District 17 · Pasir Ris · OCR
Bluwaters 2
Jalan Loyang Besar · Condominium · 946 yrs lease commencing from 1938
Current PSF
$1,285
+0.0% vs district median
Gross yield
3.3%
median rent $3,300/mo
3-year gain
20.1%
Transactions · 5y
19
2 in last 12 months
Nearest MRT
Pasir Ris Mrt Station · 1,801.67m
EWL
Future MRT
Pasir Ris Mrt Station
CRL · 2030
Vs local HDB
+130% premium
HDB median $560 psf
Area income
$11,500/mo median
residential zone
En-bloc potential56 / 100
88 years old · composite of plot use, age, tenure, value gap & size
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
9%
PSF dispersion within project
The neighbourhood
P1 ring
Pasir Ris Primary School 847m · Phase 2C 1.4× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Pasir Ris Crest Secondary School · 923m
Food
Pasir Ris Central Hawker Centre · 1.6km
Green
Pasir Ris Pk · 1.2km
Mall
Pasir Ris Mall · 1.8km
Health
Singhealth Polyclinics (Pasir Ris Polyclinic) (polyclinic) · 1.9km
Who lives in Pasir Ris
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
147,110
Median age
40 yrs
50% under 40 · getting older
Children 0–9
12,240
▼ 5% since 2015 · future P1 demand
Household size
3.6 avg
Homes
70% HDB
25% condo · 5% landed
Degree holders
34%
residents 15+
Commute
55% transit
25% drive
45 min+ to work
35%
Price trend average PSF by year
2021
$880
2022
$947
+7.6%
2023
$1,079
+13.9%
2024
$1,108
+2.7%
2025
$1,250
+12.8%
2026
$1,296
+3.7%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,200/mo | $3.76 | 3.5% | 38 |
| 3BR | $5,900/mo | $2.41 | 2.2% | 8 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $1,130,000 | 872 | $1,296 | 01-05 |
| Aug 2025 | $1,110,000 | 872 | $1,273 | 01-05 |
| Apr 2025 | $1,133,000 | 872 | $1,299 | 01-05 |
| Mar 2025 | $1,028,000 | 872 | $1,179 | 01-05 |
| Dec 2024 | $1,228,000 | 1,109 | $1,108 | 01-05 |
| Sept 2024 | $1,820,000 | 1,776 | $1,025 | 01-05 |
| Aug 2024 | $1,038,888 | 872 | $1,192 | 01-05 |
| Aug 2023 | $1,188,000 | 1,109 | $1,072 | 01-05 |
| Jul 2023 | $1,100,000 | 958 | $1,148 | 01-05 |
| Apr 2023 | $2,080,000 | 2,045 | $1,017 | 01-05 |
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More in District 17
The HDB blocks next door
The entry point, measured: what the resale flats around Bluwaters 2 actually sell for - this project trades at 2.5× the nearest block’s PSF.