Bluwaters 2 Home Loan and Financing Guide: What Buyers Need to Know
If you are considering buying a unit at Bluwaters 2, this Home Loan and Financing Guide will help you understand realistic prices, downpayment needs, monthly instalments, and taxes, so you can decide with confidence before committing to a purchase.
Located at 205 Jalan Loyang Besar in District 17 (Changi / Loyang / Pasir Ris), Bluwaters 2 is a low-rise, near-"999-year" style leasehold condo with only 71 units, developed by Novelty Capital Pte Ltd and completed around 2010–2011.[1][2] Homejourney consolidates verified URA transaction data, on-ground insights, and bank rate information to give buyers a safe, transparent view of what it really costs to buy here.
For a broader view of buying in this development, you can also read:
- Bluwaters 2 For Sale in D17: Buyer’s Guide & Listings | Homejourney Bluwaters 2 For Sale in D17: Buyer’s Guide & Listings | Homejourney
- Bluwaters 2 Price Trends & Market Analysis in D17 | Homejourney Bluwaters 2 Price Trends & Market Analysis in D17 | Homejourney
- Bluwaters 2 Unit Types & Size Guide for Buyers | Homejourney Bluwaters 2 Unit Types & Size Guide for Buyers | Homejourney
1. Bluwaters 2 Property Overview for Buyers
Bluwaters 2 is a boutique, low-density condominium at Jalan Loyang Besar, a quiet coastal stretch off Pasir Ris, short driving distance from Downtown East and Pasir Ris Park.[1][2] Most residents I know here appreciate the laid-back, almost resort feel—especially in the evenings when you can walk towards Pasir Ris Park in under 10–12 minutes by cutting through the HDB cluster and crossing Pasir Ris Drive 3.
Key details (based on public information and URA data as of 2024–2025):[1][2][3]
- Address: 205 Jalan Loyang Besar, Singapore 509456
- District: D17 – Changi / Loyang / Pasir Ris
- Tenure: Long leasehold (commonly cited as 946–999 years from 1938)[1][2]
- Completion: Around 2010–2011[1][2]
- Total units: 71, 5-storey low-rise blocks[1][2]
- Developer: Novelty Capital Pte Ltd[1][2]
Because of the long lease and small number of units, buyers often view Bluwaters 2 as a hybrid between a freehold-style asset and a resort-style home, making financing decisions here slightly different from a short-lease mass market project.
2. Available Unit Types & Typical Price Ranges
Although availability changes month to month, Bluwaters 2 typically sees 2-bedroom, 3-bedroom, and penthouse (3–4 bedroom) units transacting.[1][3] For the most up-to-date listings, always check: View all units for sale at Bluwaters 2 – Property Search and the dedicated Bluwaters 2 search page at https://www.homejourney.sg/search?q=Bluwaters%202&status=For+Sale.
Typical unit types (based on published floorplans and URA data):[1]
- 2-bedroom: ~840–947 sqft
- 3-bedroom (standard): ~1,100–1,300+ sqft (varies by stack)
- Penthouse 3–4 bedroom: ~1,900–3,100+ sqft, some with roof terraces[1]
Based on recent URA-based market data for 2024–early 2025 in Bluwaters 2 and surrounding Pasir Ris condos, buyers can expect the following broad guide (subject to change and negotiation):[3]
- Recent sale prices: about S$1,025–S$1,192 psf, average ~S$1,100 psf in the last 12 months[3]
- Illustrative 2BR (900 sqft): ~S$1.0M–S$1.1M
- Illustrative 3BR (1,200 sqft): ~S$1.25M–S$1.4M
- Illustrative penthouse (2,700–3,100 sqft): typically S$2.3M–S$2.9M depending on condition and layout
Disclaimer: These are general estimates based on recent price per square foot data and typical unit sizes; actual listing prices and transacted prices will vary with floor, facing, renovation, and timing. Always refer to Homejourney’s live listings and URA caveats for current numbers.
To see live asking prices and stack-specific details:
• View all units for sale at Bluwaters 2 – https://www.homejourney.sg/search?q=Bluwaters%202&status=For+Sale
• See detailed price trends and transaction history – https://www.homejourney.sg/projects/private-8282 or Projects Directory
3. Why Buyers Choose Bluwaters 2
From walking the area around Jalan Loyang Besar regularly, Bluwaters 2 feels noticeably quieter than the denser parts of Pasir Ris Central. The low-rise blocks, mature trees, and sea breeze give a relaxed East Coast–style feel, but with D17 pricing.
- Resort-like lifestyle: Pool, gym, and BBQ area surrounded by greenery; many units have balconies that catch the sea breeze in the late afternoon.[1]
- Near beach & park: Pasir Ris Beach and Pasir Ris Park are a short cycle or ~10–15 minutes’ walk away, popular with families for picnics and evening jogs.
- Low-density living: Only 71 units across 5 floors, which is attractive if you dislike crowded common facilities.[1][2]
- Long-tenure asset: With a lease commonly described as 946–999 years, Bluwaters 2 behaves more like a freehold asset in terms of decay risk, which matters for long-term financing horizons.[1][2][3]
- Proximity to employment nodes: Changi Airport, Changi Business Park, and Loyang industrial cluster boost tenant demand and resale interest for D17 properties.[3]
4. Price Analysis & How It Affects Your Loan
According to URA-backed data compiled for Bluwaters 2, recent sale prices hover around an average of ~S$1,108 psf, with the highest transaction around S$1,192 psf for an 872 sqft unit in Aug 2024.[3] The lowest recorded psf (~S$571 psf) was for a large 2,766 sqft unit in 2021, reflecting the usual lower psf for very large penthouse units.[3]
Compared to many newer OCR condos in Pasir Ris and Tampines that are already transacting north of S$1,4xx psf (based on URA and media reports from sources like Straits Times Housing News ), Bluwaters 2 can still offer a relatively attractive entry psf for a long-tenure project in a coastal, lifestyle location. This has implications for your loan: lower psf at a similar size means a smaller loan quantum for roughly comparable liveable space.
For a deeper breakdown of numbers and URA caveats, see:
• See detailed price trends and transaction history – https://www.homejourney.sg/projects/private-8282
• Bluwaters 2 Price Trends & Market Analysis in D17 | Homejourney Bluwaters 2 Price Trends & Market Analysis in D17 | Homejourney
5. Location Advantages: Connectivity, Schools & Amenities
Bluwaters 2 sits along Jalan Loyang Besar, a quieter loop road off Pasir Ris Drive 3. If you are driving, you typically exit via Loyang Avenue towards the TPE or head down to ECP/PIE.[1]
MRT & Transport
- Nearest MRT: Pasir Ris MRT (East-West Line), currently a few bus stops away; the future Cross Island Line (Pasir Ris East / Loyang stations) is expected to improve connectivity further, based on LTA announcements.[3]
