Projects
BLUWATERS 2
D17 / Loyang, Changi
Address 205 JALAN LOYANG BESAR BLUWATERS 2 SINGAPORE 509456
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Condominium, Non-Landed Properties 68 transactions 946-year leasehold from 1938 Updated Dec 2025
Property image pending
Project read
Quick summary about BLUWATERS 2
Bluwaters 2 is a 946-year leasehold from 1938 condominium, non-landed properties in D17 / Loyang, Changi. Bluwaters 2 currently has 50 rental contracts and 18 sale transactions, covering May 2021 to Dec 2025.
- Typical rent is $3,250 per month, with bedroom and floor-area splits below for a closer unit-level view.
- Typical sale price is $1,121,500, with median sale PSF at $1,021 psf and total recorded sale value of $22.9M.
- Rent is flat over the last 3 months. Sale PSF is up 14.9% over the last 3 months.
Project facts
Project-level details from URA records and local enrichment.
Tenure 946-year leasehold from 1938
Property type Condominium, Non-Landed Properties
Sale records 18 resale transactions
Total sold value $22.9M
Data coverage
URA records on this page start May 2021 and run through Dec 2025.
Rental contracts 50 May 2021 to Dec 2025
Sale transactions 18 Jun 2021 to Jul 2025
Rent trend 0.0% Last 3 months
Sale PSF trend 14.9% Last 3 months
Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
PASIR RIS EAST MRT STATION (CR4) 1.48 km away
PASIR RIS MRT STATION (EW1) 1.8 km away
TAMPINES EAST MRT STATION (DT33) 2.85 km away
Schools nearby
PASIR RIS PRIMARY SCHOOL 0.86 km away
PASIR RIS CREST SECONDARY SCHOOL 0.93 km away
CASUARINA PRIMARY SCHOOL 1.14 km away
LEARNING LEAP PTE LTD (WHITE SANDS PRIMARY SCHOOL) 1.64 km away
Amenities
HOUGANG GREEN SHOPPING MALL Mall / retail · 8.46 km away
SHENG SIONG LOYANG POINT Daily needs · 1.43 km away
PASIR RIS PARK CONNECTOR Park / green link · 1.04 km away
PASIR RIS CENTRAL HAWKER CENTRE Food centre · 1.55 km away
Market trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $3,400 25 rental contracts in view
Latest median sale PSF $1,273 psf 6 sale transactions in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Dec 2025 1 $3,400 0 - -
Nov 2025 1 $3,300 0 - -
Oct 2025 2 $3,200 0 - -
Jul 2025 1 $3,300 1 $1,273 psf $1,110,000
May 2025 3 $3,300 0 - -
Mar 2025 0 - 1 $1,299 psf $1,133,000
Feb 2025 2 $5,750 1 $1,179 psf $1,028,000
Nov 2024 2 $4,300 1 $1,108 psf $1,228,000
Oct 2024 2 $3,050 0 - -
Sept 2024 1 $3,050 0 - -
Aug 2024 1 $3,000 1 $1,025 psf $1,820,000
Jul 2024 0 - 1 $1,192 psf $1,038,888
Similar projects nearby
Same district, ranked by similar rent, sale PSF and transaction depth.
Freehold EDELWEISS PARK CONDOMINIUM 2.7 km away 492 transactions
- Median rent
- $3,250
- Median sale PSF
- $1,035 psf
- Median rent
- $3,300
- Median sale PSF
- $988 psf
- Median rent
- $3,225
- Median sale PSF
- $1,057 psf
- Median rent
- $3,200
- Median sale PSF
- $1,117 psf
- Median rent
- $3,400
- Median sale PSF
- $1,065 psf
- Median rent
- $3,000
- Median sale PSF
- $1,127 psf
Rent by bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
2 bed $3,150 $3,039 42
3 bed $5,740 $5,679 8
Rent by floor area
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
800 to 900 sqft $3,000 $2,930 27
900 to 1,000 sqft $3,350 $3,237 15
1,200 to 1,300 sqft $3,250 $3,250 1
1,900 to 2,000 sqft $5,400 $5,400 1
2,000 to 2,100 sqft $3,500 $3,500 1
2,400 to 2,500 sqft $5,900 $6,656 5
Sale price by floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,121,500 $1,021 psf 18
Latest transactions
Most recent URA rental contracts and sale transactions for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
BLUWATERS 2 shows a typical monthly rent of $3,250 across 50 rental contracts. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Median rent $3,250
Rental contracts 50
Rent signal Strong
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
Recent sales at BLUWATERS 2 point to a typical sale price of $1,121,500 and $1,021 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Median sale $1,121,500
Median PSF $1,021 psf
Sale signal Moderate
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- 946-year leasehold from 1938 should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. BLUWATERS 2 has 18 sale transactions in this dataset, so pricing should be checked against actual recent contracts before listing.
Sale signal Moderate
Total sold value $22.9M
Latest update Dec 2025
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
District context
Use D17 to compare BLUWATERS 2 against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from recorded URA private residential rental contracts. Rent is shown as monthly rent.
Sale figures come from recorded private residential sale transactions. PSF and total selling value are shown where sale records include the needed fields.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
BLUWATERS 2 FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at BLUWATERS 2?
Based on the URA rental records currently loaded for BLUWATERS 2, the median monthly rent is $3,250 across 50 rental contracts.
What is the typical sale price at BLUWATERS 2?
The median sale price for BLUWATERS 2 is $1,121,500, based on 18 URA sale transactions in the local dataset.
What is the median sale PSF at BLUWATERS 2?
The median sale price per square foot for BLUWATERS 2 is $1,021 psf. The average sale PSF is $1,039 psf.
Is BLUWATERS 2 freehold or leasehold?
BLUWATERS 2 is listed as 946-year leasehold from 1938. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is BLUWATERS 2 located?
BLUWATERS 2 is located at 205 JALAN LOYANG BESAR BLUWATERS 2 SINGAPORE 509456 in D17 / Loyang, Changi.
How current is the BLUWATERS 2 transaction data?
The URA records on this page start from May 2021 and run through Dec 2025. The page is rebuilt after local data refresh runs.