Bluwaters 2
Project page · 946-year lease from 1938
Based on 5 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
Comparable sales
Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqft | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| May 2026 | Bluwaters 2 | 01-05 | 872 sqft | S$1,130,000 | S$1,296 psf | ×1.000 | S$1,296 psf |
| Aug 2025 | Bluwaters 2 | 01-05 | 872 sqft | S$1,110,000 | S$1,273 psf | ×1.031 | S$1,312 psf |
| Apr 2025 | Bluwaters 2 | 01-05 | 872 sqft | S$1,133,000 | S$1,300 psf | ×1.039 | S$1,350 psf |
| Mar 2025 | Bluwaters 2 | 01-05 | 872 sqft | S$1,028,000 | S$1,179 psf | ×1.050 | S$1,238 psf |
| Dec 2024 | Bluwaters 2 | 01-05 | 1,109 sqft | S$1,228,000 | S$1,108 psf | ×1.054 | S$1,167 psf |
How accurate is this estimate for Bluwaters 2?
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.
3.19% gross yield
S$39,600 of rent a year against the estimate above · 0.19 points above flats like it
Leases signed here within a quarter of this size run about S$3,300 a month, the middle of 10 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
| Signed | Size | Beds | Type | Rent a month |
|---|---|---|---|---|
| Q3 2026 | 800-900 sqft | 2 | Non-landed Properties | S$3,400 |
| Q3 2026 | 800-900 sqft | 2 | Non-landed Properties | S$3,400 |
| Q3 2026 | 800-900 sqft | 2 | Non-landed Properties | S$3,200 |
| Q2 2026 | 1200-1300 sqft | 3 | Non-landed Properties | S$3,800 |
| Q2 2026 | 900-1000 sqft | 2 | Non-landed Properties | S$3,400 |
| Q1 2026 | 900-1000 sqft | 2 | Non-landed Properties | S$3,400 |
| Q4 2025 | 800-900 sqft | 2 | Non-landed Properties | S$3,300 |
| Q4 2025 | 900-1000 sqft | 2 | Non-landed Properties | S$3,300 |
median of 10 URA rental contracts at Bluwaters 2 within a quarter of 89 sqm, since 2025Q4.
Buying or selling at S$1,241,605?
Buying: Stamp duty on S$1,241,605 · Cash and CPF needed on S$1,241,605 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,241,605.
Each opens with this figure filled in; change anything there.
Primary schools near 205 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
- Pasir Ris Primary School · 773 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Casuarina Primary School · 1,001 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- White Sands Primary School · 1,542 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| May 2026 | Bluwaters 2 · 01-05 · Condominium | 872 sqft | S$1,130,000 | S$1,296 psf |
| Aug 2025 | Bluwaters 2 · 01-05 · Condominium | 872 sqft | S$1,110,000 | S$1,273 psf |
| Apr 2025 | Bluwaters 2 · 01-05 · Condominium | 872 sqft | S$1,133,000 | S$1,300 psf |
| Mar 2025 | Bluwaters 2 · 01-05 · Condominium | 872 sqft | S$1,028,000 | S$1,179 psf |
| Dec 2024 | Bluwaters 2 · 01-05 · Condominium | 1,109 sqft | S$1,228,000 | S$1,108 psf |
| Sept 2024 | Bluwaters 2 · 01-05 · Condominium | 1,776 sqft | S$1,820,000 | S$1,025 psf |
| Aug 2024 | Bluwaters 2 · 01-05 · Condominium | 872 sqft | S$1,038,888 | S$1,192 psf |
| Aug 2023 | Bluwaters 2 · 01-05 · Condominium | 1,109 sqft | S$1,188,000 | S$1,072 psf |
| Jul 2023 | Bluwaters 2 · 01-05 · Condominium | 958 sqft | S$1,100,000 | S$1,148 psf |
| Apr 2023 | Bluwaters 2 · 01-05 · Condominium | 2,045 sqft | S$2,080,000 | S$1,017 psf |
| Jun 2022 | Bluwaters 2 · 01-05 · Condominium | 1,206 sqft | S$1,350,000 | S$1,120 psf |
| Mar 2022 | Bluwaters 2 · 01-05 · Condominium | 1,496 sqft | S$1,360,000 | S$909 psf |
| Jan 2022 | Bluwaters 2 · 01-05 · Condominium | 2,400 sqft | S$1,880,000 | S$783 psf |
| Jan 2022 | Bluwaters 2 · 01-05 · Condominium | 947 sqft | S$925,000 | S$977 psf |
| Oct 2021 | Bluwaters 2 · 01-05 · Condominium | 2,626 sqft | S$2,100,800 | S$800 psf |
| Oct 2021 | Bluwaters 2 · 01-05 · Condominium | 872 sqft | S$858,000 | S$984 psf |
Showing 16 of 17.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q3 2026 | Bluwaters 2 · 800-900 sqft · 2 bed · Non-landed Properties | S$3,400 | S$4.00 psf |
| Q3 2026 | Bluwaters 2 · 800-900 sqft · 2 bed · Non-landed Properties | S$3,400 | S$4.00 psf |
| Q3 2026 | Bluwaters 2 · 800-900 sqft · 2 bed · Non-landed Properties | S$3,200 | S$3.76 psf |
| Q2 2026 | Bluwaters 2 · 1200-1300 sqft · 3 bed · Non-landed Properties | S$3,800 | S$3.04 psf |
| Q2 2026 | Bluwaters 2 · 900-1000 sqft · 2 bed · Non-landed Properties | S$3,400 | S$3.58 psf |
| Q1 2026 | Bluwaters 2 · 900-1000 sqft · 2 bed · Non-landed Properties | S$3,400 | S$3.58 psf |
| Q4 2025 | Bluwaters 2 · 800-900 sqft · 2 bed · Non-landed Properties | S$3,300 | S$3.88 psf |
| Q4 2025 | Bluwaters 2 · 900-1000 sqft · 2 bed · Non-landed Properties | S$3,300 | S$3.47 psf |
| Q4 2025 | Bluwaters 2 · 800-900 sqft · 2 bed · Non-landed Properties | S$3,300 | S$3.88 psf |
| Q4 2025 | Bluwaters 2 · 800-900 sqft · 2 bed · Non-landed Properties | S$3,100 | S$3.65 psf |
| Q4 2025 | Bluwaters 2 · 800-900 sqft · 2 bed · Non-landed Properties | S$3,100 | S$3.65 psf |
| Q3 2025 | Bluwaters 2 · 800-900 sqft · 2 bed · Non-landed Properties | S$3,300 | S$3.88 psf |
| Q2 2025 | Bluwaters 2 · 900-1000 sqft · 2 bed · Non-landed Properties | S$3,350 | S$3.53 psf |
| Q2 2025 | Bluwaters 2 · 800-900 sqft · 2 bed · Non-landed Properties | S$3,300 | S$3.88 psf |
| Q2 2025 | Bluwaters 2 · 800-900 sqft · 2 bed · Non-landed Properties | S$3,000 | S$3.53 psf |
| Q1 2025 | Bluwaters 2 · 2400-2500 sqft · 3 bed · Non-landed Properties | S$8,000 | S$3.27 psf |
| Q1 2025 | Bluwaters 2 · 2400-2500 sqft · 3 bed · Non-landed Properties | S$8,000 | S$3.27 psf |
| Q1 2025 | Bluwaters 2 · 900-1000 sqft · 2 bed · Non-landed Properties | S$3,500 | S$3.68 psf |
| Q1 2025 | Bluwaters 2 · 900-1000 sqft · 2 bed · Non-landed Properties | S$3,500 | S$3.68 psf |
| Q4 2024 | Bluwaters 2 · 1900-2000 sqft · 3 bed · Non-landed Properties | S$5,400 | S$2.77 psf |
| Q4 2024 | Bluwaters 2 · 900-1000 sqft · 2 bed · Non-landed Properties | S$3,200 | S$3.37 psf |
| Q4 2024 | Bluwaters 2 · 800-900 sqft · 2 bed · Non-landed Properties | S$3,100 | S$3.65 psf |
| Q4 2024 | Bluwaters 2 · 800-900 sqft · 2 bed · Non-landed Properties | S$3,050 | S$3.59 psf |
| Q4 2024 | Bluwaters 2 · 800-900 sqft · 2 bed · Non-landed Properties | S$3,000 | S$3.53 psf |
| Q3 2024 | Bluwaters 2 · 800-900 sqft · 2 bed · Non-landed Properties | S$3,000 | S$3.53 psf |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Indicative estimate from comparable caveats. Not a formal valuation.