Bluwaters
Bluwaters is a 946-year lease (858 yrs left) apartment development in District 17 (Changi / Loyang / Flora). It has 12 recorded private transactions. Latest sale: $1,530,000 (Mar 2026, 109 sqm, floors 01-05). Median $1,155/sqft. Prices up 37.9% 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 |
| Jul 2021 | 01-05 | Resale | 76 sqm | $840,000 | $1,027 |
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
Prices at Bluwaters in District 17 (Changi / Loyang / Flora) have risen sharply, up about 37.9% over the data window (around 7.1% a year). Its $1,155 psf median tracks close to the District 17 median. It has a relatively light transaction record, with 12 sales between 2021-07 and 2026-03, ranging from $840,000 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 $1,155 psf. 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 $1,155 per square foot across 12 transactions, ranging from $840,000 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 $1,155 psf, with transactions ranging from $781 to $1,304 psf. This is based on 12 URA-recorded transactions in District 17.
Have prices at Bluwaters gone up or down?
Prices at Bluwaters have increased by approximately 37.9% over the data period (around 7.1% a year). The median price is currently $1,155 psf, with the most recent sale at $1,530,000 in 2026-03.