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$1.28M to S$1.28M. The lease has approximately 858 years remaining.
What are the key facts about Bluwaters?
Bluwaters is a 946-year apartment in District 17 (Pasir Ris) that obtained TOP in 2007, with 45 units across 3 blocks.
- Tenure
- 946-year
- TOP / Completion
- 2007
- Developer
- NOVELTY DEVELOPMENT PTE LTD
- Total units
- 45
- Blocks
- 3
- District / Area
- District 17 (Pasir Ris)
- Market segment
- OCR
- Median PSF
- S$1,150 psf
- Last transacted
- Mar 2026
- Remaining lease
- ≈ 858 years
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$2,689
127 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 127 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.
How many property agents are active around Bluwaters?
3,941 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
3,941
District 17 · closed ≥1 deal
Deals on record
11,974
all-time · all property types
Source: CEA public transaction records, attributed to District 17across HDB, condo and landed (agent activity isn't published at project level). Browse the agent directory or compare every market segment.
What bedroom types are available at Bluwaters?
Bluwaters has 1 unit listed for sale, spanning 2-bedroom layouts.
Based on units currently listed for sale.
| Bedrooms | For sale | Price range | Median PSF |
|---|---|---|---|
| 2-bedroom | 1 | S$1.28M–S$1.28M | — |
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.
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
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.
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
Weighing it up as an investment? Gauge the odds with the profitability model, or read how to tell if a condo is profitable →
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
How much does a unit at Bluwaters cost?⌄
Units at Bluwaters have recently transacted around S$1.19M (S$1,150 psf), from 105 sales on record (URA caveats). The exact price depends on size, floor and facing.
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.
Is Bluwaters a good investment?⌄
Gross rental yield is about 2.7%; median PSF has fallen about 12% since 2012. Whether it suits you depends on your budget, holding period and the unit's size, floor and facing — all summarised on this page from URA data.
Are prices at Bluwaters going up?⌄
The median transacted PSF at Bluwaters has fallen about 12% between 2012 and 2025, based on URA caveats. Year-by-year figures are in the price-trend table above.
Is Bluwaters freehold or leasehold?⌄
Bluwaters is 946-year, with approximately 858 years remaining on the lease.
When was Bluwaters built and who developed it?⌄
Bluwaters obtained TOP in 2007, developed by NOVELTY DEVELOPMENT PTE LTD, with 45 units across 3 blocks.
How many units are for sale at Bluwaters?⌄
There is 1 unit for sale at Bluwaters, from S$1.28M to S$1.28M.
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 qualify for Primary 1 (P1) registration priority.