Rent vs D17 Near district
Rents near district median
Bluwaters's latest 12-month median rent is $3,400 compared with the D17 median of $3,400 for the same period. Use this district check before narrowing by bedroom and area band.
Bluwaters rent and sale price
D17 / Loyang, Changi
Address 195a Jalan Loyang Besar Bluwaters Singapore 506962
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Quick summary about Bluwaters
Bluwaters is a 946-year leasehold apartment in D17 / Loyang, Changi. The page currently tracks 43 rentals and 15 sales.
- Latest 12M median rent is $3,400 per month from 7 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $1,919,000, with median sale PSF at $1,074 psf from 2 sales.
- Rent is up 12.5% over the last 3 months. Sale PSF is up 7.6% over the last 3 months.
Bluwaters Market Brief
Compare the project with D17 across rent, sale PSF, tenure and transaction activity.
Compared with D17
Sale PSF vs D17 -39.5%
Sale PSF below district median
Bluwaters's latest 12-month median sale PSF is $1,074 psf versus the D17 median of $1,776 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 2.13%
Rent support near district screen
Gross yield is roughly 2.13% versus a D17 screen of 2.36%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 33.0% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity -11.1%
Activity is steady
Recent transaction volume is close to 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 against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $3,400
Is the asking rent fair?
$3,250 to $3,550 is the first fair-rent band to check. Above $3,550 should have a visible reason.
Latest 12M median sale PSF $1,074 psf
Is the purchase price fair?
$1,860,000 to $1,980,000 and $1,040 to $1,110 psf are the first sale checks before adjusting for floor, size, view and condition.
2 bed rent $3,200
Are similar units renting for more?
2 bed and 1,100 to 1,200 sqft give the closest unit-size checks.
Rent stability 33.0% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume -11.1%
Is activity rising?
Activity is steady. Recent transaction volume is close to the prior 6-month view.
Bluwaters Project Facts
Project-level details from URA records and local enrichment.
Tenure 946-year leasehold from 1938
Property type Apartment, Non-Landed Properties
Sales 15 resale transactions
Total sold value $19.6M
Bluwaters Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 43 Aug 2021 to Jun 2026
Sale transactions 15 Jun 2021 to Mar 2026
Rent trend 12.5% Last 3 months
Sale PSF trend 7.6% Last 3 months
Bluwaters 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
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
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
Bluwaters Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $3,600 20 rentals in view
Latest median sale PSF $1,304 psf 7 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jun 2026 1 $3,600 0 - -
Mar 2026 0 - 1 $1,304 psf $1,530,000
Dec 2025 1 $3,500 0 - -
Oct 2025 2 $3,600 1 $844 psf $2,308,000
Sept 2025 1 $2,900 0 - -
Aug 2025 1 $3,200 0 - -
Jul 2025 1 $3,300 0 - -
May 2025 0 - 1 $1,247 psf $1,020,000
Apr 2025 1 $4,000 0 - -
Dec 2024 1 $3,000 1 $1,115 psf $1,320,000
Oct 2024 2 $3,600 0 - -
Sept 2024 1 $3,000 1 $1,175 psf $1,100,000
Projects Similar to Bluwaters
Same district, ranked by similar rent, sale PSF and transaction depth.
Freehold Avila Gardens 2.1 km away 316 transactions
- Median rent
- $3,300
- Median sale PSF
- $1,073 psf
- Median rent
- $3,250
- Median sale PSF
- $1,122 psf
- Median rent
- $3,250
- Median sale PSF
- $1,038 psf
- Median rent
- $3,000
- Median sale PSF
- $1,136 psf
- Median rent
- $2,850
- Median sale PSF
- $1,123 psf
- Median rent
- $2,850
- Median sale PSF
- $1,161 psf
Bluwaters Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
2 bed $3,200 $3,117 26
3 bed $3,700 $3,582 17
Bluwaters Rent by Size
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 $3,223 13
1,100 to 1,200 sqft $3,750 $3,619 16
Bluwaters Sale PSF 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
Bluwaters 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 shows a latest 12-month median monthly rent of $3,400 across 7 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $3,400
Rentals in period 7
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
Latest 12M sales at Bluwaters show a median price of $1,919,000 and $1,074 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $1,919,000
Latest 12M median PSF $1,074 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 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Moderate
Total sold value $19.6M
Latest record Jun 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.
Run Bluwaters numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $3,400/mo Test gross and net yield against typical rent. Buy vs rent $1.9M Compare ownership cost against renting. Mortgage $1.9M Estimate monthly payment from the sale price. Stamp duty $1,074 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
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 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 FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Bluwaters?
Bluwaters has a latest 12-month median monthly rent of $3,400 across 7 rentals in that period.
What is the typical sale price at Bluwaters?
The latest 12-month median sale price for Bluwaters is $1,919,000, based on 2 sales in that period.
What is the median sale PSF at Bluwaters?
The latest 12-month median sale price per square foot for Bluwaters is $1,074 psf. The average for the same period is $1,074 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 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.