Nearest school of each kind — Tier-1, GEP, SAP — straight-line (“as the crow flies”) from the development per MOE’s P1 method; a school that qualifies for several kinds is listed once with all its badges. Tier-1 marks historically oversubscribed primaries; the full 1 km / 2 km priority list is below.
Upcoming MRT
1.4 km from Loyang (CRL Phase 1), opening 2030 · ~17 min walk
| Total units | 46 |
|---|---|
| Blocks | 3 |
| Size range | 797–2,756 sqft |
| Bedrooms | Units | Share |
|---|---|---|
| 2-bedroom | 18 | 39% |
| 3-bedroom | 21 | 46% |
| 4-bedroom | 7 | 15% |
haio estimate — median rent ÷ modelled price (median PSF × median size), trailing 12 months. Gross only; excludes maintenance, tax and vacancy.
| Bedrooms | Gross yield | Est. price | Leases (12m) |
|---|---|---|---|
| 3 BR | ~3.0%· low sample (2 leases, 1 sale) | ~$1.53M | 2 |
Relevant market insights
Ranks in the bottom half for redevelopment interest among private condos.
BLUWATERS is ranked for collective-sale (en-bloc) potential over the next 5 years, relative to other private condos. We show a relative tier, not a percentage — the ranking is reliable, an exact probability is not.
Driven by: average unit ~1,245 sqft · 19 years old · leasehold tenure
Based on 4 comparable past collective-sale deals (EAST COAST VILLE 2006, Loyang Valley 2026, RICHARDS MANSIONS 2010).
A ranking signal, not advice or a prediction of any specific outcome. How this is calculated
About typical readiness to sell for a property of this profile.
haio tracks 44 of 45 units at BLUWATERS. 82% of tracked units are free to sell now (past the seller’s-stamp-duty window) and 57% have been held over 10 years.
82%
Free to sell now
36 of 44 tracked · past SSD
99%
Sitting on a gain
69 of 70 resales sold above cost
A haio ranking signal, not a probability or advice — useful to time your own exit, to gauge incoming supply as a buyer, or to plan coverage as an agent. How this is calculated
Showing 10 of 104 total recorded transactions.
| Sellable from | ||||||||
|---|---|---|---|---|---|---|---|---|
| Mar 2026 | Resale | $1,530,000 | 1,173 | $1,304 | 3BR | — | Q1 2030 | |
| Oct 2025 | Resale | $2,308,000 | 2,734 | $844 | 4BR | — | Q4 2029 | |
| May 2025 | Resale | $1,020,000 | 818 | $1,247 | 2BR | — | Q2 2028 | |
| Dec 2024 | Resale | $1,320,000 | 1,184 | $1,115 | 3BR | — | Q4 2027 | |
| Sep 2024 | Resale | $1,100,000 | 936 | $1,175 | 2BR | — | Q3 2027 | |
| May 2024 | Resale | $1,310,000 | 1,130 | $1,159 | 3BR | — | Q2 2027 | |
| Oct 2023 | Resale | $1,030,000 | 818 | $1,259 | 2BR | — | Q4 2026 | |
| Sep 2023 | Resale | $1,300,000 | 1,130 | $1,150 | 3BR | — | Q3 2026 | |
| Aug 2022 | Resale | $1,188,000 | 936 | $1,269 | 2BR | — | Nowsince Q3 2025 | |
| Jul 2022 | Resale | $1,190,000 | 1,130 | $1,053 | 3BR | — | Nowsince Q3 2025 |
Sellable from: the quarter that buyer clears the Seller's Stamp Duty holding period in force at purchase (3 or 4 years, by purchase date).
27 condo transactions from other properties within 300 m, newest first.
| Project | Distance | Date | Type | Price (SGD) | Area (sqft) | PSF |
|---|---|---|---|---|---|---|
| Ripple Bay | 202 m | 2026-06-01 | Resale | $1,580,000 | 1,065 | $1,484 |
| Ripple Bay | 202 m | 2026-06-01 | Resale | $1,330,000 | 1,033 | $1,288 |
| Ripple Bay | 202 m | 2026-06-01 | Resale | $1,100,000 | 775 | $1,419 |
| Bluwaters 2 | 97 m | 2026-05-01 | Resale | $1,130,000 | 871 | $1,297 |
| The Edgewater | 187 m | 2025-09-01 | Resale | $1,248,000 | 925 | $1,349 |
| Coastal View Residences | 234 m | 2025-09-01 | Resale | $1,430,000 | 1,141 | $1,253 |
| Bluwaters 2 | 97 m | 2025-08-01 | Resale | $1,110,000 | 871 | $1,274 |
| The Edgewater | 187 m | 2025-08-01 | Resale | $1,248,000 | 1,001 | $1,247 |
| Loyang Townhouses | 135 m | 2025-06-01 | Resale | $2,300,000 | 1,937 | $1,187 |
| Riz Haven | 40 m | 2025-05-01 | Resale | $1,300,000 | 1,065 | $1,221 |
| Riz Haven | 40 m | 2025-05-01 | Resale | $713,000 | 570 | $1,251 |
| Riz Haven | 40 m | 2025-04-01 | Resale | $1,450,000 | 1,054 | $1,376 |
| Bluwaters 2 | 97 m | 2025-04-01 | Resale | $1,133,000 | 871 | $1,301 |
| Casa Pasir Ris | 79 m | 2025-03-01 | Resale | $1,280,000 | 1,130 | $1,133 |
| Coastal View Residences | 234 m | 2025-03-01 | Resale | $2,438,000 | 2,120 | $1,150 |
| Coastal View Residences | 234 m | 2025-03-01 | Resale | $2,438,000 | 2,120 | $1,150 |
| Casa Pasir Ris | 79 m | 2025-02-01 | Resale | $1,655,000 | 1,388 | $1,192 |
| Ocean Front Suites | 262 m | 2024-12-01 | Resale | $660,000 | 409 | $1,614 |
| Casa Pasir Ris | 79 m | 2024-08-01 | Resale | $1,420,000 | 1,216 | $1,168 |
| Jlb Residences | 290 m | 2024-08-01 | Resale | $1,500,000 | 1,270 | $1,181 |
Every unit in the project — floors top to bottom, stacks left to right, tinted by bedroom type. Tap a unit to see its transactions. for BLUWATERS
| 01 | 02 | 03 | 04 | 09 | |
|---|---|---|---|---|---|
| 05 | #05-018182BR | #05-022,2174BR | #05-032,6264BR | #05-049362BR | |
| 04 | #04-018182BR | #04-021,1953BR | #04-031,1953BR | #04-049362BR | #04-092,2174BR |
| 03 | #03-018182BR | #03-021,1303BR | #03-031,1303BR | #03-049362BR | |
| 02 | #02-018182BR | #02-021,1303BR | #02-031,1303BR | #02-049362BR | |
| 01 | #01-017972BR | #01-021,2063BR | #01-049692BR |
12 realized resale exits at BLUWATERS over the 5y window — 12 profitable, 0 at a loss, averaging 4.71%/yr.
| Unit Type | Volume | Holding (avg) | Annualised (avg) |
|---|---|---|---|
| 3BR | 5 | 18y 3m | 4.69% |
| 4BR | 5 | 18y 11m | 4.66% |
| 5BR+ | 2 | 18y 10m | 4.88% |
| Total | 12 | 18y 8m | 4.71% |
No loss-making resales in this window — every matched exit sold above its matched entry price.
Realized resales: each resale / sub-sale (the exit) is matched to a comparable new-sale (the entry) at the same project by floor band and strata area, then the annualised return is (exit ÷ entry) ^ (1 ÷ years held) − 1. URA caveats only. haio estimate — URA masks unit numbers after May 2021, so entries are matched by area + floor, not exact unit. Executive Condos are shown as a separate segment.
Exit Audience is a haio+ feature
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BLUWATERShas had fewer than 3 resales in the last 12 months, so there is no honest “today’s price” to score against. Where current owners entered is still on record below — n=44 traced current owners, 100.0% unit-exact.
the Exit-Risk band is a haio+ feature
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The headline share is an exact count over haio’s unit-level records — one entry price per traced current owner. “Today’s price” is the last-12-months resale median, an anchor, not a valuation. In appreciated projects most owners naturally hold cheaper — long holders rarely sell low, so read it with the SSD-free share. Not advice. How this is calculated
When direct sun lands on a West-facing window at BLUWATERS, for the date you pick.
Sun at 3:30 pm on 2026-07-10: azimuth 304° (NW), elevation 50°.
Estimated from solar geometry — nearby buildings and blockage are not modelled.
Anchored to this project's estimated price (~S$1.3M, the median of recent sale transactions at BLUWATERS) — drag to explore what else that budget buys across Singapore.
23 within 1 km
| 40 m | Riz Haven | — | 2010 | $1,313 |
| 79 m | Casa Pasir Ris | — | 1997 | $1,168 |
| 97 m | Bluwaters 2 | — | 2010 | $1,193 |
| 135 m | Loyang Townhouses | — | 1993 | $1,187 |
| 187 m | The Edgewater | FH | 2003 | $1,298 |
| 202 m | Ripple Bay | LH | 2015 | $1,413 |
| 234 m | Coastal View Residences | FH | 2009 | $1,146 |
| 262 m | Ocean Front Suites | — | 2014 | $1,614 |
| 290 m | Jlb Residences | — | 2008 | $1,181 |
| 345 m | The Shorefront | FH | 2026 | $1,956 |
| 395 m | Sandy Palm | LH | 2002 | $1,123 |
| 402 m | Sea Esta | LH | 2015 | $1,324 |
| 446 m | Lighthouse | LH | 2004 | $913 |
| 468 m | Seastrand | LH | 2014 | $1,283 |
| 567 m | Sea Horizon | LH | 2016 | $1,270 |
| 582 m | Watercolours | LH | 2014 | $1,233 |
| 638 m | Coastal Breeze Residences | LH | 2012 | $1,152 |
| 671 m | Watercrest | FH | 1995 | $1,080 |
| 719 m | Casa Al Mare | FH | 2022 | $1,827 |
| 729 m | Loyang Gardens | FH | 1994 | $1,003 |
| 738 m | Celadon View | FH | 1999 | $1,053 |
| 752 m | Coastal Cabana | LH | 2029 | $1,793 |
| 770 m | Le Loyang | FH | 1994 | $1,198 |
Project-level medians from haio’s own transaction data — median sale $ psf (last 2 years) and, in each pin, median monthly rent $ psf. Distances are straight-line from this property. Blank where there are no recent sales.
Distances are measured per block (straight-line, MOE method) and the nearest block’s distance is shown; where blocks differ, the qualifying blocks are named. The balloting distance is from your exact unit’s block. Distance sets priority within each registration phase; balloting still applies — see MOE’s P1 registration rules.
MOE Primary One priority (1 km / 2 km) is measured from your home’s postal address — see the full Valuation Report for your unit.
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