Overview & Key Facts
BLUWATERS 2 is a 946 yrs lease commencing from 1938 condominium at JALAN LOYANG BESAR in District 17 (OCR), developed by NOVELTY CAPITAL PTE LTD, comprising 71 units, completed in 2010.
Location & Connectivity
BLUWATERS 2 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 |
| Meridian Primary School | Primary | 1.6 km |
| Stamford American International School | International | 1.6 km |
| Pasir Ris Primary School | Primary | 1.6 km |
| Meridian Secondary School | Secondary | 1.6 km |
| Elias Park Primary School | Primary | 1.7 km |
| Brighton College (Singapore) | International | 1.7 km |
| Pasir Ris Secondary School | Secondary | 1.8 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 10 | $1,108 psf | $980,689 |
| 3 BR | 5 | $1,068 psf | $1,171,180 |
| 4 BR | 3 | $869 psf | $1,443,629 |
| 5+ BR | 5 | $756 psf | $1,906,160 |
Market Position
BLUWATERS 2 has recorded 23 sales at an average price of $1,283,673.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at BLUWATERS 2 typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 2 BR | $3,039/mo | $980,689 | 3.72% |
| 3 BR | $5,188/mo | $1,171,180 | 5.32% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 9 | $824 psf | — |
| 2022 | 4 | $947 psf | ↑ 15.0% |
| 2023 | 3 | $1,079 psf | ↑ 13.9% |
| 2024 | 3 | $1,108 psf | ↑ 2.7% |
| 2025 | 3 | $1,251 psf | ↑ 12.9% |
| 2026 | 1 | $1,296 psf | ↑ 3.6% |
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The latest reading marks the highest point in this series — BLUWATERS 2 prices have climbed 57.4% since 2021.
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
- With just 2 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 71-unit size cuts both ways: exclusivity, but thinner resale liquidity and higher per-unit maintenance contributions than larger estates.
Best suited for
Who This Actually Suits
This is a strong match for car-owning households, international school families, sports / active lifestyle and yield-focused investors. Parking and arterial road access matter more here than walking-distance MRT.
One caution flagged here: avoid if mrt-dependent — MRT is ~1790m away — over a 15-minute walk. Daily transit-only commuters should consider better-connected alternatives.
Verdict
BLUWATERS 2 is a 946 yrs lease commencing from 1938 development in District 17 (OCR), with 71 units, offering a gross yield of 3.2%.
At ~$1,262 psf, it represents a competitive entry point in the OCR segment.
Explore the full BLUWATERS 2 dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing BLUWATERS 2 against staying public? These HDB towns sit within walking or short-drive distance:
FAQ
What is the average PSF for BLUWATERS 2?
Is BLUWATERS 2 freehold?
What is the rental yield for BLUWATERS 2?
Sources & Next Steps
- BLUWATERS 2 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: 23 transactions
- Rental data: 52 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: May 2026 · 23 records analysed · Source: URA private-sale caveats