Bluwaters
Bluwaters is a 946-year lease (858 yrs left) apartment development in District 17 (Changi / Loyang / Flora). It has 11 recorded private transactions. Latest sale: $1,530,000 (Mar 2026, 109 sqm, floors 01-05). Median $1,159/sqft. Prices up 18.4% over the period. 858 years lease remaining.
Where Bluwaters ranks in District 17
All 33 projects ›Median psf over time
Estimate a unit at Bluwaters
Based on URA transactions for this development. Pick a floor band and unit size.
Projection blends market growth with Bala's Table lease decay. Past growth does not guarantee future performance. Not financial advice.
Lease decay
946-year leasehold. Under Bala's Table (SLA's leasehold relativity model), value decays faster as the lease shortens — currently about 0.00% a year.
Recent transactions
| Date | Floor | Type | Area | Price | psf |
|---|---|---|---|---|---|
| Mar 2026 | 01-05 | Resale | 109 sqm | $1,530,000 | $1,304 |
| Oct 2025 | 01-05 | Resale | 254 sqm | $2,308,000 | $844 |
| May 2025 | 01-05 | Resale | 76 sqm | $1,020,000 | $1,247 |
| Dec 2024 | 01-05 | Resale | 110 sqm | $1,320,000 | $1,115 |
| Sep 2024 | 01-05 | Resale | 87 sqm | $1,100,000 | $1,175 |
| May 2024 | 01-05 | Resale | 105 sqm | $1,310,000 | $1,159 |
| Oct 2023 | 01-05 | Resale | 76 sqm | $1,030,000 | $1,259 |
| Sep 2023 | 01-05 | Resale | 105 sqm | $1,300,000 | $1,150 |
| Aug 2022 | 01-05 | Resale | 87 sqm | $1,188,000 | $1,269 |
| Jul 2022 | 01-05 | Resale | 105 sqm | $1,190,000 | $1,053 |
| May 2022 | 01-05 | Resale | 244 sqm | $2,050,000 | $781 |
Bluwaters is inside the 1 km Primary 1 priority zone for 1 primary school. When a school is oversubscribed, MOE ballots by home–school distance, and homes within 1 km are drawn first.
- This home
- School within 1 km
- School 1–2 km
- 1km ring, top priority
- 2km ring, next tier
Straight-line distances, the basis MOE uses for Home–School Distance priority. Tap a school to open it. Map © OneMap, SLA.
Private condos and apartments closest to Bluwaters, with their median resale psf. Useful for comparing what Bluwaters costs per square foot against nearby developments.
About Bluwaters
Bluwaters is a quietly traded leasehold apartment development in District 17 (Changi / Loyang / Flora), with only 11 recorded transactions, so prices here rest on relatively few data points. Recorded sales run between 2022-05 and 2026-03, from $1,020,000 to $2,308,000. The most recent transaction was a 109 sqm unit (floors 01-05) at $1,530,000 in Mar 2026, and the median is $1,159 psf. Over the data window, prices here are up about 18.4% (about 4.5% a year). On Bala's Table (the SLA leasehold valuation model), the relativity ratio at 858 years remaining is 1.0000, an annual lease decay of about 0.00%. All transaction data is sourced from the Urban Redevelopment Authority (URA) and updated regularly.
How much does a unit at Bluwaters cost?
The most recent transaction at Bluwaters was $1,530,000 for a 109 sqm unit in 2026-03. The median price is $1,159 per square foot across 11 transactions, ranging from $1,020,000 to $2,308,000. Data sourced from URA.
Is Bluwaters freehold or leasehold?
Bluwaters is on a 946-year lease commencing in 1938, with approximately 858 years remaining. Under Bala's Table, the annual lease decay at this point is about 0.00%.
What is the price per square foot (psf) at Bluwaters?
The median price at Bluwaters is $1,159 psf, with transactions ranging from $781 to $1,304 psf. This is based on 11 URA-recorded transactions in District 17.
Have prices at Bluwaters gone up or down?
Prices at Bluwaters have increased by approximately 18.4% over the data period (around 4.5% a year). The median price is currently $1,159 psf, with the most recent sale at $1,530,000 in 2026-03.