Whitstable

[nofrills]

Thinking of fulfilling the cliche and moving from north London to whitstable.
We have a little one and don't head into central London much these days but I am used to having all the conveniences and many things for little ones to do (currently in crouch end)

I am feeling a bit nervous about the whole thing, whitstable seems beautiful and a quick web search seems to throw up lots of artsy stuff - right up my street but hoping some people I the area might be able to advise...
Is it good for young families?
Any areas to focus property search on or avoid?
Do you like it there?
Is there a friendly community or are DFLs the enemy?!

Give me anything you have got on the area!!

Whitstable is beautiful but I would say your budget and house expectations will dictate your 'experience' of living there. Lots of 2/3 bed Victorian terraces in the centre/conservation area at around the £180-300 mark.
This is the 'arty' part but it's also the busiest/noisiest at night (not London standards but needs to be kept in mind) - generally parking is on the street and gardens are smallish.
You will get much bigger houses outside the centre - Tankerton is lovely and walkable - I would recommend Tankerton over any other part of Whitstable - but depends what you want - peace & quiet or happening!
Lots of the businesses/shops are owned by DFLs and they do have a different atmosphere to the locally run places - more Londony/chi chi - less laid back.
It's a lot quieter in the winter and the town itself can feel a bit small then but there are lots of easy trips out to Faversham, Herne Bay, Margate and so on.
There are two big supermarkets Tesco and Sainsbury - for all other major high st or chain stores you have to go to Canterbury (which is lovely).
Supermarkets are both on the bypass/Thanet way which you access either at the London end of Whitstable (Tesco is nearest) or the Tankerton/Swalecliffe end for Sainsbury - there are free buses but driving is a great help.
Locals are defintely more easy going - the DFLs can block the place up with LandRover buggies and general sense of entitlement - only mildly annoying!
If you like the sea front then other than Whitstable itself Tankerton and or Swalecliffe are slightly cheaper/bigger houses and still within walking/cycling/bus/drive.
Personally, I wouldn't live in the centre as (to me) it can feel a bit like being an exhibit in a theme park but I like peace and quiet.

Can't comment on the suitablity for young families - I think there are lots of good primary schools but not many secondaries (maybe only two) so some teens go to Faversham or Canterbury (short journey train and bus respectively)
Some locals do have the idea that DFLs are rolling in it - so you have to get a few quotes for any work and just generally be aware that people think all Londoners are loadsamoney.
The overall feel is definitely friendlier and safer than London.
The arty community also stretches along the coast to Herne Bay and Faversham.
Seasalter (London side of Whitstable) is very expensive in places but always seems a bit far out to me - depends again on what you're looking for.
My tendency is towards the other side of Whitstable.
Also, in terms of buying easily saleable and value holding property - get as near to the coast as you can and (unless you prefer countryside) stay on the coastal side of the railway tracks - anything beyond the railway lines (apart from in Swalecliffe) is too far to walk to the beach - which will be a negative if you want to sell up.

Thanks that's really helpful. Got about 350k to spend but would like to spend less. Cromwell road seems to have decent sized houses but still close to everything. Think we would like to be fairly central- any opinion on regent street or Cromwell road? Really appreciate your insight.

It's a grammar school area- depending on your thoughts this is a plus or a minus.

I know, my husband is from Kent and to be honest I don't like the whole 11 plus thing but we would be moving to be close to family and we may well have moved out to Bristol by secondary school time so I'm not going to stress about that issue right now!

For reference, I'm using this google map of Whitstable.
maps.google.co.uk/maps?hl=en&tab=wl

Years ago, when we first considered living in Whitstable, we walked from the station down Cromwell Road and I remember us thinking, we should live here. Big houses with interesting features, probably some of the biggest terraces in Whitstable. I wish we had bought one - they were well under £200K then and now generally over £300k.
So, a reasonable property investment area if you're likely to sell up in 10 years or so. I think they're still at peak prices though so hard to say whether they might come down a bit before they go back up.
But Whitstable is a property micro-climate and especially in the summer, prices do stay firm.
Cromwell Road does have a community feel - and this may affect you if you have a particular house in mind. There's currently a bit of protest/dispute between the residents and Network Rail about Network rail wanting to cut back the trees along the railway embankment. If you're looking at the side of Cromwell Road backing onto the train tracks - you might lose the tree coverage in the next couple of months. I think they're delaying it while bids are nesting.
A lot of the residents there are artists/semi-retired/commuters to London/homeworkers but it is rundown in places and it's a long road so it depends very much where you live on it. At the two ends it's very handy for the seafront - but not in the middle - that's a long walk!
It can be a busy road traffic wise and parking can be tricky too - there are lots of traffic calming measures there.
At the Oxford St end, near the mini-roundabout, there's a library and a primary school - as a sweeping generalisation, I would have guessed this is a locals school but I'm not in the family scene so don't really know.
The Oxford St end is less chi chi and further from the sea front than the other end, where Cromwell Road meets Tower Parade.
Looking at the Google map, Regent St passes through the middle of the area bounded by Cromwell Road and Oxford St, High St, Tower Parade.
Personally, I wouldn't buy in this area (inside the boundaries) at all.
The housing stock is mainly 2 bed Victoian terraces.

Lots of these terraces are either owned by less well off locals, buy to let landlords or DFLs who try to let them as holiday lets. For me, if gives the whole area a funny vibe.
It's not really a good holiday let area (the best part is on the other side of the High St) so the landlords end up letting the properties longer term to locals or maybe students from Canterbury and it can look a bit rundown, especially in winter and if you have to walk these roads every day to get to the shops or the sea, it could be a bit bleak.
You've got a really good budget for the area though, so you shouldn't have trouble finding something good.
I would choose Cromwell Road (depending on the house) over Regent Street but I would also choose Clifton Road or West Cliff over Cromwell Road.
Nelson Road and the Island Wall, I wouldn't touch unless you want a holiday let or investment property - no parking, chaos at weekends. The pubs and clubs do get busy and all the locals will walk along these roads on their way home, through the backstreets, across Cromwell road and out beyond the railway.

I know you want to be central, but if I had your budget, I would really look at Tankerton. Up on the Hill, past the castle, it has its own wee high st with a mini Tesco and a primary school somewhere.
From an investors point of view, I think this is where the real growth is - there are 2 bed flats on the front there at £400k upwards.
My feeling is that Whitstable central is static - there's no room for more people and properties and ultimately, after a few months, you've done it all.
Tankerton, (I don't live there!) has a higher retired population but they're not hard up at all. You can walk/cycle down the seafront promenade all the way into Whitstable - it's just a better quality area and I think it's still got investment growth. It's got Madam JoJos at one end and the Continental Hotel at the other.
It's got artists too, and lots of ex journos on Tankerton Road - they're always writing to the paper about the state of the roads..."When I was a war reporter in Beiruit, the roads..."
Sorry for the huge posts, happy to give my opinion on any other roads and the nitty gritty where I know it so please ask away.

This info is priceless thank you so much.
Have been looking at tankerton and will keep my eyes open for nice houses. We had a look at a few properties on the weekend and felt a bit disappointed at the size of them. To move away from London I would like space and a reasonable sized garden and nelson road doesn't provide that.
My biggest concern is being bored. Does the town/shops shut down in winter? We saw a lovely three bed on Clifton road on Saturday and that seemed great.

I think you're right about Nelson Road. We did look there too (we looked everywhere!) and the houses are not all that, they''re right on top of each other and it's a main throughfare for day trippers - it will drive you nuts. Prices have soared on that road but I wouldn't recommend it - still looks a bit shabby too.
Clifton Road is good, just that little bit tucked away - can you drive the whole way round on to West Cliff? Because you can wait for ages trying to get in/out at the mini roundabout on Oxford Road - I think people just don't see the opening of the road. Handy for the Co-Op too.
I can see the attraction but ... actually, don't know what the traffic noise is like there as there's a major bus route through on Oxford Road and all traffic pauses by the roundabout so it might be a bit noisy - don't know for sure.
I know what you mean about the size of the houses. I remember looking at a couple in Albert Street and I think also King Edward Street - very small, with small gardens and nothing to look out at except the house opposite.
That's kind of my overall impression of that part of town and why we didn't buy there.
If I was buying again it would have to be something really special, with parking and not overlooked (most of the town centre is) on the seafront side of the High St. There isn't realistically much that fits the bill there and it tens to be pretty pricey.

Of course, I would buy in Tankerton :) Again, it's a place where we just couldn't quite afford the place we wanted and since then prices have started to go up. I think the flats on Marine Parade are the most expensive in the whole area - Whitstable included. But the views are fantastic and that green area on the above the sea is lovely. You only have to go back towards Tankerton Road and you could get a lovely house on your budget.
I would look from Northwood Road up the hill, Tankerton Road, Kingsdown Park region.
Never been very keen on the area between Cromwell Road and Northwood Road - the area in and around the Harbour Car Park.
Have you been to the Continental Hotel? It's okay to stay in but the coffee bar/bar part is nice and you can walk along the sea front and up to the castle (some amazing houses there) also have a look at what they call 'The Street' a sand bank that runs out to the sea at low tide.
All of that is nearer to Tankerton than Whitstable and yet you can be in Whitstable in a few minutes walking - you can walk most of the way through the Harbour so you don't even have to go on the road.

What's it like in the winter?
It can be empty and dull but the off-season is getting shorter all the time. Some of the trendy shops do work reduced hours or close up. It can defintely be less interesting without DFls to people watch. Oddly I find you miss that more in Whitstable as the sea compensates further out. The locals all seem a bit glum in winter and you can get sick of looking at the long faces.
I wouldn't recommend one partner in a couple living here while the other commutes (unless you have friends/rellies) as it can feel isolated in winter. Had friends who got very depressed doing this.

Will you get bored?
Whitstable town, I think, takes only a few months to start feeling small but Herne Bay (poor but Sandi Toksvig lives there) and Faversham and Birchington and Westgate are all good little trips.
Canterbury is brilliant - like Cambridge but less up itself. 40 mins on a bus or 20/25 driving - It's a snazzy compact city with history and lots of young people.
Art/galleries. There are lots of small galleries in Whitstable. Mainly.... these are for good, regional artists. Canterbury has the Lilford and the Stark - both have top national/international art.

Should just say, I'm trying to give you the bad side probably more than the good - even when it's grim if you take a walk down the sea front, it makes you glad to be there.

Ok, would you mind casting your eye over this one? Would value your opinion
www.rightmove.co.uk/property-for-sale/property-37381115.html

Pros:
Nice house, doesn't look as though it needs too much work, good location and on the better side of the High Street for the sea front. Handy for the Co-op. Primary school and library nearby.

Cons:
I think it's definitely at the top of its price range and buying at that price will make a resale tougher for you.
It's at the less attractive end of its road. Bad road for parking. Fairly sure there might be double yellows or parking restrictions there which would mean nightmare parallel parking - if you can find a space - and probably never outside/near your house.

Although a good location Clifton road is still a fair walk from the Horsebridge Centre - but not too far. Still a trek to the sea front.

In some ways, and if you could get one at a lower price, possibly a bigger house, I would prefer Cromwell Road.

I don't know about schools but I guess the same primary would serve Cromwell Road and Clifton Road. It would definitely be worth your while having a wander by the gates at home time just to get a sense of the social make up of the school. I don't use the schools so don't have any direct experience.

There's a nice but more expensive house for sale round the corner in West Cliff, I think. Better location. I think it's been up for a while and I'm sure they would come down from £350K, I think is the asking price.

A little bit further out but on your preferred side of town is Joy Lane - one's of Whitstable's most expensive and generally top roads and I think there's a semi for sale along there
www.rightmove.co.uk/property-for-sale/property-22845771.html
Might be a bit overlooked at the back and might not be your cup of tea if you like Victorian.
Definitely a good area at a good price though and would say worth a look.
But it is further out and on the borders of not walkable.

The agent for both of those houses is Christopher Hodgson. We very nearly bought a place through them a while back.
I found them very professional BUT they are very much an agent who works on the vendor's behalf (nothing wrong in that) and because of that, they volunteer very little in the way of 'additional' information.
I found I had to be very direct, very specific with questions to get information on what offers would be considered, other people interested, any planning issues and so on.
Just worth bearing in mind if you deal with them, they will tell you things, but they won't necessarily volunteer anything you don't ask about.

Could only find this one on west cliff, is it the one you mean?
www.primelocation.com/uk-property-for-sale/details/id/TYUY9549012/

When I walked down the other day there were a few sale signs but can't find them anywhere on the net.
Love the house but feeling concerned that we might need to have four bedrooms and I think a loft conversion in there would be fraught with problems.
Plus as you say, aware it is already at peak price.

Just popped in to tell you about schools, going west to east you have
1)joy lane was a bit dodgy now under new management so a bit of an unknown quality
2) wjs whitstable county juniors ofsted is good, some consider it a bit rough round the edges but loads are really happy with it, no one is ever bored there is a phrase that is often used
3) st alphege infant school, very good but not as good as westmeads see below
4) the endowed church junior school, very good but some find it a bit stifling
5) westmeads infant school this is just so wonderful, lots of happy children learning loads
6) st Mary's catholic school. Has been very good, but seems to have lost its way a bit, recent ofsted worried about the brighter ones coasting for example
7) swalecliffe quite big, very academic, has quite an aggressive g&t programme for example

At the secondary level you only have the nottage which is not great, and the grammar schools in Canterbury an faversham
Hope this helps

Btw westmeads catchment area is shrinking each year. Is now about 0.5 of a mile

I have lived in Whitstable most of my life but had to move up the coast to Herne Bay due to rising prices. I can't believe how expensive the property you linked to is. But Whitstable is a lovely place to grow up (not much to do once you are a teenager) and to hear my hometown discussed like this has made me smile. The Hotel Continental used to be a fabulous pub!

Hi nofrills - sorry the one I was referring to has now vanished from the interweb - between yesterday and today!
It was up with Christopher Hodgson. a mid terrace on West Cliff at £350K. Just checked their website and it's no longer there which would indicate buyer has taken it off market or is going to change agents - hasn't appeared as SSTC - was definitely there yesterday!

Your original link is now sold/under offer:
www.christopherhodgson.co.uk/Property/Residential/for-sale/Whitstable/Kent/HDI00004796

And this one SSTC/under offer - looks like a better part of street (although much closer to railway) and is EOT:

www.christopherhodgson.co.uk/Property/Residential/for-sale/Whitstable/Kent/HDI00000923

Might be worth checking with Christopher Hodgson to see where the 'missing house is gone.
Is Joy Lane no good?

Hi nofrills - are you still looking?

Modern but check out the inside and the full 360 degree streetview - it's in the best location.

www.rightmove.co.uk/property-for-sale/property-23665647.html?utm_content=ealertspropertylink&utm_medium=email&utm_source=emailupdates&utm_campaign=emailupdatesjun11&utm_term=buying&sc_id=8634706&onetime_FromEmail=true

Hi all, the first Christopher hodgson is under offer to us so hopefully all will go well with it! Thanks so much for your help. Was really informative. Saw a few on Cromwell road which may have been a more sensible buy but I feel this house is for us. Going to add a loft in, checked with planning at the council and so long as you don't touch the front of the property or use dormers then we don't need planning.

Oh, I lost my virginity in Nelson road!

Sorry. Ahem. I'm glad it's working out for you so far, I like Whitstable, it's excellent for young families and there are so many DFLs that they are above and beyond what the locals might think. You'll be part of a huge crowd of likeminded people.

I wouldn't have gone with Swalecliffe or the proper bit of Tankerton though the edge nearest Whits is nice...I mean tankerton itself is grim, in terms of shops, it's full of poodle fluffing parlours and charity shops. The houses are bigger and lovely though.

Good luck with everything.

Oh and watch it with the loft. You'll be told by planning regs to get proper fire doors throughout your house, and fireproof paint on all the ceilings, I think - friends in C/bury had to do all this when they converted theirs.

It's a newish thing apparently when you have/make three floors.

Sorry not planning regs - building regs. Planning permission should be fine, but there are still building controls to be met with.

Thank you, getting very excited but trying not to get my hopes up. Had heard about the fire doors and stuff, getting an architect friend to come and look at the place soon.
Do you mean the dfls think they are better than the locals or that they are a nice group of people? Don't want to be surrounded by cliquey snobs!!