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 11 units for sale from S$1.20M to S$2.80M. The lease has approximately 858 years remaining.
| Tenure | 946-year leasehold from 1938 (≈858 years left) |
|---|---|
| TOP year | 2010 |
| Developer | NOVELTY CAPITAL PTE LTD |
| Units | 71 in 1 block |
| District and area | District 17 · Pasir Ris · OCR |
| Latest median psf | S$1,120 psf, last 12 URA caveats to May 2026 |
What's for sale and for rent at Bluwaters 2?
Bluwaters 2 has 11 units listed for sale, asking S$1.20M to S$2.80M (median S$1,267 psf), and 0 units for rent.
For sale
11 listings
S$1.20M – S$2.80M
For rent
0 listings
no asking rents
| Bedrooms | For sale | Asking price | Median PSF |
|---|---|---|---|
| 1-bedroom | 1 | S$2.80M–S$2.80M | — |
| 2-bedroom | 1 | S$1.30M–S$1.30M | — |
| 3-bedroom | 6 | S$1.20M–S$1.45M | S$1,267 psf |
| 4-bedroom | 3 | S$1.70M–S$1.80M | S$1,136 psf |
Asking prices of units currently listed on property portals, not transacted prices.
What are the floor plans and unit sizes at Bluwaters 2?
Floor plans for Bluwaters 2 aren't in PropKaki's library yet. Across 142 URA caveats, units range from 840 sqft to 3,122 sqft, and the middle half are 872 sqft to 1,206 sqft.
| Unit type | Sizes listed for sale | Asking from |
|---|---|---|
| 1-bedroom | 2,700 sqft | S$2.80M |
| 2-bedroom | 872 sqft | S$1.30M |
| 3-bedroom | 947 sqft to 1,109 sqft | S$1.20M · S$1,267 psf |
| 4-bedroom | 1,496 sqft | S$1.70M · S$1,136 psf |
Check the Floor Plan Finder for Bluwaters 2 →
Unit sizes from URA caveats. Listed sizes from current property listings.
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$2,760
191 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 191 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.
Is Bluwaters 2 a good investment?
Of 71 units at Bluwaters 2 that were bought and later resold (bought from 2007, resold up to 2026), 85% sold for more than they were bought for, with a median gain of 17% over a median 5.6-year hold (URA caveats, before stamp duty, agent fees and interest). Its gross rental yield is about 2.9%. Units listed now ask about 13% more per square foot than recent sales. Past resale results don't predict future returns, and this is not financial advice.
Sold for more than bought
85%
of 71 resales here
Median gain
17%
gross, before costs
Median hold
5.6 years
bought to resold
Every unit at Bluwaters 2 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 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.
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.
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
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
How many property agents are active around Bluwaters 2?
3,942 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
3,942
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 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
Is Bluwaters 2 freehold?⌄
No. Bluwaters 2 is on a 946-year lease that started in 1938, with about 858 years left.
How old is Bluwaters 2?⌄
Bluwaters 2 was completed (obtained TOP) in 2010, so it is about 16 years old.
Is Bluwaters 2 a good investment?⌄
Of 71 units at Bluwaters 2 that were bought and later resold (bought from 2007, resold up to 2026), 85% sold for more than they were bought for, with a median gain of 17% over a median 5.6-year hold (URA caveats, before stamp duty, agent fees and interest). Its gross rental yield is about 2.9%. Units listed now ask about 13% more per square foot than recent sales. Past resale results don't predict future returns, and this is not financial advice.
Is Bluwaters 2 an EC?⌄
No. Bluwaters 2 is a private condominium, not an executive condominium (EC).
Who is the developer of Bluwaters 2?⌄
Bluwaters 2 was developed by NOVELTY CAPITAL PTE LTD.
What is the price of a condo at Bluwaters 2?⌄
Units at Bluwaters 2 have recently sold for around S$1.13M (S$1,120 psf), the median of the last 12 URA caveats to May 2026. The price depends on size, floor and facing. 11 units are listed for sale from S$1.20M to S$2.80M.
Where is Bluwaters 2 located?⌄
Bluwaters 2 is at 205 Jalan Loyang Besar, Singapore 509456, in Pasir Ris (District 17).
How many units are there in Bluwaters 2?⌄
Bluwaters 2 has 71 units in 1 block, up to 5 storeys high.
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.
Are prices at Bluwaters 2 going up?⌄
The median price per square foot at Bluwaters 2 has risen about 39% between 2015 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 2?⌄
Pasir Ris Primary School is within 1 km of Bluwaters 2. Homes within 1 km of a primary school get priority in Primary 1 (P1) registration.