MURANO is a freehold development along PASIR PANJANG ROAD in District 5 (West Coast / Clementi), part of the RCR segment of Singapore's private residential market. The project comprises 50 units and is TOP 2009.
This profile draws on 8 recorded transactions from URA REALIS to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
At roughly 17 years from TOP, MURANO is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 5 (West Coast / Clementi), the immediate context for MURANO is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 8 sales and 65 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the MURANO dashboard.
- Average sale price: $1,506,208 across 8 transactions
- Estimated gross rental yield: 3.3%
- District 5 PSF ranking: Mid-range (top 74%)
- Freehold tenure · RCR · D5 · 50 units
About MURANO
MURANO is a freehold condominium, located at PASIR PANJANG ROAD in District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town) (Rest of Central Region), developed by NOVELTY GLOBAL PTE LTD, comprising 50 residential units, completed in 2009.
As a freehold property, MURANO does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at MURANO:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 3 | $1,437 psf | $1,237,296 |
| 3 BR | 3 | $1,458 psf | $1,542,963 |
| 4 BR | 1 | $1,032 psf | $1,600,000 |
| 5+ BR | 1 | $1,031 psf | $2,108,888 |
Sales Market Overview
MURANO has recorded 8 sale transactions with an average transaction price of $1,506,208, ranging from $1,080,000 to $2,108,888.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 2 | $1,143 psf | $1,340,000 | — |
| 2022 | 1 | $1,031 psf | $2,108,888 | ↓ 9.8% |
| 2023 | 1 | $1,317 psf | $1,388,888 | ↑ 27.7% |
| 2024 | 2 | $1,482 psf | $1,425,000 | ↑ 12.6% |
| 2025 | 2 | $1,574 psf | $1,510,944 | ↑ 6.2% |
MURANO ranks in the top 74% of condos in District 5 by average PSF.
Compared to the RCR average of $2,047 psf, MURANO trades 34.4% below the segment benchmark.
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Rental Market Overview
MURANO has recorded 65 rental transactions with monthly rents averaging $4,118/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 6 | $2,817/mo | $2,400/mo | $3,200/mo |
| 2 BR | 26 | $3,829/mo | $2,300/mo | $4,800/mo |
| 3 BR | 27 | $4,417/mo | $3,000/mo | $6,000/mo |
| 4 BR | 6 | $5,333/mo | $3,500/mo | $6,400/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 7 | $3,100/mo |
| 2022 | 17 | $3,682/mo |
| 2023 | 11 | $4,345/mo |
| 2024 | 15 | $4,613/mo |
| 2025 | 13 | $4,450/mo |
| 2026 | 2 | $4,275/mo |
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Investment Analysis
Based on average rents and sale prices, MURANO delivers an estimated gross rental yield of 3.3%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 5
Side-by-side comparison against the most actively traded condos in District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| LANDED HOUSING DEVELOPMENT | Freehold | 156 | $1,842 psf | 5979 |
| NORMANTON PARK | 99 yrs lease commencing from 2019 | 1840 | $1,866 psf | 1413 |
| PARC CLEMATIS | 99 yrs lease commencing from 2019 | 1450 | $1,888 psf | 1396 |
| ELTA | 99 yrs lease commencing from 2024 | 501 | $2,556 psf | 399 |
| FABER RESIDENCE | 99 yrs lease commencing from 2025 | 399 | $2,158 psf | 380 |
Location Map
Map shows MURANO (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- MURANO
- Haw Par Villa MRT
- Kent Ridge MRT
- National University of Singapore
- Dulwich College (Singapore)
- Kent Ridge Secondary School
Nearby MRT Stations
MURANO is 1.1 km from Haw Par Villa MRT (Circle Line), with 2 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Haw Par Villa | CC25 | Circle Line | 1.1 km |
| Kent Ridge | CC24 | Circle Line | 1.1 km |
Nearby Schools
There are 6 schools within 2 km of MURANO, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| National University of Singapore | Tertiary | 810m |
| Dulwich College (Singapore) | International | 1.6 km |
| Kent Ridge Secondary School | Secondary | 1.6 km |
| Dover Court International School | International | 1.8 km |
| United World College of South East Asia (Dover) | International | 1.9 km |
| NUS High School of Mathematics and Science | Jc | 1.9 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Boutique character. With 50 units, MURANO keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. National University of Singapore sits about 0.81km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Moderate MRT walk. At 1.05km from the nearest station, the project sits just outside the 800m comfort threshold. Rental tenants notice — yield typically trails truly walkable comparables by 30-50bps in similar segments.
Thin transaction history. With only 8 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
[
{
"persona": "Young couple, first home",
"fit_color": "green",
"reason": "Long balance lease + likely sub-CCR pricing"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "amber",
"reason": "Bus or own-vehicle commute likely required"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "Verify tenant-pool depth in immediate catchment"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: MURANO sits in an off-MRT-spine pocket where own-vehicle commuting and a narrower tenant pool define the economics. Suits owner-occupiers who prioritise the specific neighbourhood and lifestyle fit over capital-market efficiency. 8 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 7-12 years with realistic vacancy and re-let cost assumptions. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for MURANO?
What is the rental yield for MURANO?
Is MURANO freehold or leasehold?
How far is the nearest MRT from MURANO?
What is the tenure of MURANO?
How does MURANO compare to other projects in the district?
What stamp duty applies for a foreign buyer of MURANO?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 8 transactions analysed
- Rental data: 65 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for MURANO
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.