Bluwaters
JALAN LOYANG BESAR · D17
Median PSF · 12m
S$1,304
Median price · 12m
S$1.53M
Latest sale
S$1.53M
Mar 2026
1-year change
+17.0%
Sales · 12m
1
11 all time
Gross yield
4.59%
6 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +67.1%
- Annualised
- +22.8%
- Transactions
- 11
- 1 year
- +17.0%
- 3 years p.a.
- +2.7%
- 5 years p.a.
- —
- Median size
- 1,130 sqft
Against the neighbourhood
How it compares within D17
Loyang, Changi, Flora Drive. All figures are medians over the last 12 months for private homes in this district.
| Measure | Bluwaters | D17 median | Difference |
|---|---|---|---|
| Median PSF | S$1,304 | S$1,259 | +3.6% |
| Median price | S$1.53M | S$1.29M | +18.3% |
| Gross rental yield | 4.59% | 3.95% | +0.6 pts |
| 1-year price change | +17.0% | +1.6% | +15.3 pts |
This development trades about 4% above the D17 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$3,500
Contracts · 12m
6
Implied annual rent
S$42K
Gross yield
4.59%
| Unit type | Contracts | Median rent |
|---|---|---|
| 2 bedroom | 5 | S$3,500 |
| 3 bedroom | 1 | S$4,100 |
Investment analysis
Investment score 54 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
54/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Rental yieldweight 20%91
Gross yield against every other development in its segment.
- Supply riskweight 10%67
Upcoming units recorded in the same district. Higher score means less competing supply.
- Liquidityweight 15%56
Transactions in the last 12 months — how easily it trades.
- Price momentumweight 18%47
Three-year annualised change in median PSF, or one year where three is unavailable.
- Valuationweight 22%39
How its median price per square foot compares with its own district.
- Locationweight 15%27
Distance to the nearest rail station, plus schools within 1 km. Nearest is Pasir Ris Interchange MRT at 950 m.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Pasir Ris Interchange MRT950 m
- Pasir Ris MRT1.0 km
- Pasir Ris East MRT1.2 km
- Loyang MRT1.9 km
Schools within 2 km
- Hai Sing Catholic Schoolsecondary (s1-s5)420 m
- Casuarina Primary Schoolprimary560 m
- Pasir Ris Crest Secondary Schoolsecondary (s1-s5)620 m
- Pasir Ris Primary Schoolprimary890 m
- Loyang View Secondary Schoolsecondary (s1-s5)1.2 km
- Elias Park Primary Schoolprimary1.3 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- THE SHOREFRONT165@Loyang Pte Ltd23 units430 m
- TENETTQS Development Pte Ltd618 units1.9 km
High upcoming supply nearby may increase competition for tenants and buyers.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Mar 2026 | Apartment | S$1,530,000 | 1,173 sqft | S$1,304 | 01-05 | — |
| Oct 2025 | Apartment | S$2,308,000 | 2,734 sqft | S$844 | 01-05 | — |
| May 2025 | Apartment | S$1,020,000 | 818 sqft | S$1,247 | 01-05 | — |
| Dec 2024 | Apartment | S$1,320,000 | 1,184 sqft | S$1,115 | 01-05 | — |
| Sep 2024 | Apartment | S$1,100,000 | 936 sqft | S$1,175 | 01-05 | — |
| May 2024 | Apartment | S$1,310,000 | 1,130 sqft | S$1,159 | 01-05 | — |
| Oct 2023 | Apartment | S$1,030,000 | 818 sqft | S$1,259 | 01-05 | — |
| Sep 2023 | Apartment | S$1,300,000 | 1,130 sqft | S$1,150 | 01-05 | — |
| Aug 2022 | Apartment | S$1,188,000 | 936 sqft | S$1,269 | 01-05 | — |
| Jul 2022 | Apartment | S$1,190,000 | 1,130 sqft | S$1,053 | 01-05 | — |
| May 2022 | Apartment | S$2,050,000 | 2,626 sqft | S$781 | 01-05 | — |
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Aston Residence
S$718
+2.7%2 sales2.6% yield
Le Loyang
S$1,197
—2 sales3.1% yield
Casa Al Mare
S$1,779
-4.2%1 sales2.8% yield
Loyang Court
S$986
—1 sales2.0% yield
Sandy Palm
S$1,055
-6.0%1 sales2.9% yield
The Shorefront
S$1,976
—12 sales
Loyang Gardens
S$1,016
—1 sales3.4% yield
Bluwaters 2
S$1,296
+5.7%1 sales5.7% yield
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.