Bluwaters 2 Investment Returns: Rental Yield Analysis (Quick Overview)
Bluwaters 2 Investment Returns: Rental Yield Analysis shows that this boutique 999-year leasehold condo along Jalan Loyang Besar in District 17 currently offers an attractive gross rental yield of around 3.4%–3.9% based on recent transacted prices and achievable rents, making it a competitive Singapore condo for sale option in the Changi–Loyang seaside belt for both home buyers and investors.
This focused analysis is part of Homejourney’s broader Bluwaters 2 buyer content cluster and complements our main buyer’s guide: Bluwaters 2 For Sale in D17: Buyer’s Guide & Listings | Homejourney . Use this page when you specifically want to assess investment returns and rental yield before you buy.
1. Property Overview: Why Bluwaters 2 Appeals to Investors
Bluwaters 2 is a low-rise, 5-storey 999-year leasehold condominium with only 71 units, completed around 2010–2011, located along Jalan Loyang Besar in District 17 (Changi, Loyang, Pasir Ris area). [1][3]
From walking the stretch of Jalan Loyang Besar, the feel is very different from dense, inner-city condos: you get a quieter, coastal vibe, with low- to mid-rise projects, easy access to Pasir Ris Park and the beach, and much less traffic noise compared to central locations during peak hours.
Key facts investors care about:
- Tenure: 999-year leasehold (functionally close to freehold for most buyers’ holding periods).
- Project size: 71 units – boutique, which often supports rental rates via limited supply.
- Unit mix: Mainly 2- and 3-bedroom apartments, with larger penthouse-style units above 2,500 sqft. [3]
- Developer: Novelty Capital Pte Ltd – part of Novelty Group, a niche developer known for small, higher-end projects. [3][5]
On the ground, most renters here are either:
- Expats working in the Changi Business Park / airport area.
- Locals who value the seaside lifestyle and park access over having an MRT at the doorstep.
For a full breakdown of floor plans and sizes before committing, refer to: Bluwaters 2 Unit Types & Size Guide for Buyers | Homejourney .
2. Available Units for Sale & Expected Price Ranges (2026)
As of 2026, based on recent URA caveats and market observations around Bluwaters 2, sale prices typically fall in the range of about S$1,050–S$1,380 psf, with some recent listings and transactions around S$1,200–S$1,330 psf for typical 2- and 3-bedroom units. [1][10]
Commonly seen Bluwaters 2 for sale unit profiles:
- 2-bedroom (≈ 840–950 sqft): Often in the S$1.05M–S$1.25M range depending on level, condition, and facing.
- 3-bedroom standard units (≈ 1,000–1,200 sqft): Typically around S$1.25M–S$1.45M.
- Large penthouse units (≈ 1,900–3,100 sqft): Wide band; can range from around S$1.8M upwards depending on layout and renovations.
Important disclaimer: These are indicative ranges based on URA transaction data and current 2026 asking levels in District 17; actual prices change with market conditions, unit condition, and negotiations. Always verify the latest transactions via URA and Homejourney’s project tools.
Browse available units on Homejourney: View all units for sale at Bluwaters 2 via our live listings: https://www.homejourney.sg/search?q=Bluwaters%202&status=For+Sale
For detailed price trend charts and historical transaction records, use our project analysis page: https://www.homejourney.sg/projects/private-8282
3. Bluwaters 2 Rental Yield: Detailed Investment Returns Breakdown
To evaluate Bluwaters 2 Investment Returns: Rental Yield Analysis realistically, we combine URA-cited price ranges with typical rents achieved in the area.
3.1 Current Indicative Rents
From Homejourney’s rental listings around Bluwaters and Bluwaters 2, we see asking rents around S$3,500–S$3,800/month for 2- to 3-bedroom units along Jalan Loyang Besar. [6]
On the ground, tenants I’ve met who live or have lived here (especially airline crew and airport staff) often negotiate within this band depending on furnishings and lease length.
3.2 Sample Gross Rental Yield Calculations
Let’s use simple scenarios that reflect 2026 conditions and typical Bluwaters 2 for sale pricing:
Scenario A – 2-bedroom investor unit
- Purchase price: S$1.15M (≈ S$1,250 psf for ~920 sqft).
- Monthly rent: S$3,500.
- Annual rent: S$42,000.
Gross yield ≈ 42,000 / 1,150,000 ≈ 3.65%.
Scenario B – 3-bedroom unit
- Purchase price: S$1.35M.
- Monthly rent: S$3,800.
- Annual rent: S$45,600.
Gross yield ≈ 45,600 / 1,350,000 ≈ 3.38%.
This lines up reasonably with third-party references showing a current rental yield around 3.7% for Bluwaters 2 based on URA data. [1]
Net yield (after maintenance fees, property tax, agent fees, and vacancy) will usually be ~0.6–1.0 percentage point lower, so a realistic net yield range is around 2.5%–3.0% for most holding scenarios.
3.3 Yield vs Risk Profile
For a 999-year leasehold coastal project in D17, a gross yield around 3.4%–3.9% is respectable, especially for buyers who also value own-stay enjoyment and long-term land value. For yield-focused investors only, pure mass-market leases near MRT stations might sometimes offer slightly higher yields, but without the same tenure and lifestyle appeal.
4. Price Trends & Value Assessment for Buyers
From publicly available data, Bluwaters 2 sale prices in the last 12 months have ranged roughly from S$1,025 psf to S$1,192 psf, averaging around S$1,108 psf, with a recent high of S$1,192 psf (872 sqft unit in Aug 2024). [1]
For context, the earlier sister project Bluwaters has seen more modest price appreciation compared to the broader D17 average over certain periods, underscoring that seaside boutique projects here are more of a selective, lifestyle-leaning investment play rather than a pure speculation hotspot. [2]
When I’ve walked the area and spoken with residents, many emphasise the "stayability" and sea-breeze factor more than short-term flipping.
To dive deeper into multi-year price movements, refer to: Bluwaters 2 Price Trends & Market Analysis in D17 | Homejourney .
For official, up-to-date transaction records, always cross-check via URA’s private residential transaction database (Urban Redevelopment Authority) and Homejourney’s project analytics: https://www.homejourney.sg/projects/private-8282.
5. Location Advantages: Tenant Demand Drivers in D17
Bluwaters 2 sits in the D17 coastal belt, between Changi and Pasir Ris, a pocket that renters choose deliberately rather than by accident.
5.1 Connectivity
- Nearest MRT (future Cross Island Line):
References