Overview & Key Facts
BLUWATERS is a 946 yrs lease commencing from 1938 condominium at JALAN LOYANG BESAR in District 17 (OCR), developed by NOVELTY DEVELOPMENT PTE LTD, comprising 45 units, completed in 2007.
Location & Connectivity
BLUWATERS is located in District 17. Check the dashboard for full transport connectivity data.
Schools & Education
9 schools within 2 km.
| 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 |
Unit Mix & Pricing
| 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 |
Market Position
BLUWATERS has recorded 15 sales at an average price of $1,309,967.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at BLUWATERS typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 2 BR | $3,098/mo | $999,333 | 3.72% |
| 3 BR | $3,506/mo | $1,288,333 | 3.27% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 4 | $909 psf | — |
| 2022 | 3 | $1,034 psf | ↑ 13.7% |
| 2023 | 2 | $1,205 psf | ↑ 16.5% |
| 2024 | 3 | $1,150 psf | ↓ 4.6% |
| 2025 | 2 | $1,046 psf | ↓ 9.0% |
| 2026 | 1 | $1,304 psf | ↑ 24.7% |
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BLUWATERS prices sit at a fresh series high after a 24.7% gain on the prior period, now 43.4% above the 2021 starting level.
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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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| COASTAL CABANA | 99 years leasehold | $1,793 psf | 619 |
| THE JOVELL | 99 yrs lease commencing from 2018 | $1,395 psf | 271 |
| KASSIA | Freehold | $2,032 psf | 228 |
| HEDGES PARK CONDOMINIUM | 99 yrs lease commencing from 2010 | $1,154 psf | 196 |
| PARC KOMO | Freehold | $1,628 psf | 179 |
Lease Analysis
With 11 years remaining on its 99-year lease, significant financing restrictions apply.
What Could Work Against You
- Only 2 transactions were recorded in the past 12 months, so the price figures here rest on a thin sample — a single outlier deal can move the averages.
- At 45 units, this is a boutique development — fewer comparable sales to anchor valuations, and maintenance costs spread across a smaller fee base.
Best suited for
Who This Actually Suits
This is a strong match for mrt-walkable commuters, car-owning households, international school families and yield-focused investors. MRT proximity is the standout commute feature for daily transit users.
One caution flagged here: avoid if mrt-dependent — MRT is ~1695m away — over a 15-minute walk. Daily transit-only commuters should consider better-connected alternatives.
Verdict
BLUWATERS is a 946 yrs lease commencing from 1938 development in District 17 (OCR), with 45 units, offering a gross yield of 3.0%.
At ~$1,132 psf, it represents a competitive entry point in the OCR segment.
Explore the full BLUWATERS dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing BLUWATERS against staying public? These HDB towns sit within walking or short-drive distance:
FAQ
What is the average PSF for BLUWATERS?
Is BLUWATERS freehold?
What is the rental yield for BLUWATERS?
Sources & Next Steps
- BLUWATERS Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 17 (Changi, Loyang) — District 17 neighbourhood guide
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
- Rental data: 43 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Mar 2026 · 15 records analysed · Source: URA private-sale caveats