We track 15 sales and 43 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the BLUWATERS dashboard.
- Average sale price: $1,309,967 across 15 transactions
- Estimated gross rental yield: 3.0%
- District 17 PSF ranking: Mid-range (top 63%)
- 946 yrs lease commencing from 1938 · OCR · D17 · 45 units
About BLUWATERS
BLUWATERS is a 946 yrs lease commencing from 1938 condominium, located at JALAN LOYANG BESAR in District 17 (Changi, Loyang) (Outside Central Region), developed by NOVELTY DEVELOPMENT PTE LTD, comprising 45 residential units, completed in 2007.
With approximately 11 years remaining on its 99-year lease, buyers should be aware of significant financing restrictions.
Unit Mix Distribution
Transaction data breakdown by bedroom type at BLUWATERS:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 6 | $1,163 psf | $999,333 |
| 3 BR | 6 | $1,114 psf | $1,288,333 |
| 5+ BR | 3 | $777 psf | $1,974,500 |
Sales Market Overview
BLUWATERS has recorded 15 sale transactions with an average transaction price of $1,309,967, ranging from $818,000 to $2,308,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 4 | $909 psf | $1,075,875 | — |
| 2022 | 3 | $1,034 psf | $1,476,000 | ↑ 13.7% |
| 2023 | 2 | $1,205 psf | $1,165,000 | ↑ 16.5% |
| 2024 | 3 | $1,150 psf | $1,243,333 | ↓ 4.6% |
| 2025 | 2 | $1,046 psf | $1,664,000 | ↓ 9.0% |
| 2026 | 1 | $1,304 psf | $1,530,000 | ↑ 24.7% |
BLUWATERS ranks in the top 63% of condos in District 17 by average PSF.
Compared to the OCR average of $1,550 psf, BLUWATERS trades 31.2% below the segment benchmark.
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Rental Market Overview
BLUWATERS has recorded 43 rental transactions with monthly rents averaging $3,269/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 25 | $3,098/mo | $2,200/mo | $3,600/mo |
| 3 BR | 18 | $3,506/mo | $2,200/mo | $4,600/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 8 | $2,531/mo |
| 2022 | 9 | $3,267/mo |
| 2023 | 11 | $3,605/mo |
| 2024 | 8 | $3,394/mo |
| 2025 | 7 | $3,443/mo |
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Investment Analysis
Based on average rents and sale prices, BLUWATERS delivers an estimated gross rental yield of 3.0%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 17
Side-by-side comparison against the most actively traded condos in District 17 (Changi, Loyang):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| COASTAL CABANA | 99 years leasehold | 748 | $1,792 psf | 601 |
| THE JOVELL | 99 yrs lease commencing from 2018 | 428 | $1,395 psf | 269 |
| KASSIA | Freehold | 276 | $2,032 psf | 226 |
| HEDGES PARK CONDOMINIUM | 99 yrs lease commencing from 2010 | 501 | $1,153 psf | 195 |
| PARC KOMO | Freehold | 276 | $1,628 psf | 178 |
Location Map
Map shows BLUWATERS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- BLUWATERS
- Pasir Ris Crest Secondary School
- Stamford American International School
- Meridian Primary School
Nearby Schools
There are 9 schools within 2 km of BLUWATERS.
| School | Type | Distance |
|---|---|---|
| Pasir Ris Crest Secondary School | Secondary | 1.5 km |
| Stamford American International School | International | 1.5 km |
| Meridian Primary School | Primary | 1.5 km |
| Pasir Ris Primary School | Primary | 1.5 km |
| Meridian Secondary School | Secondary | 1.5 km |
| Elias Park Primary School | Primary | 1.6 km |
| Brighton College (Singapore) | International | 1.7 km |
| Pasir Ris Secondary School | Secondary | 1.7 km |
| White Sands Primary School | Primary | 1.8 km |
FAQ
What is the average price for BLUWATERS?
What is the rental yield for BLUWATERS?
Is BLUWATERS freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 15 transactions analysed
- Rental data: 43 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for BLUWATERS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 969 condo transactions recorded in District 17 over the last 12 months, 67% new sale, 33% resale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 17 reads 148.0 as of June 2026. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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HDB Alternatives Nearby
Weighing BLUWATERS against staying public? These HDB towns sit within walking or short-drive distance: