Sandgate Road, Folkestone, Kent, CT20 2XA

Reeds Rains are delighted to bring to the market this immaculately presented one bedroom ground floor retirement apartment offering direct access to a small patio area and beautiful communal gardens which leads onto the famous Leas promenade. The accommodation comprises one double bedroom with full height fitted double wardrobes, a large lounge with access to the gardens, modern fitted kitchen and a stylish contemporary fitted shower room. The apartment is situated in the sought after retirement block of Homepine House and provides a range of facility's including a house manager, residents car park, laundry room and communal lounge. The property is being sold with no forward chain with early viewing coming highly recommended.

IMPORTANT NOTE TO POTENTIAL PURCHASERS & TENANTS: We endeavour to make our particulars accurate and reliable, however, they do not constitute or form part of an offer or any contract and none is to be relied upon as statements of representation or fact. The services, systems and appliances listed in this specification have not been tested by us and no guarantee as to their operating ability or efficiency is given. All photographs and measurements have been taken as a guide only and are not precise. Floor plans where included are not to scale and accuracy is not guaranteed. If you require clarification or further information on any points, please contact us, especially if you are traveling some distance to view. POTENTIAL PURCHASERS: Fixtures and fittings other than those mentioned are to be agreed with the seller. POTENTIAL TENANTS: All properties are available for a minimum length of time, with the exception of short term accommodation. Please contact the branch for details. A security deposit of at least one month’s rent is required. Rent is to be paid one month in advance. It is the tenant’s responsibility to insure any personal possessions. Payment of all utilities including water rates or metered supply and Council Tax is the responsibility of the tenant in most cases.

FOL260158/2

Location Situated within a short stroll of Folkestone's town centre, this apartment is also just a few minutes' walk from The Leas promenade and The Leas Cliff Hall theatre venue. Both stations are within easy reach and offer high-speed services to St Pancras in under an hour. Folkestone is fast becoming recognised by commuters as the perfect place to be with its well-priced housing stock, easy access to London and glorious situation by the sea. The West End of Folkestone is lined with period properties and features The Grand with its beautiful cliff top promenade which was frequented by royalty and high society in the 19th century. The town has plenty of bars, cafes and restaurants as well as numerous shops and local amenities. The nearby Harbour Arm and harbour area offer a variety of restaurants including the renown Rocksalt. The adjacent Creative Quarter has a range of independent traders and galleries.

Homepine House Homepine House was constructed by McCarthy & Stone (Developments) Ltd and comprises 138 properties arranged over 6 floors served by 3 lifts. The manager can be contacted from various points within each property in the case of an emergency. For periods when the Manager is off duty there is a 24 hour emergency Appello call system. It is a condition of purchase that residents be over the age of 60 years. Homepine House boasts a large ground floor residents lounge which was fully refurbished in 2019 with access out onto the south facing gardens. The communal hallways have been redecorated allowing wheelchair access throughout and lift access to all floors. We understand from our vendor that pets can be considered, subject to prior approval from the managing agent.

Communal Entrance Secure entry door. Ground floor access to Flat 3.

Garden Area There is a paved patio area accessed via the living room with the beautifully kept gardens beyond with access to the Leas Promenade.

Lease Details We have been informed by our vendor that the apartment has a 99 year lease from 1983.

Service Charge We have been informed by our vendor that the service charge is £1360.85 for the period of 1st March 2026 to 31st August 2026. This would mean that the current annual service charge would be £2721.70 per annum.

Ground Rent We have been informed by our vendor that the ground rent is £443 per annum.

Council Tax

Band - B

EPC Rating EPC - C

Agents Note If an offer is accepted on a property marketed by Reeds Rains, all purchasers are required to complete ID verification checks. This is a legal obligation under Anti-Money Laundering Regulations and we use a specialist third-party company to carry out these checks. The fee is £30 plus VAT (£36 including VAT) per transaction, payable once the offer is agreed and before the sales memorandum is issued. Please note that once paid, this charge is non-refundable.