RPS · Resale Project Scorecard
Bluwaters — Grade C
RPS score 5.03/10 · D17 · Changi, Loyang, Pasir Ris · 45 units · scored across 7 weighted factors — methodology published.
999YR · NOVELTY DEVELOPMENT PTE LTD · TOP 2007
Below-average project with notable weaknesses. Standout strengths: tenure. Key weaknesses: project size, MRT access.
Factor breakdown
- Project's Historical Performance25% weight
- 4/10
- Primary School Effect20% weight
- 7/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 2/10
- Rental Yield10% weight
- 6/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 5/10
Avg Ann. of +2.63% — below-median performance vs same-vintage peers (34th percentile of 2007-era cohort).
1 primary school within 1km (PASIR RIS PRIMARY SCHOOL, 0.82km away). Adequate but narrow school optionality.
45 units — very small project; niche product with thin resale market.
1.72km from Pasir Ris Mrt Stn (EW1) — weaker MRT access, likely requires bus or car for most trips.
Rental yield of 3.55% — above-average income return.
999-year tenure — effectively freehold from a valuation standpoint.
Moderate future-catalyst exposure — nearest meaningful driver: Pasir Ris East MRT (CR3, CRL1) at 0.46km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
Primary schools within 1km: Pasir RIS Primary School.
The verdict· Scores updated September 2026
Bluwaters scores 5.03 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 1905th of 2,357 resale condos scored in Singapore and 23rd of 33 in District 17 (Changi, Loyang, Pasir Ris). Its strongest factors are Tenure (10/10) and Primary School Effect (7/10); its weakest is MRT Proximity (2/10). Below-average project with notable weaknesses. Standout strengths: tenure. Key weaknesses: project size, MRT access.
See all 33 scored condos in District 17 (Changi, Loyang, Pasir Ris) →
RPS · Resale Project Scorecard
Recent resale transactions at Bluwaters
12 months to September 2026 (Oct 2025 – Sep 2026): 2 resale transactions, median $1,074 psf, median price $1.92M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 1 | $844 psf | $2.31M |
| Jan–Mar 2026 | 1 | $1,304 psf | $1.53M |
| Apr–Jun 2026 | — | — | — |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 2 | $1,074 psf | $1.92M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
Bluwaters: frequently asked questions
Answers generated from the scorecard data — RPS rank 1905th of 2,357, scores updated September 2026.
- Is Bluwaters a good buy in 2026?
- Bluwaters scores 5.03/10 on the TRIBE Resale Project Scorecard (Grade C), which places it 1905th of 2,357 Singapore resale condos and 23rd of 33 in District 17 (Changi, Loyang, Pasir Ris). Below-average project with notable weaknesses. Standout strengths: tenure. Key weaknesses: project size, MRT access. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at Bluwaters?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 2 resale transactions at Bluwaters, at a median of $1,074 psf and a median price of $1.92M (range $844 psf to $1,304 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Bluwaters from the nearest MRT station?
- Bluwaters is about 1.7km from Pasir Ris MRT (EW1), scoring 2/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Bluwaters compare with Coastal View Residences?
- Coastal View Residences is the project scored next to Bluwaters on the District 17 ranking: 5.09 (Grade C) against Bluwaters's 5.03 (Grade C). Bluwaters scores higher on Rental Yield (6 vs 4); Coastal View Residences scores higher on MRT Proximity (2 vs 4).
- Which primary schools are within 1km of Bluwaters?
- One primary school is within 1km of Bluwaters: Pasir RIS Primary School. 1 primary school within 1km (PASIR RIS PRIMARY SCHOOL, 0.82km away). Adequate but narrow school optionality. Bluwaters scores 7/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.
- What is the tenure of Bluwaters, and how big is the project?
- Bluwaters is 999-year leasehold, completed in 2007, has 45 units, developed by NOVELTY DEVELOPMENT PTE LTD. 999-year tenure — effectively freehold from a valuation standpoint. 45 units — very small project; niche product with thin resale market. Tenure carries 10% of the RPS score and Project Size 16%.
Also discussed in: The 3 Condos We Won't Recommend in Pasir Ris
Scored either side of Bluwaters in Changi, Loyang, Pasir Ris
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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