Bluwaters 2
Bluwaters 2 is a 946-year condominium in District 17 (Pasir Ris) that obtained TOP in 2010, with 71 units across 1 block. Across 142 transactions on record, units have recently transacted around S$1.13M (S$1,120 psf, ~958 sqft). There are 6 units for sale from S$1.20M to S$2.80M. The lease has approximately 858 years remaining.
What are the key facts about Bluwaters 2?
Bluwaters 2 is a 946-year condominium in District 17 (Pasir Ris) that obtained TOP in 2010, with 71 units across 1 block.
- Tenure
- 946-year
- TOP / Completion
- 2010
- Developer
- NOVELTY CAPITAL PTE LTD
- Total units
- 71
- Blocks
- 1
- District / Area
- District 17 (Pasir Ris)
- Market segment
- OCR
- Median PSF
- S$1,120 psf
- Last transacted
- May 2026
- Remaining lease
- ≈ 858 years
What is the price and PSF at Bluwaters 2?
Units have recently transacted around S$1.13M (S$1,120 psf), at a gross rental yield of about 2.9% (URA caveat data).
Recent median price
S$1.13M
recent · 142 sales on record
Median PSF
S$1,120 psf
recent transactions
Median rent (monthly)
S$2,761
190 rentals on record
Gross rental yield
2.9%
indicative, gross
Units currently for sale are asking a median of S$1,267 psf — about 13% above the most recent transacted PSF.
Source: URA caveat data, through May 2026.
What has recently sold at Bluwaters 2?
Bluwaters 2 has 142 recorded sales; the most recent transacted at S$1,130,000 in May 2026 (URA caveat data).
| Date | Price | Size (sqft) | PSF |
|---|---|---|---|
| May 2026 | S$1,130,000 | 872 | S$1,296 psf |
| Aug 2025 | S$1,110,000 | 872 | S$1,273 psf |
| Apr 2025 | S$1,133,000 | 872 | S$1,299 psf |
| Mar 2025 | S$1,028,000 | 872 | S$1,179 psf |
| Dec 2024 | S$1,228,000 | 1,109 | S$1,108 psf |
| Sept 2024 | S$1,820,000 | 1,776 | S$1,025 psf |
| Aug 2024 | S$1,038,888 | 872 | S$1,192 psf |
| Aug 2023 | S$1,188,000 | 1,109 | S$1,072 psf |
| Jul 2023 | S$1,100,000 | 958 | S$1,148 psf |
| Apr 2023 | S$2,080,000 | 2,045 | S$1,017 psf |
| Jun 2022 | S$1,350,000 | 1,206 | S$1,120 psf |
| Mar 2022 | S$1,360,000 | 1,496 | S$909 psf |
142 sales and 190 rentals on record since Jun 2007. Source: URA.
Are prices at Bluwaters 2 rising?
The median transacted PSF at Bluwaters 2 has risen 39% over the past 10 years (2015–2025), from S$918 psf to S$1,273 psf (URA caveats).
| Year | Median PSF | Median price | Sales | YoY |
|---|---|---|---|---|
| 2025 | S$1,273 psf | S$1.11M | 3 | +14.9% |
| 2024 | S$1,108 psf | S$1.23M | 3 | +3.4% |
| 2023 | S$1,072 psf | S$1.19M | 3 | +17.9% |
| 2022 | S$909 psf | S$1.35M | 4 | +13.6% |
| 2021 | S$800 psf | S$990k | 10 | +24.8% |
| 2020 | S$641 psf | S$1.60M | 5 | -28.6% |
| 2018 | S$898 psf | S$860k | 4 | -5.5% |
| 2017 | S$950 psf | S$830k | 6 | +23.2% |
| 2016 | S$771 psf | S$905k | 3 | -16.0% |
| 2015 | S$918 psf | S$1.03M | 3 | — |
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 2?
3,941 CEA-registered agents closed at least one recorded deal in District 17 — where Bluwaters 2 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 2?
Bluwaters 2 has 6 units listed for sale, spanning 1–4-bedroom layouts.
Based on units currently listed for sale.
| Bedrooms | For sale | Price range | Median PSF |
|---|---|---|---|
| 1-bedroom | 1 | S$2.80M–S$2.80M | — |
| 3-bedroom | 3 | S$1.20M–S$1.20M | S$1,267 psf |
| 4-bedroom | 2 | S$1.80M–S$1.80M | — |
Where is Bluwaters 2 and what's nearby?
Bluwaters 2 is located in Pasir Ris, in the East Region of Singapore.
Bluwaters 2 is a 946-year condominium completed in 2010. It was developed by NOVELTY CAPITAL PTE LTD. The development has 71 residential units. It sits on a land area of 4,496 sqm and has a gross floor area of 6,295 sqm. The plot ratio is 1.4.
BLUWATERS 2 is located at 205 Jalan Loyang Besar, Singapore 509456. 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, 24 hours security, Swimming pool, and Wading pool.
Who built Bluwaters 2 and how big is the development?
Bluwaters 2 was developed by NOVELTY CAPITAL PTE LTD, designed by JGP ARCHITECTURE (S) PTE LTD, with 71 units over up to 5 storeys.
- Developer
- NOVELTY CAPITAL PTE LTD
- Architect
- JGP ARCHITECTURE (S) PTE LTD
- Main contractor
- NOVELTY BUILDERS PTE LTD
- Floors
- 5 storeys
- Blocks
- 1
- Land area
- 4,496 sqm (48,394 sqft)
- Gross floor area
- 6,295 sqm (67,759 sqft)
- Plot ratio
- 1.40
How far is Bluwaters 2 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 priority857 m
- Pasir Ris Crest Secondary SchoolSecondary schoolwithin 1 km926 m
- Casuarina Primary SchoolPrimary school1.1 km
- Hai Sing Catholic SchoolSecondary school1.2 km
- White Sands Primary SchoolPrimary school1.6 km
- Loyang View Secondary SchoolSecondary school1.7 km
Shops, food & parks
Straight-line distances from the development. Source: PropKaki amenities data.
What facilities does Bluwaters 2 have?
Bluwaters 2 has 5 facilities, including Barbeque Area, Gymnasium room, 24 hours security, Swimming pool, and more.
What does it cost to own a unit at Bluwaters 2?
Buying a unit at Bluwaters 2 (~S$1.13M) needs about S$8,294/mo in income and S$3,816/mo in repayments, after S$29,920 stamp duty and a S$283k downpayment.
Illustrative, for a Singapore Citizen buying a unit at the recent median price (S$1.13M) 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$29,920
BSD, tiered
Downpayment (25%)
S$283k
cash + CPF
Monthly instalment
S$3,816/mo
30y @ 3.5%
Income required
S$8,294/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 2? Ask before you commit.
A fair-value read, recent comps and what a unit really costs — from Bluwaters 2's own transactions.
PropKakiRecent units at Bluwaters 2 sold close to their fair value — solid, no obvious overpay.
Frequently asked questions about Bluwaters 2
How much does a unit at Bluwaters 2 cost?⌄
Units at Bluwaters 2 have recently transacted around S$1.13M (S$1,120 psf), from 142 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 2?⌄
For a unit around S$1.13M as a first home, you'd need roughly S$8,294/mo in income (assessed at the stress-test rate), with repayments near S$3,816/mo after a S$283k (25%) downpayment and S$29,920 Buyer's Stamp Duty.
Is Bluwaters 2 a good investment?⌄
Gross rental yield is about 2.9%, and current asking prices sit about 13% above the most recent transacted PSF; median PSF has risen about 39% since 2015. 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 2 going up?⌄
The median transacted PSF at Bluwaters 2 has risen about 39% between 2015 and 2025, based on URA caveats. Year-by-year figures are in the price-trend table above.
Is Bluwaters 2 freehold or leasehold?⌄
Bluwaters 2 is 946-year, with approximately 858 years remaining on the lease.
When was Bluwaters 2 built and who developed it?⌄
Bluwaters 2 obtained TOP in 2010, developed by NOVELTY CAPITAL PTE LTD, with 71 units across 1 block.
How many units are for sale at Bluwaters 2?⌄
There are 6 units for sale at Bluwaters 2, from S$1.20M to S$2.80M.
Which primary schools are within 1 km of Bluwaters 2?⌄
Pasir Ris Primary School is within 1 km of Bluwaters 2 — homes within 1 km of a primary school qualify for Primary 1 (P1) registration priority.