Price psf trend
Latest project transactions
Project price per square foot
Recorded project trend · S$ per sqft
Project PSF
BLUWATERS 2
JALAN LOYANG BESAR
Project research
Market overview
Explore 142 recorded sales for BLUWATERS 2. The latest recorded sale is from May 2026; use the price trend and transaction history below to assess the available evidence.
Median price psf
S$774 psf
+8.7% over comparison window
Average price psf
S$827 psf
Recent sales records
1
Latest recorded 6-month window
Sales records analysed
142
Every sale on record
+8.7%
Observed unit mix
Share of available listing and transaction observations; not the developer’s total unit mix.
Launch timeline
First recordJun 2007
Latest saleMay 2026
Completion2011
Tenure999-year Leasehold
Comparable projects
Market insight
PositiveBLUWATERS 2 shows positive PSF movement of 8.7% across the available transaction window, with 142 recorded sales. Average pricing is S$827 psf.
Price UptrendCondominiumLeasehold
Unit mix
2 Bedroom33%1 units
3 Bedroom33%1 units
4 Bedroom33%1 units
Price range
4 BedroomFrom $1.70M
2 BedroomFrom $1.30M
3 BedroomFrom $1.45M
Estimated value today
| Home | Sale price | Monthly rent |
|---|---|---|
| 958 sqft unit | S$1,218,000 | S$3,350/mo |
Based on recorded transactions to Sep 2026. An automated estimate from recorded transactions, not a valuation by a licensed valuer. Do not rely on it for a loan, sale or legal decision.
Key facts
- Address
- JALAN LOYANG BESAR
- Tenure
- 999-year Leasehold
- Completion
- 2011
- Total units
- 71
- Developer
- Novelty Capital Pte Ltd
Buyer costs
Median price
$857,944
Based on project transactions
Buyer's Stamp Duty
$20,338
Before ABSD profile changes
Down payment
$214,486
25% estimate
Monthly payment
$3,221/mo
25-year loan at 3.5%
Active asking rent
$3,950/mo
Median of active rental listings
Recent recorded rent
$3,400/mo
Median of 3 contracts in the last 6 months; latest Sept 2026
Indicative gross yield
5.52%
Annual active asking rent over median sale price
Nearby amenities
Transport
0No nearby data yet.
Education
6PASIR RIS PRIMARY SCHOOL
PRIMARY · 0.85 km away
More education nearby
PASIR RIS CREST SECONDARY SCHOOL
SECONDARY · 0.93 km away
CASUARINA PRIMARY SCHOOL
PRIMARY · 1.14 km away
HAI SING CATHOLIC SCHOOL
SECONDARY · 1.22 km away
Convenience
8RAW MARKET
0.60 km away · RAW MARKET PTE. LTD.
More convenience nearby
FAIRPRICE
1.04 km away · NTUC FAIRPRICE CO-OPERATIVE LTD
REDMAN BY PHOON HUAT
1.04 km away · PHOON HUAT PTE. LTD.
DON DON DONKI
1.04 km away · PAN PACIFIC RETAIL MANAGEMENT (SINGAPORE) PTE. LTD.
Properties for sale
View all listingsShowing 3 listing previews. Open the full results for more options, or select a listing for its details.
View all properties for sale in BLUWATERS 2
Properties for rent
View all listingsShowing 1 listing preview. Open the full results for more options, or select a listing for its details.
View all rental properties in BLUWATERS 2
Recent transactions
212 transaction records
Latest recorded sale: 29 May 2026
Sales records (142)
29 May 2026
Condominium · 205 JALAN LOYANG BESAR #03-07
$1,130,000 · $1,296 psf
8 Aug 2025
Condominium · 205 JALAN LOYANG BESAR #05-07
$1,110,000 · $1,273 psf
4 Apr 2025
Condominium · 205 JALAN LOYANG BESAR #05-11
$1,133,000 · $1,299 psf
12 Mar 2025
Condominium · 205 JALAN LOYANG BESAR #02-03
$1,028,000 · $1,179 psf
30 Dec 2024
Condominium · 205 JALAN LOYANG BESAR #02-05
$1,228,000 · $1,108 psf
24 Sep 2024
Condominium · 205 JALAN LOYANG BESAR #01-05
$1,820,000 · $1,025 psf
12 Aug 2024
Condominium · 205 JALAN LOYANG BESAR #05-10
$1,038,888 · $1,192 psf
28 Aug 2023
Condominium · 205 JALAN LOYANG BESAR #03-05
$1,188,000 · $1,072 psf
Rental records (70)
Sept 2026
Non-landed Properties · JALAN LOYANG BESAR
$3,200/mo · 800-900
Jul 2026
Non-landed Properties · JALAN LOYANG BESAR
$3,400/mo · 800-900
Jun 2026
Non-landed Properties · JALAN LOYANG BESAR
$3,400/mo · 900-1000
Apr 2026
Non-landed Properties · JALAN LOYANG BESAR
$3,800/mo · 1200-1300
Jan 2026
Non-landed Properties · JALAN LOYANG BESAR
$3,400/mo · 900-1000
Dec 2025
Non-landed Properties · JALAN LOYANG BESAR
$3,300/mo · 900-1000
Nov 2025
Non-landed Properties · JALAN LOYANG BESAR
$3,100/mo · 800-900
Nov 2025
Non-landed Properties · JALAN LOYANG BESAR
$3,300/mo · 800-900
Sales show the newest records; view all to search every recorded sale. Rental records are the latest leases, not every lease.
Data and methodology
Sales source: URA private residential data. Homejourney matches imported URA REALIS sale records by project name and, for street pages, by the whole street name. Every figure covers all 142 recorded sales.
Price per square foot is URA's recorded unit price for private sales and the sale price over floor area for HDB resales. Median sale price uses sales with a valid price and averages the two middle prices for an even sample. Average price per square foot also requires a valid floor area. The price trend uses a separate recent-record series. Check individual sale dates before comparing prices.
Recorded rents are separate from active rental listings. Listing rents are asking prices, not completed rental contracts. The rental count reflects loaded records, not every lease.
Frequently asked questions
What is the average price per square foot (PSF) for BLUWATERS 2?
The average transacted price for BLUWATERS 2 is $827/sqft based on 142 recorded transactions with price and floor-area data.
Where is BLUWATERS 2 located?
BLUWATERS 2 is located in District 17, Singapore.
Is BLUWATERS 2 freehold or leasehold?
BLUWATERS 2 is a 999-year leasehold property.
When was BLUWATERS 2 completed?
BLUWATERS 2 was completed in 2011.
What schools are near BLUWATERS 2?
Schools near BLUWATERS 2 include PASIR RIS PRIMARY SCHOOL, PASIR RIS CREST SECONDARY SCHOOL, CASUARINA PRIMARY SCHOOL, HAI SING CATHOLIC SCHOOL, WHITE SANDS PRIMARY SCHOOL.
Who developed BLUWATERS 2?
BLUWATERS 2 was developed by Novelty Capital Pte Ltd.
Guides and reading
- Buying at Bluwaters 2: Process and Financing Guide
How buying a unit at Bluwaters 2 works: the buying process, financing and costs. Prices, listings and transactions are on the Bluwaters 2 project page.
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- Non-landed Housing Development D17: Units for Sale Guide | Homejourney
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- Changi Grove For Rent in D17: Complete Tenant Guide by Homejourney
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