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Condominium Project Intelligence
BLUWATERS 2
JALAN LOYANG BESAR
1.8 kmPASIR RIS MRT STATION
$1.12MMedian transacted price
2Transactions in latest 12 months
781–1,000 sqftMost popular unit size
Market Snapshot
At Peak
At 12-Month High
Peak: May 2026Based on latest 12 months
▲ +1.8%
From 12-Month Low
Low: Aug 2025Based on latest 12 months
• 0.0%
Vs District Median PSF
Above District 17 medianBased on latest 12 months
▼ -16.7%
Vs OCR Median PSF
Below OCR medianBased on latest 12 months
2.8%
12M Turnover Rate
2 sales / 71 units
Latest 12-month sales
2
Up to latest completed Month
Median transacted price
$1.12M
Latest 12 months
Median PSF
$1,285
Latest 12 months
Typical recorded price range
$1.11M – $1.13M
20th to 80th percentile
Latest transacted price
$1.13M
872 sqft · 1 May 2026
Historical transaction information is presented for market research and does not constitute a valuation or investment recommendation.
Data Source: Urban Redevelopment Authority (URA)•Data up to: July 2026•Last updated: 3 Aug 2026
Market Trends
Average Price & Transaction Trend
Monthly average transacted price and sales volume from the first available record since 2017.
Average PriceTransactions
Available history: Jul 2021 to May 2026
Data Source: Urban Redevelopment Authority (URA)•Data up to: July 2026•Last updated: 3 Aug 2026
Transaction Breakdown (Last 12 Months)
Based on completed transactions from Aug 2025 to Jul 2026.
Most popular unit size781–1,000 sqft
Median Sold Size872 sqft
Unit Size Distribution
Only size ranges with recorded transactions are shown.
Price Distribution
Recorded transactions grouped into price ranges.
Data Source: Urban Redevelopment Authority (URA)•Data up to: July 2026•Last updated: 3 Aug 2026
Recent Transactions by Unit Size
781 – 1000 sqft Average Price Trend
781 – 1000 sqft Transaction Volume
781 – 1000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-05 | 1 | $1.13M | $1.13M | $1.13M | $1,296 |
| 2025-08 | 1 | $1.11M | $1.11M | $1.11M | $1,273 |
781 – 1000 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-05 | Condominium | 01 to 05 | 872 sqft | $1,296 | $1.13M |
| 2025-08 | Condominium | 01 to 05 | 872 sqft | $1,273 | $1.11M |
Data Source: Urban Redevelopment Authority (URA)•Data up to: July 2026•Last updated: 3 Aug 2026
Location Map
Explore the development in detail with interactive maps. Switch between OneMap, Satellite, Land Lot and URA Master Plan to better understand the development and its surroundings.
Master Plan 2025 (approved amendments incorporated)
Please click on the zoning type for a description of the use
Railway
Planning Area Boundary
Plot Ratio Boundary
Underground Road / Structure
Maximum Permissible Plot Ratio
Maximum Permissible White Quantum
Minimum Business (B) Plot Ratio
Conservation Area
Nature Reserve
National Park
Monument
Nearby Amenities
Closest amenities from BLUWATERS 2. Distances are straight-line estimates.
MRT / LRT
- PASIR RIS MRT STATION1.8 kmPASIR RIS CENTRAL
- TAMPINES EAST MRT STATION2.8 kmTAMPINES AVENUE 7
Primary Schools
- PASIR RIS PRIMARY SCHOOL800 mPASIR RIS STREET 21
- CASUARINA PRIMARY SCHOOL1.1 kmPASIR RIS STREET 41
- WHITE SANDS PRIMARY SCHOOL1.6 kmPASIR RIS STREET 11
Secondary Schools
- PASIR RIS CREST SECONDARY SCHOOL880 mPASIR RIS STREET 41
- HAI SING CATHOLIC SCHOOL1.2 kmPASIR RIS DRIVE 6
- LOYANG VIEW SECONDARY SCHOOL1.6 kmPASIR RIS STREET 11
- MERIDIAN SECONDARY SCHOOL2.2 kmPASIR RIS STREET 51
Post-Secondary
- TAMPINES MERIDIAN JUNIOR COLLEGE3.0 kmPASIR RIS STREET 71
MOE Kindergartens
- MOE KINDERGARTEN @ CASUARINA1.1 kmPASIR RIS STREET 41
Hawker Centres
- Pasir Ris Central Hawker Centre1.5 kmPasir Ris Central
- Changi Village Blk 2 and 32.9 kmChangi Village Road
Hospitals
- Changi Medical Facility2.5 kmUPPER CHANGI ROAD NORTH
- ST. ANDREW'S COMMUNITY HOSPITAL4.5 kmSIMEI STREET 3
Parks
- PASIR RIS PK1.3 km
- PASIR RIS TOWN PK1.6 km
- CHANGI WEST BOARDWALK (CHANGI BC)1.8 km
Libraries
- Pasir Ris Library1.8 kmPasir Ris Central Street 3
- Tampines Library3.9 kmTampines Walk
Community Clubs
- Pasir Ris East CC1.3 kmPasir Ris Drive 4
- PAssion WaVe @ Pasir Ris (Sea Sports Club)2.4 kmElias Road
Sport Facilities
- Pasir Ris Sport Centre1.5 kmPasir Ris Central
- Tampines Sport Centre4.0 kmTampines Walk
Market Position & Nearby Transactions
How BLUWATERS 2 compares with District 17 projects and transactions recorded within 1 km over the latest 12 months.
Project Median PSF$1,2852 project sales
District 17 Median PSF$1,285Median across district projects with recorded sales
Difference vs District0.0%In line with district
Transactions Within 1 km103Recorded in the latest 12 months
Position Within District 17
BLUWATERS 2 is more affordable than 47% of District 17 projects with recorded sales.
Lower PSFDistrict medianHigher PSF
20of 38 District 17 projects with recorded sales
District reference range$1,136 – $1,924 psf
Comparable Condos Within 1 km
Up to 20 nearest eligible condominium and EC projects. PSF (M) means median PSF for the latest 12 months.
| Project | Distance | TOP / Age | Units | 12M Sales | PSF (M) |
|---|---|---|---|---|---|
| CASA PASIR RIS | 21 m | 200323 yrs old | — | 0 | — |
| RIZ HAVEN | 62 m | 201115 yrs old | 33 | 0 | — |
| THE EDGEWATER | 117 m | 200422 yrs old | — | 2 | $1,298 |
| BLUWATERS | 117 m | — | — | 2 | $1,074 |
| ASTON RESIDENCE | 132 m | 201115 yrs old | 28 | 2 | $718 |
| COASTAL VIEW RESIDENCES | 342 m | 200917 yrs old | 40 | 1 | $1,253 |
| RIPPLE BAY | 348 m | 201610 yrs old | 679 | 40 | $1,425 |
| JLB RESIDENCES | 367 m | 200818 yrs old | 36 | 0 | — |
| LOYANG GARDENS | 388 m | 199432 yrs old | — | 0 | — |
| LOYANG TOWNHOUSES | 388 m | — | — | 0 | — |
| OCEAN FRONT SUITES | 388 m | 201610 yrs old | 58 | 0 | — |
| THE LIGHTHOUSE | 388 m | 200422 yrs old | — | 0 | — |
| SANDY PALM | 459 m | 200224 yrs old | — | 0 | — |
| LOYANG COURT | 518 m | 199729 yrs old | 12 | 0 | — |
| WATERCOLOURS | 610 m | 201610 yrs old | 416 | 28 | $1,232 |
| SEASTRAND | 612 m | 201610 yrs old | 473 | 19 | $1,282 |
| LOYANG GROVE | 627 m | 200125 yrs old | — | 0 | — |
| COASTAL BREEZE RESIDENCES | 661 m | 201214 yrs old | 63 | 4 | $1,183 |
| THE WATERCREST | 661 m | — | — | 0 | — |
| WATERCREST | 752 m | 199927 yrs old | — | 5 | $1,056 |
Nearby Transactions by Unit Size
Transactions from eligible condominium and EC projects within 1 km during the latest 12 months.
<500 sqft Nearby Average Price Trend
<500 sqft Nearby Transaction Volume
<500 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-05 | 2 | $712.5K | $710K | $715K | $1,471 |
| 2025-12 | 1 | $705K | $705K | $705K | $1,455 |
| 2025-10 | 2 | $729.4K | $728.9K | $730K | $1,506 |
<500 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| RIPPLE BAY | Condo | 679 | 5 | $717.8K | $1,482 |
500–780 sqft Nearby Average Price Trend
500–780 sqft Nearby Transaction Volume
500–780 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 1 | $1.04M | $1.04M | $1.04M | $1,339 |
| 2026-06 | 3 | $916.7K | $770K | $1.1M | $1,320 |
| 2026-05 | 1 | $1.05M | $1.05M | $1.05M | $1,355 |
| 2026-03 | 1 | $815K | $815K | $815K | $1,328 |
| 2026-02 | 2 | $907.8K | $727.5K | $1.09M | $1,340 |
| 2026-01 | 4 | $978.3K | $738K | $1.32M | $1,430 |
| 2025-12 | 2 | $887.5K | $735K | $1.04M | $1,292 |
| 2025-11 | 1 | $1.32M | $1.32M | $1.32M | $1,721 |
| 2025-10 | 1 | $1.21M | $1.21M | $1.21M | $1,582 |
| 2025-09 | 3 | $1.05M | $1.05M | $1.06M | $1,359 |
| 2025-08 | 3 | $728.3K | $720K | $740K | $1,269 |
500–780 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| RIPPLE BAY | Condo | 679 | 13 | $1.09M | $1,439 |
| SEASTRAND | Condo | 473 | 9 | $755.1K | $1,271 |
781–1,000 sqft Nearby Average Price Trend
781–1,000 sqft Nearby Transaction Volume
781–1,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 1 | $1.27M | $1.27M | $1.27M | $1,282 |
| 2026-06 | 3 | $1.16M | $1.14M | $1.2M | $1,242 |
| 2026-05 | 2 | $951.4K | $750K | $1.15M | $1,017 |
| 2026-04 | 1 | $1.2M | $1.2M | $1.2M | $1,253 |
| 2026-03 | 2 | $1.16M | $1.14M | $1.18M | $1,329 |
| 2026-02 | 4 | $1.12M | $1.1M | $1.14M | $1,304 |
| 2026-01 | 3 | $1.14M | $1.03M | $1.25M | $1,255 |
| 2025-12 | 2 | $1.19M | $1.12M | $1.25M | $1,267 |
| 2025-11 | 4 | $1.13M | $980K | $1.26M | $1,260 |
| 2025-10 | 2 | $1.15M | $1.13M | $1.17M | $1,357 |
| 2025-09 | 3 | $1.19M | $1.15M | $1.25M | $1,275 |
| 2025-08 | 3 | $1.24M | $1.21M | $1.3M | $1,298 |
781–1,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| WATERCOLOURS | EC | 416 | 18 | $1.14M | $1,219 |
| SEASTRAND | Condo | 473 | 6 | $1.18M | $1,283 |
| RIPPLE BAY | Condo | 679 | 5 | $1.15M | $1,389 |
| THE EDGEWATER | Condo | — | 1 | $1.25M | $1,348 |
1,001–1,200 sqft Nearby Average Price Trend
1,001–1,200 sqft Nearby Transaction Volume
1,001–1,200 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 1 | $1.57M | $1.57M | $1.57M | $1,469 |
| 2026-06 | 3 | $1.52M | $1.33M | $1.65M | $1,384 |
| 2026-05 | 1 | $1.87M | $1.87M | $1.87M | $1,719 |
| 2026-03 | 3 | $1.55M | $1.53M | $1.58M | $1,396 |
| 2026-02 | 3 | $1.41M | $1.23M | $1.6M | $1,280 |
| 2026-01 | 1 | $1.4M | $1.4M | $1.4M | $1,193 |
| 2025-12 | 2 | $1.67M | $1.64M | $1.71M | $1,439 |
| 2025-10 | 2 | $1.53M | $1.45M | $1.61M | $1,402 |
| 2025-09 | 1 | $1.43M | $1.43M | $1.43M | $1,253 |
| 2025-08 | 5 | $1.39M | $1.25M | $1.53M | $1,290 |
1,001–1,200 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| RIPPLE BAY | Condo | 679 | 14 | $1.54M | $1,422 |
| COASTAL BREEZE RESIDENCES | Condo | 63 | 3 | $1.38M | $1,176 |
| BLUWATERS | Apt | — | 1 | $1.53M | $1,304 |
| COASTAL VIEW RESIDENCES | Apt | 40 | 1 | $1.43M | $1,253 |
| SEASTRAND | Condo | 473 | 1 | $1.65M | $1,381 |
| THE EDGEWATER | Condo | — | 1 | $1.25M | $1,247 |
| WATERCOLOURS | EC | 416 | 1 | $1.45M | $1,321 |
1,201–1,500 sqft Nearby Average Price Trend
1,201–1,500 sqft Nearby Transaction Volume
1,201–1,500 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 1 | $1.5M | $1.5M | $1.5M | $1,010 |
| 2026-06 | 1 | $1.43M | $1.43M | $1.43M | $1,080 |
| 2026-05 | 2 | $1.34M | $1.3M | $1.37M | $1,057 |
| 2026-04 | 2 | $1.58M | $1.31M | $1.85M | $1,205 |
| 2026-02 | 3 | $1.56M | $1.43M | $1.79M | $1,220 |
| 2026-01 | 1 | $1.51M | $1.51M | $1.51M | $1,216 |
| 2025-12 | 2 | $1.63M | $1.59M | $1.68M | $1,331 |
| 2025-11 | 1 | $1.72M | $1.72M | $1.72M | $1,389 |
| 2025-10 | 1 | $2.09M | $2.09M | $2.09M | $1,632 |
| 2025-09 | 1 | $1.77M | $1.77M | $1.77M | $1,226 |
| 2025-08 | 2 | $1.58M | $1.53M | $1.63M | $1,276 |
1,201–1,500 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| WATERCOLOURS | EC | 416 | 6 | $1.51M | $1,189 |
| WATERCREST | Condo | — | 4 | $1.39M | $1,054 |
| RIPPLE BAY | Condo | 679 | 3 | $1.86M | $1,416 |
| SEASTRAND | Condo | 473 | 3 | $1.77M | $1,392 |
| COASTAL BREEZE RESIDENCES | Condo | 63 | 1 | $1.43M | $1,172 |
1,501–2,000 sqft Nearby Average Price Trend
1,501–2,000 sqft Nearby Transaction Volume
1,501–2,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-02 | 1 | $1.94M | $1.94M | $1.94M | $1,035 |
| 2025-11 | 1 | $1.66M | $1.66M | $1.66M | $1,056 |
| 2025-10 | 1 | $1.84M | $1.84M | $1.84M | $1,062 |
1,501–2,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| WATERCOLOURS | EC | 416 | 2 | $1.89M | $1,049 |
| WATERCREST | Condo | — | 1 | $1.66M | $1,056 |
2,001–3,000 sqft Nearby Average Price Trend
2,001–3,000 sqft Nearby Transaction Volume
2,001–3,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-04 | 1 | $2.33M | $2.33M | $2.33M | $1,019 |
| 2025-10 | 1 | $2.31M | $2.31M | $2.31M | $844 |
2,001–3,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| BLUWATERS | Apt | — | 1 | $2.31M | $844 |
| WATERCOLOURS | EC | 416 | 1 | $2.33M | $1,019 |
>3,000 sqft Nearby Average Price Trend
>3,000 sqft Nearby Transaction Volume
>3,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-03 | 1 | $3.39M | $3.39M | $3.39M | $721 |
| 2025-12 | 1 | $3.35M | $3.35M | $3.35M | $714 |
>3,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| ASTON RESIDENCE | Detached House | 28 | 2 | $3.37M | $718 |
Market Interpretation
BLUWATERS 2 recorded only 2 transactions during the latest 12 months. Price movements should therefore be interpreted cautiously because individual sales can materially affect the headline figures.
Its median PSF is broadly in line with the District 17 project median.
Within 1 km, 20 nearby condominiums were identified; 9 recorded at least one sale during the same period. These projects provide additional context where the subject development has limited recent activity.
This is a rules-based interpretation of recorded transactions and nearby project data, not a formal valuation.Project Details
Developer
Novelty Capital Pte Ltd
Property type
Condominium
District
District 17 - Changi / Loyang
Market segment
Outside Central Region
Tenure
946 yrs lease commencing from 1938
TOP
2001
Total units
71
Postal code
509456
About BLUWATERS 2
BLUWATERS 2 is a condominium in Singapore District 17, completed in 2001 with 946 yrs lease commencing from 1938. It recorded 2 transactions during the latest 12-month period in the database, with a median transacted price of $1.12M and a median of $1,285 psf. The most frequently transacted size range is 781–1,000 sqft, representing 100.0% of transactions with recorded floor area. PASIR RIS MRT STATION is approximately 1.8 km away by straight-line distance. 1 primary school is located within a 1 km straight-line radius.
Get Property AdviceDisclaimer: The information, charts and statistics on this page are derived from publicly available Urban Redevelopment Authority (URA) transaction records and are provided for general informational purposes only. While every reasonable effort is made to keep the information accurate and up to date, all data, calculations, trends and market insights are estimates and should not be relied upon as the sole basis for financial, investment, legal, valuation or property decisions. Users should independently verify the information and seek professional advice where appropriate.
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