Bluwaters 2 Price Trends and Market Analysis in D17 (Changi, Loyang)
Bluwaters 2 Price Trends and Market Analysis matter if you are serious about buying a condo in District 17’s Changi–Loyang coastal belt, because this niche, low-density development behaves very differently from mass-market projects in the rest of the East.
On Homejourney, we see consistent interest from buyers who specifically shortlist Bluwaters 2 for its 999-year tenure, resort feel, and rare large-unit layouts – and the price data from URA-backed sources confirms that this is a tightly held, value-resilient project rather than a speculative play.[1]
This article is a focused cluster under our main East Coast & D17 condo investment pillar, where we zoom into Bluwaters 2’s price trends, value drivers, and buying strategy so you can decide confidently whether to commit to a unit here.
1. Bluwaters 2 Overview: What Makes It Stand Out?
If you’ve ever walked along Jalan Loyang Besar toward Pasir Ris Park, you’ll almost certainly have noticed the low-rise, resort-style blocks of Bluwaters and Bluwaters 2 tucked just off the main stretch. Living here feels very different from a typical high-rise Singapore condo for sale – traffic is calmer, you hear birds from the park in the mornings, and on still days you can catch a light sea breeze drifting in from Pasir Ris Beach.
Bluwaters 2 is a boutique condominium at Jalan Loyang Besar in District 17 (Changi, Loyang), developed by Novelty Capital Pte Ltd and completed around 2011.[3] It is a 999-year leasehold project with only about 71 units, typically 2- to 4-bedroom layouts and some large penthouse-style units.[3][6]
The combination of near-freehold tenure, small community, and proximity to Pasir Ris Park and the Changi region gives Bluwaters 2 a strong lifestyle and long-term hold appeal, especially for buyers who want to be near the airport or in a quieter coastal neighbourhood rather than right next to MRT tracks.
Developer Novelty Capital has delivered several boutique projects with a focus on design and exclusivity, and Bluwaters 2 follows that pattern – generous balconies, glass, and an intimate resort-style pool rather than densely packed tower blocks.[3]
2. Available Units for Sale at Bluwaters 2 (2026 Snapshot)
As a low-density project with just 71 units, Bluwaters 2 typically has very few units for sale at any one time. Owners here tend to hold for the long term, so listings can be lumpy – some months you may see no units; other times 2–3 units appear together.
2.1 Typical Unit Types
Based on project information and URA-registered configurations, you can expect the following broad profiles:[3][6]
- 2-bedroom units: Approx. 900–1,100 sqft (often with balcony and efficient squarish layouts)
- 3-bedroom units: Approx. 1,200–1,400 sqft, some with utility room and yard
- Large 3- and 4-bedder penthouse / duplex units: Approx. 1,900–2,700+ sqft (e.g. a 2,700+ sqft 3+1 unit is currently indicative at around S$2.8m on the market).[6][10]
There are no "shoebox" studio units here; this is more of a family and long-stay expat profile development rather than a micro-unit investor project.
2.2 Current Price Range Expectations (2026)
Data consolidated from URA transactions via third-party analytics shows that in the last 12–24 months, Bluwaters 2 sale prices have generally ranged between about S$1,050 to S$1,300 psf, with an average in the low S$1,100+ psf region.[1]
The highest recorded recent transaction is about S$1,192 psf in August 2024 for a 872 sqft unit, while an earlier lower psf was around S$571 psf for a 2,766 sqft penthouse in February 2021 – reflecting the usual psf discount for very large units.[1]
In 2026, serious buyers should budget roughly:
- 2-bedroom: Around S$1.15m–S$1.35m, depending on level, facing, and renovation (based on S$1,150–S$1,250 psf working range)
- 3-bedroom: Around S$1.45m–S$1.75m+, depending on size (1,200–1,400+ sqft)
- Large penthouse 3–4 bedders (2,000–2,700+ sqft): Around S$2.1m–S$2.9m (absolute quantum is high but psf tends to be lower)
Disclaimer: All price figures are estimates derived from URA transaction data and market observations as of early 2026 and should not be taken as formal valuations. Always verify the latest transactions via URA and consult a licensed salesperson or valuer before committing.
Browse available units: View all units for sale at Bluwaters 2 on Homejourney here: https://www.homejourney.sg/search?q=Bluwaters%202&status=For+Sale
3. Why Buyers Choose Bluwaters 2 Over Other D17 Properties
Living in this part of D17 feels very different from being in central Pasir Ris or Tampines. When you turn into Jalan Loyang Besar from Pasir Ris Drive 3, the traffic immediately slows, and once you pass the chalets and low-rise apartments, the road opens up towards Pasir Ris Park, with fewer buses and heavier vehicles. Owners at Bluwaters 2 often highlight that guests commonly remark how "un-Singapore" it feels – more like a quiet coastal resort.
- 999-year tenure: Functionally close to freehold, which is rare for newer D17 condos, making it attractive as a long-term legacy asset.
- Resort & low-density feel: Only 71 units with a low-rise profile; you avoid overcrowded common facilities.
- Proximity to Pasir Ris Park & Beach: Ideal if you enjoy jogging, cycling, or weekend BBQs by the sea without driving to East Coast.
- Changi & airport access: High appeal for aviation professionals and expats working in the Changi Business Park or airport cluster.
- Large units: Very large penthouse and 3–4 bedder options that are increasingly hard to find in newer launches.
From an investment standpoint, the 999-year tenure combined with limited new freehold/999-year supply in the area supports price resilience, especially as Singapore private home prices are projected to grow moderately by about 3–4% in 2026.[2]
4. Bluwaters 2 Price Analysis & Trends
4.1 Current Price Trends (2021–2026)
Based on URA-sourced analytics:[1]
- Recent psf range: Approx. S$1,025–S$1,192 psf in the last few years.
- Average psf in recent 12 months: Around S$1,100–S$1,150 psf region.
- Low psf outlier (~S$571 psf) for a very large 2,766 sqft unit in 2021 reflects how big penthouses often transact at a discount on a psf basis.[1]
Prices have firmed up since 2021 in line with broader private market growth, though the pace is measured rather than speculative.
4.2 Comparison with Nearby Developments
Within the Pasir Ris / Loyang coastal stretch, many surrounding condos are 99-year leasehold and of varying ages. While exact side-by-side psf figures differ by age and facilities, the key comparison point is tenure and density:
- 999-year Bluwaters 2 usually commands a modest premium over older 99-year leases in the immediate area, especially for standard-sized units.
- Newer 99-year integrated developments nearer Pasir Ris MRT may have higher asking psf but usually smaller unit sizes and higher density.
For long-term owner-occupiers and legacy investors, Bluwaters 2’s lower psf versus some new OCR launches, combined with its near-freehold status, can be seen as value, particularly for buyers who prioritise space and environment over being directly above an MRT.
See detailed project analysis: