BLUWATERS is a 11-year balance leasehold development along JALAN LOYANG BESAR in District 17 (Loyang / Changi), part of the OCR segment of Singapore's private residential market. The project comprises 45 units and is TOP 2007.
This profile draws on 15 recorded transactions from URA to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
At roughly 19 years from TOP, BLUWATERS is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 17 (Loyang / Changi), the immediate context for BLUWATERS is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
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 |
Boutique character. With 45 units, BLUWATERS keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. Pasir Ris Crest Secondary School sits about 1.45km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Mature streetscape and amenity coverage. The immediate neighbourhood has the daily-living amenity profile of an established residential precinct — hawker centres, supermarkets, clinics, parks within a short walk or drive. The convenience compounds over a hold, even if no single amenity is a headline feature.
Unverified MRT proximity. The MRT distance is not recorded in our reference data. Before underwriting any MRT premium in your valuation, do a manual walking-time check on OneMap or Google Maps — listing summaries routinely conflate driving distance with walking distance.
Lease tenor below 75 years. With roughly 11 years remaining, CPF usage starts to be capped (the 95-year rule reduces utilisation as lease decays), and bank loan tenor compresses correspondingly. The resale buyer pool narrows toward older buyers with shorter horizons.
Thin transaction history. With only 15 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
- ⚠️ Young couple, first home: Lease horizon constrains long-hold optionality
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ⚠️ CBD commuter: Bus or own-vehicle commute likely required
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ⚠️ Foreign professional (expat): Verify tenant-pool depth in immediate catchment
- ⚠️ Long-term hold (10+ yr): Plan exit timing around lease-decay thresholds
Composite assessment: BLUWATERS sits in an off-MRT-spine pocket where own-vehicle commuting and a narrower tenant pool define the economics. Suits owner-occupiers who prioritise the specific neighbourhood and lifestyle fit over capital-market efficiency. 15 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 7-12 years with realistic vacancy and re-let cost assumptions. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
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.
- 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: