an hour away by car, with London City Airport one hour and 30 minutes away. Ferries to France from Dover Port are within easy reach.
Perfect for families, there are excellent nurseries and primary schools close to Shoreline. First-rate independent schools, as well as a wealth of further education colleges can be found in Ashford and Canterbury only 30 minutes away from Folkestone.
How much?
According to Rightmove, properties in Folkestone had an overall average price of £309,750 over the last year. The majority of those sales were terraced properties, selling for an average price of £278,247, while one-bedroom flats came in at an average of £213,018.
Semi-detached properties are the most sought-after here, fetching an average of £366,178 but if you’re after a beachfront property then you’ll need a budget of between £1.7million to £2million. Rental prices are also on the rise – up by almost 23 per cent from 2022 to 2023, coming in at just under £1,000 per month.
Travel links
Thanks to Southeastern’s high-speed rail service, you can get from London to Folkestone in less than an hour. Javelin trains whizz through the Kent countryside at up to 140 miles per hour from London St Pancras or Stratford, stopping at both Folkestone’s Central and West stations, with other connections at Westenhanger and Sandling, near Hythe. In the summer months, a free shuttle bus service takes passengers from the stations down to the harbour arm.
By car, it’s just shy of an hour from the M25 (around two hours from London) along the M20 or M2. Travelling between Folkestone, Hythe and New Romney is via the A259 coastal road and Stagecoach operates a bus service between the towns too. As home to the Eurotunnel Le Shuttle terminal, Folkestone offers easy access to Europe too, with up to four departures per hour to Calais, while London Gatwick Airport is just over an hour drive by car.
Schools
From independent academies to state-maintained and church-based schools, Folkestone has a huge range of educational amenities with a great reputation.
Primary schools with an Outstanding Ofsted rating include Hawkinge Primary School, St Martin’s Church of England and St Eanswythe’s Church of England, while The Beacon is an Outstanding rated school for children aged three to 19 with special educational needs and/or disabilities.
Folkestone is part of Kent’s selective grammar system and there are two grammar schools in the town: the Ofsted Outstanding Harvey Grammar School for boys and Folkestone School For Girls. Admission to these schools is dependent on results of two tests: The Kent Test and The Shepway Test.
The Folkestone Academy, Turner Free School and Brockhill Park Performing Arts College are all non-grammar secondary schools.
Reality check
The recent ‘buzz’ surrounding Folkestone as the latest coastal hotspot is attracting developers, second-home owners and DFLers (Down From Londoners) with bigger budgets looking for somewhere cool to live, and that is driving house prices up.
Despite the millions of pounds of investment in regeneration, step back the seafront and parts of the town still feel neglected and rundown.
Folkestone’s sandy beach, Sunny Sands, is popular but small – during the summer holidays and at weekends, sunbathers are crammed in like sardines and during high tide there is no beach at all, so check the tide times before you visit.
Time out
The Harbour Arm is the place to be, both when the sun shines and when it starts to go down. Head to the end of the pier for a glass of fizz at The Lighthouse Champagne Bar, or stop for a bite in Shesells Seashells, a renovated vintage railway carriage serving up seafood, steak and sparkling wine.
Rocksalt has been at the forefront of Folkestone’s food scene for over a decade. Entering the top 100 restaurants list in the UK within a year of opening, it’s been a big draw for out-of-towners who might not otherwise have visited Folkestone. Last year, it opened a wine bar, offering a less formal setting and menu showcasing the best of local produce alongside stunning sea views.
Nearby, Sunny Sands beach has calm shallow waters perfect for children to paddle in and Folkestone Sea Sports operates a kiosk at the end of The Strade, where you can rent paddle boards and kayaks. There’s a 12-hole adventure golf course on the opposite side of the harbour arm, and, when it gets too hot, Lower Leas Coastal Park provides plenty of shade among its jungle-like setting, as well as sheltered play and picnic areas. Further inland, Kingsnorth Gardens are an oasis of calm against the bustling seafront activity. Folkestone’s role as the world’s first music town should not go unmentioned and each May a month-long musical festival is held in the town, showcasing local talent, while renowned musical and comedy stars like Kings of Leon, Stereophonics, Jimmy Carr and Graham Norton have performed at the historic Leas Cliff Hall Theatre.
Stay before you buy
Rocksalt Rooms
Offering boutique rooms situated in the upper floors of a newly renovated house in the heart of the working harbour, each of the four Rocksalt Rooms feature bare or white-washed brick walls, en suite wet rooms and antique beds dressed in Egyptian cotton.
Two of the rooms – Valentine and Fergy – have views across the harbour and out to sea. In the morning, all guests can enjoy breakfast with a view at Rocksalt restaurant, which has floor-to-ceiling windows. From £125 per night including breakfast. rocksaltfolkestone.co.uk/rooms/
What you can get for your money
Here are some of our favourite Folkestone and surrounding area properties for sale:
UNINTERRUPTED VIEWS (£900,000)
Beautifully set at the quieter end of The Leas Promenade within a crescent of imposing Victorian houses, this four-bedroom penthouse apartment sits on the fourth and fifth floors, accessed via an original curved staircase. Central to the home is a vast living room with iron fireplace and double doors opening to a balcony with uninterrupted views of the ocean. struttandparker.com/properties/clifton-crescent
NEW DEVELOPMENT (£249,995 to £492,995)
Set alongside one of Kent’s oldest fisheries around eight minutes’ drive from Hythe town centre and within 30 minutes of Folkestone, Martello Lakes is a new development. Natural England’s southern coastal walk runs through the development and the beach is within five minutes’ walk so it’s easy to get out and enjoy the fresh air and views. barratthomes.co.uk/new-homes/dev000521-martello-lakes
TRANSFORMED SITE (£395,000 to £2,995,000)
Folkestone Harbour and Seafront Development Company has transformed the former Rotunda theme park site into an exclusive collection of 84 apartments, duplexes, and penthouses with private roof terraces or balconies offering breath-taking ocean views. There are also 24 beach houses offering direct access to the shore. shorelinefolkestone.co.uk
GREAT POTENTIAL (£550,000)
While it might not have sea views, this spacious four-bedroom detached Neo-Georgian style home is within walking distance to West Station, so a great buy for anyone needing easy access to London. Although in need of some modernisation, the property has no onward chain and offers great potential for a new owner to make it their dream home. burnapandabel.co.uk/properties/buy
