Projects
BLUWATERS
D17 / Loyang, Changi
Address 195A JALAN LOYANG BESAR BLUWATERS SINGAPORE 506962
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Apartment, Non-Landed Properties 57 transactions 946-year leasehold from 1938 Updated Feb 2026
Property image pending
Project read
Quick summary about BLUWATERS
Bluwaters is a 946-year leasehold from 1938 apartment, non-landed properties in D17 / Loyang, Changi. Bluwaters currently has 42 rental contracts and 15 sale transactions, covering May 2021 to Feb 2026.
- Typical rent is $3,225 per month, with bedroom and floor-area splits below for a closer unit-level view.
- Typical sale price is $1,190,000, with median sale PSF at $1,115 psf and total recorded sale value of $19.6M.
- Rent is up 6.1% over the last 3 months. Sale PSF is up 7.6% over the last 3 months.
Project facts
Project-level details from URA records and local enrichment.
Tenure 946-year leasehold from 1938
Property type Apartment, Non-Landed Properties
Sale records 15 resale transactions
Total sold value $19.6M
Data coverage
URA records on this page start May 2021 and run through Feb 2026.
Rental contracts 42 Jul 2021 to Nov 2025
Sale transactions 15 May 2021 to Feb 2026
Rent trend 6.1% Last 3 months
Sale PSF trend 7.6% 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) 1.45 km away
PASIR RIS MRT STATION (EW1) 1.71 km away
TAMPINES EAST MRT STATION (DT33) 2.8 km away
Schools nearby
PASIR RIS PRIMARY SCHOOL 0.84 km away
PASIR RIS CREST SECONDARY SCHOOL 0.87 km away
CASUARINA PRIMARY SCHOOL 1.06 km away
LEARNING LEAP PTE LTD (WHITE SANDS PRIMARY SCHOOL) 1.61 km away
Amenities
HOUGANG GREEN SHOPPING MALL Mall / retail · 8.35 km away
SHENG SIONG LOYANG POINT Daily needs · 1.43 km away
PASIR RIS PARK CONNECTOR Park / green link · 1.03 km away
PASIR RIS CENTRAL HAWKER CENTRE Food centre · 1.46 km away
Market trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $3,500 19 rental contracts in view
Latest median sale PSF $1,304 psf 8 sale transactions in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Feb 2026 0 - 1 $1,304 psf $1,530,000
Nov 2025 1 $3,500 0 - -
Sept 2025 2 $3,600 1 $844 psf $2,308,000
Aug 2025 1 $2,900 0 - -
Jul 2025 1 $3,200 0 - -
Jun 2025 1 $3,300 0 - -
Apr 2025 0 - 1 $1,247 psf $1,020,000
Mar 2025 1 $4,000 0 - -
Nov 2024 1 $3,000 1 $1,115 psf $1,320,000
Sept 2024 2 $3,600 0 - -
Aug 2024 1 $3,000 1 $1,175 psf $1,100,000
Jun 2024 1 $3,200 0 - -
Similar projects nearby
Same district, ranked by similar rent, sale PSF and transaction depth.
Freehold CARISSA PARK CONDOMINIUM 2.3 km away 654 transactions
- Median rent
- $3,200
- Median sale PSF
- $1,117 psf
- Median rent
- $3,000
- Median sale PSF
- $1,127 psf
- Median rent
- $3,300
- Median sale PSF
- $1,174 psf
- Median rent
- $3,250
- Median sale PSF
- $1,035 psf
- Median rent
- $3,225
- Median sale PSF
- $1,057 psf
- Median rent
- $3,400
- Median sale PSF
- $1,170 psf
Rent by bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
2 bed $3,200 $3,098 25
3 bed $3,700 $3,582 17
Rent by floor area
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
700 to 800 sqft $3,100 $3,100 5
800 to 900 sqft $3,150 $2,961 9
900 to 1,000 sqft $3,200 $3,192 12
1,100 to 1,200 sqft $3,750 $3,619 16
Sale price by floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,190,000 $1,115 psf 15
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 shows a typical monthly rent of $3,225 across 42 rental contracts. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Median rent $3,225
Rental contracts 42
Rent signal Moderate
- 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 point to a typical sale price of $1,190,000 and $1,115 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Median sale $1,190,000
Median PSF $1,115 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 has 15 sale transactions in this dataset, so pricing should be checked against actual recent contracts before listing.
Sale signal Moderate
Total sold value $19.6M
Latest update Feb 2026
- 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 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 FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at BLUWATERS?
Based on the URA rental records currently loaded for BLUWATERS, the median monthly rent is $3,225 across 42 rental contracts.
What is the typical sale price at BLUWATERS?
The median sale price for BLUWATERS is $1,190,000, based on 15 URA sale transactions in the local dataset.
What is the median sale PSF at BLUWATERS?
The median sale price per square foot for BLUWATERS is $1,115 psf. The average sale PSF is $1,066 psf.
Is BLUWATERS freehold or leasehold?
BLUWATERS 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 located?
BLUWATERS is located at 195A JALAN LOYANG BESAR BLUWATERS SINGAPORE 506962 in D17 / Loyang, Changi.
How current is the BLUWATERS transaction data?
The URA records on this page start from May 2021 and run through Feb 2026. The page is rebuilt after local data refresh runs.