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apartment · 506961

Bluwaters

Project page · 946-year lease from 1938

Indicative value range
S$1,395,941 – S$1,468,264
Indicative mid S$1,464,304 · S$1,296 psf

Based on 3 sales in this project, last 24 months. Search widened 2 of 4 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

946-year tenure: the lease method is for 99-year leasehold only.

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Mar 2026Bluwaters01-051,173 sqftS$1,530,000S$1,304 psf×0.999S$1,303 psf
May 2025Bluwaters01-05818 sqftS$1,020,000S$1,247 psf×1.039S$1,296 psf
Dec 2024Bluwaters01-051,184 sqftS$1,320,000S$1,115 psf×1.054S$1,175 psf

How accurate is this estimate for Bluwaters?

Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.

What the rent says

What this home earns against what it costs, set beside what homes like it earn.

2.87% gross yield

S$42,000 of rent a year against the estimate above · 0.13 points below flats like it

Leases signed here within a quarter of this size run about S$3,500 a month, the middle of 8 of them.

In outside the central region, freehold flats yield 3.00%, from 614 projects. Too few share this home's remaining lease to measure that separately.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent leases signed here

SignedSizeBedsTypeRent a month
Q3 20261100-1200 sqft3Non-landed PropertiesS$4,100
Q3 2026800-900 sqft2Non-landed PropertiesS$3,500
Q3 2026900-1000 sqft2Non-landed PropertiesS$3,300
Q3 2026900-1000 sqft2Non-landed PropertiesS$3,300
Q3 2026700-800 sqft2Non-landed PropertiesS$2,900
Q2 2026900-1000 sqft2Non-landed PropertiesS$3,600
Q4 20251100-1200 sqft3Non-landed PropertiesS$3,800
Q4 20251100-1200 sqft3Non-landed PropertiesS$3,800

median of 8 URA rental contracts at Bluwaters within a quarter of 105 sqm, since 2025Q4.

Buying or selling at S$1,464,304?

Buying: Stamp duty on S$1,464,304 · Cash and CPF needed on S$1,464,304 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,464,304.

Each opens with this figure filled in; change anything there.

Primary schools near 195b Jalan Loyang Besar

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Mar 2026
Bluwaters · 01-05 · Apartment
1,173 sqftS$1,530,000S$1,304 psf
Oct 2025
Bluwaters · 01-05 · Apartment
2,734 sqftS$2,308,000S$844 psf
May 2025
Bluwaters · 01-05 · Apartment
818 sqftS$1,020,000S$1,247 psf
Dec 2024
Bluwaters · 01-05 · Apartment
1,184 sqftS$1,320,000S$1,115 psf
Sept 2024
Bluwaters · 01-05 · Apartment
936 sqftS$1,100,000S$1,175 psf
May 2024
Bluwaters · 01-05 · Apartment
1,130 sqftS$1,310,000S$1,159 psf
Oct 2023
Bluwaters · 01-05 · Apartment
818 sqftS$1,030,000S$1,259 psf
Sept 2023
Bluwaters · 01-05 · Apartment
1,130 sqftS$1,300,000S$1,150 psf
Aug 2022
Bluwaters · 01-05 · Apartment
936 sqftS$1,188,000S$1,269 psf
Jul 2022
Bluwaters · 01-05 · Apartment
1,130 sqftS$1,190,000S$1,053 psf
May 2022
Bluwaters · 01-05 · Apartment
2,626 sqftS$2,050,000S$781 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.