Bluwaters 2 rent and sale price
D17 / Loyang, Changi
Address 205 Jalan Loyang Besar Bluwaters 2 Singapore 509456
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Condominium, Non-Landed Properties 70 transactions 946-year leasehold from 1938 Latest records Jun 2026
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Project read
Quick summary about Bluwaters 2
Bluwaters 2 is a 946-year leasehold condominium in D17 / Loyang, Changi. The page currently tracks 51 rentals and 19 sales.
- Typical rent is $3,250 per month, with bedroom and floor-area splits below for a closer unit-level view.
- Typical sale price is $1,130,000, with median sale PSF at $1,025 psf and total recorded sale value of $24.1M.
- Rent is up 3.0% over the last 3 months. Sale PSF is up 17.0% over the last 3 months.
Bluwaters 2 Market Position
How this project compares with the wider D17 market before you read the detailed tables.
Rent vs D17 +1.6%
Rents near district median
Bluwaters 2's median rent is $3,250 compared with the D17 median of $3,200. Use this as the district-level check before narrowing by bedroom and area band.
Sale PSF vs D17 -21.2%
Sale PSF below district median
Bluwaters 2's median sale PSF is $1,025 psf versus the D17 median of $1,301 psf. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 3.45%
Rent support above district screen
Gross yield is roughly 3.45% versus a D17 screen of 2.77%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 83.3% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity -38.5%
Activity is lighter
8 recent transactions versus 13 in the prior 6-month view.
Tenure lens 946-year leasehold
Leasehold comparison needed
946-year leasehold from 1938 matters most on sale price. Compare Bluwaters 2 against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Bluwaters 2 Decision Snapshot
Fast checks for rent fairness, purchase pricing, stable rent and transaction activity before you dig into the tables.
Median rent $3,250
Is the asking rent fair?
$3,100 to $3,400 is the first fair-rent band to check. Above $3,400 should have a visible reason.
Median sale PSF $1,025 psf
Is the purchase price fair?
$1,100,000 to $1,160,000 and $990 to $1,060 psf are the first sale checks before adjusting for floor, size, view and condition.
2 bed rent $3,150
Are similar units renting for more?
2 bed and 800 to 900 sqft give the closest unit-size checks.
Rent stability 83.3% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume -38.5%
Is activity rising?
Activity is lighter. 8 recent transactions versus 13 in the prior 6-month view.
Run Bluwaters 2 numbers
Use the typical rent and sale price from this project page as a starting point, then adjust the calculator assumptions.
Rental yield $3,250/mo Test gross and net yield against typical rent. Buy vs rent $1.1M Compare ownership cost against renting. Mortgage $1.1M Estimate monthly payment from the sale price. Stamp duty $1,025 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
Bluwaters 2 Project Facts
Project-level details from URA records and local enrichment.
Tenure 946-year leasehold from 1938
Property type Condominium, Non-Landed Properties
Sales 19 resale transactions
Total sold value $24.1M
Bluwaters 2 Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 51 Jun 2021 to Apr 2026
Sale transactions 19 Jul 2021 to May 2026
Rent trend 3.0% Last 3 months
Sale PSF trend 17.0% Last 3 months
Bluwaters 2 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
Bluwaters 2 Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $3,800 23 rentals in view
Latest median sale PSF $1,296 psf 7 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
May 2026 0 - 1 $1,296 psf $1,130,000
Apr 2026 1 $3,800 0 - -
Jan 2026 1 $3,400 0 - -
Dec 2025 1 $3,300 0 - -
Nov 2025 2 $3,200 0 - -
Aug 2025 1 $3,300 1 $1,273 psf $1,110,000
Jun 2025 3 $3,300 0 - -
Apr 2025 0 - 1 $1,299 psf $1,133,000
Mar 2025 2 $5,750 1 $1,179 psf $1,028,000
Dec 2024 2 $4,300 1 $1,108 psf $1,228,000
Nov 2024 2 $3,050 0 - -
Oct 2024 1 $3,050 0 - -
Projects Similar to Bluwaters 2
Same district, ranked by similar rent, sale PSF and transaction depth.
Freehold Edelweiss Park Condominium 2.7 km away 506 transactions
- Median rent
- $3,250
- Median sale PSF
- $1,037 psf
- Median rent
- $3,250
- Median sale PSF
- $1,118 psf
- Median rent
- $3,300
- Median sale PSF
- $1,073 psf
- Median rent
- $3,400
- Median sale PSF
- $988 psf
- Median rent
- $3,500
- Median sale PSF
- $1,065 psf
- Median rent
- $3,000
- Median sale PSF
- $1,131 psf
Bluwaters 2 Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
2 bed $3,150 $3,039 42
3 bed $5,580 $5,470 9
Bluwaters 2 Rent by Size
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 $3,525 $3,525 2
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
Bluwaters 2 Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,130,000 $1,025 psf 19
Bluwaters 2 Latest Transactions
Most recent URA rentals and sales 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 51 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Median rent $3,250
Rentals 51
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 $1,130,000 and $1,025 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Median sale $1,130,000
Median PSF $1,025 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 19 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Moderate
Total sold value $24.1M
Latest record May 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 2 against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
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?
Bluwaters 2 has a median monthly rent of $3,250 across 51 rentals.
What is the typical sale price at Bluwaters 2?
The median sale price for Bluwaters 2 is $1,130,000, based on 19 sales on this page.
What is the median sale PSF at Bluwaters 2?
The median sale price per square foot for Bluwaters 2 is $1,025 psf. The average sale PSF is $1,053 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 project page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.