Overview & Key Facts
MURANO is a freehold condominium at PASIR PANJANG ROAD in District 5 (RCR), developed by NOVELTY GLOBAL PTE LTD, comprising 50 units, completed in 2009.
Location & Connectivity
MURANO is approximately 1050m from Haw Par Villa MRT station, with 2 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Haw Par Villa | Circle Line | 1.1 km |
| Kent Ridge | Circle Line | 1.1 km |
Schools & Education
6 schools within 2 km (1 within 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 |
Unit Mix & Pricing
| 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 |
Market Position
MURANO has recorded 8 sales at an average price of $1,506,208.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at MURANO typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 2 BR | $3,829/mo | $1,237,296 | 3.71% |
| 3 BR | $4,417/mo | $1,542,963 | 3.44% |
| 4 BR | $5,333/mo | $1,600,000 | 4.00% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 2 | $1,143 psf | — |
| 2022 | 1 | $1,031 psf | ↓ 9.8% |
| 2023 | 1 | $1,317 psf | ↑ 27.7% |
| 2024 | 2 | $1,482 psf | ↑ 12.6% |
| 2025 | 2 | $1,574 psf | ↑ 6.2% |
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MURANO prices sit at a fresh series high after a 6.2% gain on the prior period, now 37.7% above the 2021 starting level.
Price Index Check
The ShiokNest Price Index for District 5 reads 136.5 as of June 2026 — down 4.3% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| LANDED HOUSING DEVELOPMENT | Freehold | $1,856 psf | 6215 |
| NORMANTON PARK | 99 yrs lease commencing from 2019 | $1,868 psf | 1431 |
| PARC CLEMATIS | 99 yrs lease commencing from 2019 | $1,896 psf | 1426 |
| ELTA | 99 yrs lease commencing from 2024 | $2,558 psf | 412 |
| FABER RESIDENCE | 99 yrs lease commencing from 2025 | $2,159 psf | 383 |
What Could Work Against You
- Only 1 transactions were recorded in the past 12 months, so the price figures here rest on a thin sample — a single outlier deal can move the averages.
- At 50 units, this is a boutique development — fewer comparable sales to anchor valuations, and maintenance costs spread across a smaller fee base.
Best suited for
Who This Actually Suits
The profile fits car-owning households, cbd walking distance, international school families and tertiary student housing best. Suits households with a car who value parking access alongside MRT proximity.
For heavy renovation / value seekers, it can work — but weigh the trade-offs before committing.
short-term flippers (<5 yr) and resort facilities should probably look elsewhere. TOP 2009 keeps the SSD window in mind for buyers exploring the 3-5 year resale-arbitrage strategy.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
MURANO is a freehold development in District 5 (RCR), with 50 units, offering a gross yield of 3.3%.
At ~$1,574 psf, it sits at a city-fringe price point balancing accessibility and value.
Explore the full MURANO dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing MURANO against staying public? These HDB towns sit within walking or short-drive distance:
- Queenstown — 4-room average $1,002,705 (1.7 km away), an upgrader gap of about $500,000
- Clementi — 4-room average $838,557 (1.7 km away), an upgrader gap of about $650,000
- Kallang/whampoa — 4-room average $882,887 (1.9 km away), an upgrader gap of about $600,000
FAQ
What is the average PSF for MURANO?
Is MURANO freehold?
What is the rental yield for MURANO?
Which MRT is nearest to MURANO?
Sources & Next Steps
- MURANO Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town) — District 5 neighbourhood guide
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
- Rental data: 65 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Aug 2025 · 8 records analysed · Source: URA private-sale caveats