Bluwaters 2 For Sale in D17: Buyer’s Guide & Listings | Homejourney
Part of Bluwaters 2 project analysis
Homejourney Editorial
Bluwaters 2 For Sale: Properties & Units Available in District 17 (Homejourney Buyer’s Guide)
Looking for a resort-style Singapore condo for sale in a quiet, coastal neighbourhood? Bluwaters 2 at Jalan Loyang Besar in District 17 (Changi / Loyang / Pasir Ris) offers low-rise, near-beach living with strong long-lease value and limited supply of just 71 units.[1][3]
This definitive Homejourney guide to Bluwaters 2 for sale is written for serious buyers and investors who want verified facts, local insights, and clear, safe steps to purchase.
Drawing on URA transaction data, on-the-ground experience in Pasir Ris, and Homejourney’s user-safety-first approach, we’ll cover:
- Current prices, typical unit types and what’s realistically available
- Investment potential, rental demand and capital appreciation drivers
- Connectivity, schools, lifestyle and day-to-day living around Jalan Loyang Besar
- Financing, ABSD, CPF usage and step-by-step buying process
- Practical tips only regular Pasir Ris / Downtown East visitors usually know
Throughout this guide, you’ll find clear calls-to-action to view actual listings, check affordability, and book safe viewings directly on Homejourney, so every step of your property journey stays transparent and secure.
Table of Contents
- Bluwaters 2 Overview – Project, Developer & Key Facts
- Available Units for Sale & Typical Price Ranges
- Why Buy at Bluwaters 2 – Key Selling Points
- Price Analysis & Comparison with Nearby Condos
- Location Advantages – Transport, Schools, Amenities
- Financing Guide – Monthly Payments, ABSD & CPF
- Buying Process – From Offer to Completion
- Investment Potential – Rental Yield & Future Growth
- Living at Bluwaters 2 – Daily Life & Insider Tips
- FAQ – Bluwaters 2 for Sale (Buyer Questions Answered)
- Next Steps – How Homejourney Supports Your Purchase
1. Bluwaters 2 Overview – Project, Developer & Key Facts
Bluwaters 2 is a boutique, resort-style District 17 (D17) condominium located at 205 Jalan Loyang Besar, Singapore 509456, just a short stroll from Pasir Ris Park and the beach.[1][3]
1.1 Project Snapshot
| Key Detail | Information (2026) |
|---|---|
| Project Name | Bluwaters 2 |
| Address | 205 Jalan Loyang Besar, 509456[3] |
| District | D17 – Changi / Loyang / Pasir Ris[3] |
| Project Type | Low-rise condominium (1 block, 5 storeys)[1][3] |
| Total Units | 71 units[1][3] |
| Tenure | Long leasehold – commonly cited as 946–999 years from 1938 (near-freehold)[3][5][6] |
| TOP / Completion | 2010–2011[1][3][5] |
| Developer | Novelty Capital Pte Ltd[1][3] |
| Unit Types | 2-, 3- and 4-bedroom units including penthouse layouts[1][3] |
| Nearest Park | Pasir Ris Park & Beach (short walk) |
Unlike many high-density projects in the East, Bluwaters 2 is intentionally low-rise, which creates a quieter, more private environment and allows many stacks to enjoy greenery or partial sea-breeze exposure from the nearby coastline.[1]
1.2 Developer Reputation – Novelty Capital Pte Ltd
Novelty Capital Pte Ltd is known in Singapore for boutique, lifestyle-focused residential projects with an emphasis on design, greenery and facilities that feel more like a resort than a typical mass-market condo.[1][6]
From on-ground experience touring several Novelty developments, the typical hallmarks you can expect at Bluwaters 2 include:
- Practical layouts with good bedroom sizes and usable balconies
- Resort-themed pool and landscaping that enhances privacy
- Thoughtful integration of facilities into a compact site
This matters for buyers because a reputable developer with a track record for build quality and design often correlates with better long-term value retention and easier resale down the road.
1.3 Facilities & On-site Amenities
Despite its small size, Bluwaters 2 offers a compact but well-curated set of facilities:[1][3]
- Swimming pool & wading pool
- Jacuzzi corners integrated into landscaped areas[1]
- Gymnasium
- Children’s playground
- BBQ area for gatherings
- 24-hour security
- Basement or ground-level parking
For families, the key plus is that the pool, wading pool and playground are within easy line-of-sight from many ground-floor units, making supervision simpler. For working professionals and expats, the resort-like pool and greenery provide a clear break from the city after work.
2. Available Units for Sale & Typical Price Ranges
Because Bluwaters 2 has just 71 units and many are owner-occupied, the number of units for sale at any given time is limited and can change quickly.[1][3]
To check what’s actually available right now, always refer to live listings on Homejourney:
→ View all units for sale at Bluwaters 2: Property Search
2.1 Typical Unit Types & Sizes
Based on project information and known floor plans, Bluwaters 2 offers mainly 2- to 4-bedroom layouts, including penthouse units.[1][3][5]
| Bedroom Type | Approx. Size (sq ft) | Typical Layout Features |
|---|---|---|
| 2-bedroom | Approx. 840 – 947 sq ft[1] | 2 baths, balcony, enclosed or open kitchen, good for couples / small families |
| 3-bedroom | Approx. 1,200 – 1,950+ sq ft (including some penthouse types)[1] | 3–4 baths in some layouts, generous living/dining, suitable for families |
| 4-bedroom | Approx. 2,500 – 3,122 sq ft (often penthouses)[1][3] | Premium layouts with large terraces, multiple baths, ideal for multi-gen or lifestyle buyers |
Notably, some of the 3- and 4-bedroom penthouse layouts exceed 2,700 sq ft and come with expansive outdoor terraces, which appeal to buyers who like entertaining or semi-outdoor living.[1]
2.2 Price Range Expectations (2026)
Based on 2025–2026 sale listings and reference PSF data for Bluwaters 2, non-penthouse units have been offered in the approximate ranges below, though exact prices depend on floor, facing, condition and size.[1][3][7]
| Unit Type | Indicative Quantum (2026) | Indicative PSF Range* |
|---|---|---|
| 2-bedroom | ~S$1.1M – S$1.35M | ~S$1,050 – S$1,350 psf[1][3] |
| 3-bedroom | ~S$1.5M – S$2.0M | ~S$1,000 – S$1,300 psf[1][3][7] |
| 4-bedroom / penthouse | ~S$2.1M – S$2.9M | ~S$900 – S$1,250 psf (larger strata area)[3][7] |
*Disclaimer: The above are indicative market observations compiled from URA transaction records and public market data as of 2025–2026 and may change. Buyers should always verify latest prices and transactions via official URA records and live Homejourney listings. For the most accurate numbers, see: Projects Directory and Projects .
2.3 Most Popular Unit Types Among Buyers
From buyer enquiries and viewing patterns in the area, the following trends are common:
- 2-bedroom units are popular with first-time buyers, young couples and investors targeting the Pasir Ris / Loyang rental market (including airport and Changi Business Park staff).
- 3-bedroom units attract HDB upgraders from nearby Pasir Ris and Tampines who want more space, privacy and a resort lifestyle near the park.
- 4-bedroom / penthouses appeal to multi-generational families and lifestyle buyers who value outdoor space and long-tenure ownership.
To see exactly which unit types are available today at Bluwaters 2:
→ View all units for sale at Bluwaters 2 on Homejourney: Property Search
3. Why Buy at Bluwaters 2 – Key Selling Points
Bluwaters 2 is not a mainstream, high-density city-fringe condo. It’s a niche product for buyers who appreciate quiet, near-park, near-beach living with a long lease and limited supply. Here are the main reasons serious buyers shortlist it.
3.1 Long-Lease Tenure (Near-Freehold Feel)
The project is on a very long lease, typically cited as 946–999 years from 1938, which effectively behaves like a near-freehold asset for most buyers’ time horizons.[3][5][6]
Compared with standard 99-year condos in Pasir Ris, this long tenure:
- Reduces lease decay concerns for long-term hold investors and families
- Makes the property more appealing to legacy planners who intend to pass it down
- Supports value retention relative to newer 99-year projects over time
3.2 Resort Lifestyle Next to Pasir Ris Park & Downtown East
The best part of living at Bluwaters 2, especially if you’ve spent mornings jogging along Pasir Ris Park, is how quickly you can transition from home to park to beach.
- Walk or cycle to Pasir Ris Park in minutes – great for kids, pets and active lifestyles.
- Enjoy Downtown East (dining, Wild Wild Wet, supermarkets, cinema) without needing to drive.[1]
- Cycling paths link you to Pasir Ris Town, Elias Mall and eventually the Eastern Coastal Loop.
This is one of the few D17 properties where your daily life can genuinely revolve around nature and outdoor activities while still having modern amenities close by.
3.3 Boutique Scale, Low Density
With only 71 units in a single 5-storey block, Bluwaters 2 offers significantly lower density than most large projects in the East.[1][3]
Benefits include:
- Less crowding at the pool and gym, especially on weekends
- Quieter environment with a more “neighbourhood” feel
- Higher sense of community – you’re more likely to know your neighbours
3.4 Value-for-Money vs Freehold & 99-Year Projects
On a PSF basis, Bluwaters 2 usually trades around or slightly below new-launch 99-year projects closer to MRT, while offering a substantially longer lease.[1][3]