RPS · Resale Project Scorecard
Bluwaters 2 — Grade C
RPS score 4.93/10 · D17 · Changi, Loyang, Pasir Ris · 71 units · scored across 7 weighted factors — methodology published.
999YR · NOVELTY CAPITAL PTE LTD · TOP 2010
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
- 5/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 5/10
Avg Ann. of +1.33% — below-median performance vs same-vintage peers (35th percentile of 2010-era cohort).
1 primary school within 1km (PASIR RIS PRIMARY SCHOOL, 0.86km away). Adequate but narrow school optionality.
71 units — very small project; niche product with thin resale market.
1.80km from Pasir Ris Mrt Stn (EW1) — weaker MRT access, likely requires bus or car for most trips.
Rental yield of 3.44% — 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 0.50km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
Primary schools within 1km: Pasir RIS Primary School.
RPSResale Project Scorecard
Also discussed in: The 3 Condos We Won't Recommend in Pasir Ris
Scored either side of Bluwaters 2 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.