Bluwaters 2
Jalan Loyang Besar · District 17 · Outside Central Region (OCR) · 946 yrs lease commencing from 1938
Bluwaters 2 is a condominium development in District 17 (OCR). Based on 18 URA-recorded transactions from 2021–2026, its median price is $1,131,500, with prices moving about 6%/yr.
The verdict · for an investor
Bluwaters 2 · Condominium · District 17 · Leasehold
On balance, Bluwaters 2 points up.
Strong track record — the fundamentals buyers pay up for are here.
Why it's pushing up
What matters most for you
- Convenient — MRT about 27 min on foot; 1 food & retail spot nearby.
- Rentable — steady rental demand; schools nearby keep tenants coming.
And what makes it better
- Every unit type has risen — 3-bed +34.0%, 5-bed +28.1% since 2021.
- A Primary-1 priority school within 1km — a real family draw.
What's holding it back
- Its recent +6.0%/yr rode a hot cycle — don't bank on that pace repeating.
- MRT is a real walk — Pasir Ris MRT, about 27 min.
- The market's near the top of its cycle — mind your entry price.
Should I buy?
If you'll hold 5+ years and don't overpay.
Rental yield
no rent record yet
Priced vs nearby
mid-priced for the immediate area.
Independent research, not advice. A fair price still isn’t automatically a good buy — the call is always yours.
Pick your exact unit — then check your price
Your unit’s exact size
Every real size that has sold here (URA caveats). Pick yours — or the closest.
What 872 sqft (3-bed) units go for here
The price they’re asking
Type the price they’re quoting — we’ll judge it against what this exact size really sold for. No opinion until you do.
Recent 872 sqft sales
What it rents for — and if that works
The rent you’d get
The price to fight for — and the endgame
No agent, no listing, no one paying us — so we’ll say it plainly, whichever side of the table you’re on, for the size you picked.
If you’re buying
≤ $1.04M
Aim at the middle or below. A patient buyer has been getting closer to $1.00M.
If you’re selling
~$1.08M
List at the top of fair; realistic close is $1.04M–$1.05M unless it’s a high floor.
Why no rush either way: Seller’s Stamp Duty means a buyer can’t sell penalty-free for ~4 years — so you’re holding regardless. That’s your leverage to negotiate down now, not overpay.
The reality check — does the gain even make sense?
Our blunt read: ~$821k over 10 years at this project’s own pace. It works — but forward from a cycle top, treat it as a maybe, not a promise. This is our own POV, not a forecast — the pace is the project’s own (~6.0%/yr), and past pace never promises the future.
Built from URA transactions for Bluwaters 2 — an opinion to decide and negotiate with, never a valuation and never financial advice.
If you’re buying — the outlook
Bluwaters 2
Outside Central Region (OCR) · District 17 · ~$1,296 psf
Prices are near the top of the cycle, and the government is still cooling it — but cheap loans and steady immigration are holding them up. For Bluwaters 2, its own prices are still climbing. Over a 4-year hold, expect modest growth — not a big jump.
On balance, the wind is leaning to your favour.
What it means for you: At ~$1,296 psf, Bluwaters 2 is priced below similar new projects nearby — good value against its peers. Its own prices are still climbing (~6%/yr over ~5 years). You'd also be buying near the top of the cycle, so entry price matters. So — negotiate, don't overpay, and plan to hold past the 4-year stamp-duty window before selling.
The signals behind it
Dots show how much weight each one carries.
Holds prices back
Prices are near the top — up 33% in 5 years, well above the 4.6%/year long-run pace. Less room left to climb.
Supports prices
Bluwaters 2's own prices are still climbing — about +2% in the latest year of sales.
Holds prices back
The suburbs (OCR) grew fastest since 2004 — a lot of that gain is already in, so there's more risk it cools from here.
Holds prices back
The government is still cooling the market — the latest was SSD back to 4 years at 16/12/8/4% (2025). That caps how fast prices can run.
Supports prices
Loan rates are cheap right now (~1.08%) and falling. Easy to carry — which supports prices, but also means more buyers competing with you.
Supports prices
Against salaries, prices aren't expensive by past standards — people can still afford to buy.
Supports prices
Lots of new people keep moving to Singapore (non-residents up ~16% over 5 years) — steady demand for homes and rentals.
About neutral
A moderate amount of new supply is coming to this district (~1,024 units, from 2028).
Supports prices
New launches in this district are selling well — 2 recent ones are around 83% sold, so buyer demand here is healthy right now.
Holds prices back · small effect
The government keeps releasing a lot of new land (~9,200 units this half-year) — more future supply that can weigh on prices years down the road.
About neutral · small effect
Foreign buyers are almost gone since the 60% tax (~1.4% of buyers), but the suburbs never leaned on them — so it barely affects you here.
About neutral
Rents across Singapore have flattened out lately.
Supports prices · small effect
There's more CPF money sitting ready to put toward a home than a few years back — a small support in the background.
Supports prices · small effect
The economy is growing (5% last year) and jobs are steady (1.9% unemployment) — no alarm bells.
Supports prices · small effect
Building costs are high (up ~39% since 2010) and still creeping up — developers can't build cheap, which puts a floor under new-launch prices.
Built from real public data (URA price index back to 1975, plus rates, immigration, rents, the economy). It prepares you — it never promises a price.
How far could it go — and when?
Is the price high? ~$1,296 psf is ~12% below similar nearby projects (~$1,471). good value
(The whole suburbs average is ~$1,534 psf — but that lumps in older stock, so we compare like with like, not against that.)
What’s realistic here? Its own record and its real neighbours — not the market.
Bluwaters 2 has grown ~6%/yr over ~5 years. Similar nearby: Kassia 0.9%, The Jovell 0.7%, Hedges Park Condominium 5.6%, The Inflora 4%, Parc Komo 1.1% — a 0.7–5.6%/yr spread (most around 1.1%).
You can’t sell for ~4 years without a penalty. Seller’s Stamp Duty is 16/12/8/4% in years 1–4, then 0% — so the honest question is what happens from year 4 on.
What price per sqft are you hoping to sell at one day?
Our own read, not financial advice. We don’t predict a price — we show what your target would need, and when, against what this project and its real neighbours have actually done.
Median price
$1,131,500
2021–2026 (URA)
Appreciation
6%/yr
median trend
Gross yield
—
rental n/a
Lease
~858 yrs left
leasehold
Bluwaters 2 median price per sqft, by year
Median PSF of actual URA transactions each year, with year-on-year change.
Does Bluwaters 2 fit your budget?
GrowKaki models the real take-home — net of stamp duty, agent fee, mortgage interest and CPF — for the exact unit your budget reaches, then hands you to an agent when you’re ready.
Plan your purchase →Units for sale at Bluwaters 2
Questions people ask about Bluwaters 2
Is Bluwaters 2 freehold or leasehold?
Bluwaters 2 is on a 99-year lease that began in 1938, so about 858 years remain. It sits in District 17 (Outside Central Region (OCR)).
How much does Bluwaters 2 cost per square foot?
Recent transactions at Bluwaters 2 are around $1,296 psf. Across its record, transacted prices range from $843,000 to $2,100,800.
Which primary schools are near Bluwaters 2?
Within 1 km (top Primary 1 priority): Pasir Ris Primary School (0.85 km). Within 1–2 km: Casuarina Primary School, White Sands Primary School. Distances are straight-line — the basis MOE uses for P1 priority.
Which MRT station is nearest Bluwaters 2?
The nearest MRT is Pasir Ris MRT, about 1.8 km away (straight-line).
Has Bluwaters 2 gone up in value?
Across 18 URA-recorded transactions (2021–2026), prices at Bluwaters 2 have moved about 6% a year on average. That is a past record, not a forecast.
What condos are comparable to Bluwaters 2?
Within a short walk: Ripple Bay, Sea Esta, Seastrand, Watercolours, Sea Horizon. These are the honest yardstick for its price and growth — closer and more alike than any whole-market average.
Is Bluwaters 2 a good buy?
Bluwaters 2 sits in Outside Central Region (OCR). Whether it is right for you depends on your budget, purpose and holding period — GrowKaki models the net take-home after stamp duty, agent fee and CPF. This is independent research, not advice, and a fair price is not automatically a good buy.