Bluwaters
Bluwaters is a 946-year apartment in District 17 (Pasir Ris) that obtained TOP in 2007, with 45 units across 3 blocks. Across 105 transactions on record, units have recently transacted around S$1.19M (S$1,150 psf, ~1,130 sqft). There is 1 unit for sale from S$1.10M to S$1.10M. The lease has approximately 858 years remaining.
| Tenure | 946-year leasehold from 1938 (≈858 years left) |
|---|---|
| TOP year | 2007 |
| Developer | NOVELTY DEVELOPMENT PTE LTD |
| Units | 45 in 3 blocks |
| District and area | District 17 · Pasir Ris · OCR |
| Latest median psf | S$1,150 psf, last 12 URA caveats to Mar 2026 |
What's for sale and for rent at Bluwaters?
Bluwaters has 1 unit listed for sale, asking S$1.10M to S$1.10M, and 3 units for rent at a median of S$3,500 a month.
For sale
1 listing
S$1.10M – S$1.10M
For rent
3 listings
S$3,200 – S$3,500 a month
| Bedrooms | For sale | Asking price | Median PSF |
|---|---|---|---|
| 2-bedroom | 1 | S$1.10M–S$1.10M | — |
Asking prices of units currently listed on property portals, not transacted prices.
What are the floor plans and unit sizes at Bluwaters?
Floor plans for Bluwaters aren't in PropKaki's library yet. Across 105 URA caveats, units range from 797 sqft to 2,756 sqft, and the middle half are 818 sqft to 1,184 sqft.
| Unit type | Sizes listed for sale | Asking from |
|---|---|---|
| 2-bedroom | 818 sqft | S$1.10M |
Check the Floor Plan Finder for Bluwaters →
Unit sizes from URA caveats. Listed sizes from current property listings.
What is the price and PSF at Bluwaters?
Units have recently transacted around S$1.19M (S$1,150 psf), at a gross rental yield of about 2.7% (URA caveat data).
Recent median price
S$1.19M
recent · 105 sales on record
Median PSF
S$1,150 psf
recent transactions
Median rent (monthly)
S$2,706
129 rentals on record
Gross rental yield
2.7%
indicative, gross
Source: URA caveat data, through Mar 2026.
What has recently sold at Bluwaters?
Bluwaters has 105 recorded sales; the most recent transacted at S$1,530,000 in Mar 2026 (URA caveat data).
| Date | Price | Size (sqft) | PSF |
|---|---|---|---|
| Mar 2026 | S$1,530,000 | 1,173 | S$1,304 psf |
| Oct 2025 | S$2,308,000 | 2,734 | S$844 psf |
| May 2025 | S$1,020,000 | 818 | S$1,247 psf |
| Dec 2024 | S$1,320,000 | 1,184 | S$1,115 psf |
| Sept 2024 | S$1,100,000 | 936 | S$1,175 psf |
| May 2024 | S$1,310,000 | 1,130 | S$1,159 psf |
| Oct 2023 | S$1,030,000 | 818 | S$1,259 psf |
| Sept 2023 | S$1,300,000 | 1,130 | S$1,150 psf |
| Aug 2022 | S$1,188,000 | 936 | S$1,269 psf |
| Jul 2022 | S$1,190,000 | 1,130 | S$1,053 psf |
| May 2022 | S$2,050,000 | 2,626 | S$781 psf |
| Jul 2021 | S$840,000 | 818 | S$1,027 psf |
105 sales and 129 rentals on record since Apr 2005. Source: URA.
Are prices at Bluwaters rising?
The median transacted PSF at Bluwaters has fallen 12% over the past 13 years (2012–2025), from S$963 psf to S$844 psf (URA caveats).
| Year | Median PSF | Median price | Sales | YoY |
|---|---|---|---|---|
| 2025 | S$844 psf | S$1.02M | 2 | -27.2% |
| 2024 | S$1,159 psf | S$1.31M | 3 | +0.8% |
| 2023 | S$1,150 psf | S$1.03M | 2 | +9.2% |
| 2022 | S$1,053 psf | S$1.19M | 3 | +16.5% |
| 2021 | S$904 psf | S$840k | 4 | +4.4% |
| 2019 | S$866 psf | S$690k | 2 | -0.8% |
| 2017 | S$873 psf | S$950k | 4 | +42.2% |
| 2014 | S$614 psf | S$838k | 2 | -38.6% |
| 2013 | S$1,000 psf | S$900k | 5 | +3.8% |
| 2012 | S$963 psf | S$1.15M | 4 | — |
Yearly median transacted PSF and price; years with at least 2 recorded sales. Source: URA caveat data.
Is Bluwaters a good investment?
Of 61 units at Bluwaters that were bought and later resold (bought from 2005, resold up to 2026), 97% sold for more than they were bought for, with a median gain of 37% over a median 5.2-year hold (URA caveats, before stamp duty, agent fees and interest). Its gross rental yield is about 2.7%. Past resale results don't predict future returns, and this is not financial advice.
Sold for more than bought
97%
of 61 resales here
Median gain
37%
gross, before costs
Median hold
5.2 years
bought to resold
Every unit at Bluwaters with a purchase and a later resale on record, matched from URA caveats. Check the odds for your unit size and holding period →
Where is Bluwaters and what's nearby?
Bluwaters is located in Pasir Ris, in the East Region of Singapore.
Bluwaters is a 946-year apartment completed in 2007. It was developed by NOVELTY DEVELOPMENT PTE LTD. The development has 45 residential units. It sits on a land area of 2,672 sqm and has a gross floor area of 3,741 sqm. The plot ratio is 1.4.
BLUWATERS is located at 195 Jalan Loyang Besar, Singapore 506961. It is part of District 17, Loyang / Changi, Pasir Ris. The project falls within the East Region and the OCR market segment.
Nearby amenities include Downtown East for shopping and RAW MARKET PTE. LTD. for groceries. Facilities in the development include Barbeque Area, Gymnasium room, Playground, and Swimming pool.
How far is Bluwaters from MRT and schools?
2 schools are within 1 km, including 1 primary school.
Schools nearby
Homes within 1 km of a primary school qualify for Primary 1 (P1) registration priority.
- Pasir Ris Primary SchoolPrimary schoolwithin 1 km · P1 priority816 m
- Pasir Ris Crest Secondary SchoolSecondary schoolwithin 1 km854 m
- Casuarina Primary SchoolPrimary school1.1 km
- Hai Sing Catholic SchoolSecondary school1.1 km
- White Sands Primary SchoolPrimary school1.6 km
- Loyang View Secondary SchoolSecondary school1.6 km
Shops, food & parks
Straight-line distances from the development. Source: PropKaki amenities data.
Who built Bluwaters and how big is the development?
Bluwaters was developed by NOVELTY DEVELOPMENT PTE LTD, with 45 units.
- Developer
- NOVELTY DEVELOPMENT PTE LTD
- Blocks
- 3
- Land area
- 2,672 sqm (28,761 sqft)
- Gross floor area
- 3,741 sqm (40,268 sqft)
- Plot ratio
- 1.40
What facilities does Bluwaters have?
Bluwaters has 4 facilities, including Barbeque Area, Gymnasium room, Playground, Swimming pool.
What does it cost to own a unit at Bluwaters?
Buying a unit at Bluwaters (~S$1.19M) needs about S$8,711/mo in income and S$4,008/mo in repayments, after S$32,200 stamp duty and a S$298k downpayment.
Illustrative, for a Singapore Citizen buying a unit at the recent median price (S$1.19M) as their first home — 25% down, 30-year loan at 3.5% p.a. Rates as of May 2026. Run it for your own profile →
Buyer's Stamp Duty
S$32,200
BSD, tiered
Downpayment (25%)
S$298k
cash + CPF
Monthly instalment
S$4,008/mo
30y @ 3.5%
Income required
S$8,711/mo
TDSR @ stress rate
How many property agents are active around Bluwaters?
3,942 CEA-registered agents closed at least one recorded deal in District 17 — where Bluwaters sits — in the last 12 months, across all property types.
Active agents · 12mo
3,942
District 17 · closed ≥1 deal
Deals on record
11,981
all-time · all property types
Source: CEA public transaction records, attributed to District 17 across HDB, condo and landed (agent activity isn't published at project level). Browse the agent directory or compare every market segment.
Thinking about Bluwaters? Ask before you commit.
A fair-value read, recent comps and what a unit really costs — from Bluwaters's own transactions.
PropKakiRecent units at Bluwaters sold close to their fair value — solid, no obvious overpay.
Frequently asked questions about Bluwaters
Is Bluwaters freehold?⌄
No. Bluwaters is on a 946-year lease that started in 1938, with about 858 years left.
How old is Bluwaters?⌄
Bluwaters was completed (obtained TOP) in 2007, so it is about 19 years old.
Is Bluwaters a good investment?⌄
Of 61 units at Bluwaters that were bought and later resold (bought from 2005, resold up to 2026), 97% sold for more than they were bought for, with a median gain of 37% over a median 5.2-year hold (URA caveats, before stamp duty, agent fees and interest). Its gross rental yield is about 2.7%. Past resale results don't predict future returns, and this is not financial advice.
Is Bluwaters an EC?⌄
No. Bluwaters is a private apartment development, not an executive condominium (EC).
Who is the developer of Bluwaters?⌄
Bluwaters was developed by NOVELTY DEVELOPMENT PTE LTD.
What is the price of a condo at Bluwaters?⌄
Units at Bluwaters have recently sold for around S$1.19M (S$1,150 psf), the median of the last 12 URA caveats to Mar 2026. The price depends on size, floor and facing. 1 unit is listed for sale from S$1.10M to S$1.10M.
Where is Bluwaters located?⌄
Bluwaters is at 195 Jalan Loyang Besar, Singapore 506961, in Pasir Ris (District 17).
How many units are there in Bluwaters?⌄
Bluwaters has 45 units in 3 blocks.
How much do I need to earn to buy at Bluwaters?⌄
For a unit around S$1.19M as a first home, you'd need roughly S$8,711/mo in income (assessed at the stress-test rate), with repayments near S$4,008/mo after a S$298k (25%) downpayment and S$32,200 Buyer's Stamp Duty.
Are prices at Bluwaters going up?⌄
The median price per square foot at Bluwaters has fallen about 12% between 2012 and 2025, based on URA caveats. The year-by-year figures are in the price-trend table above.
Which primary schools are within 1 km of Bluwaters?⌄
Pasir Ris Primary School is within 1 km of Bluwaters. Homes within 1 km of a primary school get priority in Primary 1 (P1) registration.