homequant
apartment · 118691

Murano

Project page · Freehold

Indicative value range
S$1,607,759 – S$1,668,576
Indicative mid S$1,636,627 · S$1,552 psf

Based on 3 sales in this project, last 24 months. Search widened 2 of 4 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Freehold tenure: the lease method is for 99-year leasehold only.

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Oct 2026Murano01-051,066 sqftS$1,595,000S$1,497 psf×1.000S$1,497 psf
Aug 2025Murano01-05861 sqftS$1,331,888S$1,547 psf×1.003S$1,552 psf
Apr 2025Murano01-051,055 sqftS$1,690,000S$1,602 psf×1.006S$1,612 psf

How accurate is this estimate for Murano?

Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.

What the rent says

What this home earns against what it costs, set beside what homes like it earn.

3.23% gross yield

S$52,800 of rent a year against the estimate above · 0.08 points above flats like it

Leases signed here within a quarter of this size run about S$4,400 a month, the middle of 11 of them.

In the rest of the central region, freehold flats yield 3.15%, from 864 projects. Too few share this home's remaining lease to measure that separately.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent leases signed here

SignedSizeBedsTypeRent a month
Q3 20262000-2100 sqft4Non-landed PropertiesS$6,300
Q3 20262000-2100 sqft4Non-landed PropertiesS$6,300
Q3 20261000-1100 sqft3Non-landed PropertiesS$5,500
Q3 20261000-1100 sqft3Non-landed PropertiesS$5,200
Q3 20261000-1100 sqft3Non-landed PropertiesS$5,200
Q3 20261000-1100 sqft3Non-landed PropertiesS$4,800
Q3 20261000-1100 sqft3Non-landed PropertiesS$4,800
Q3 2026800-900 sqft2Non-landed PropertiesS$4,400

median of 11 URA rental contracts at Murano within a quarter of 98 sqm, since 2025Q4.

Buying or selling at S$1,636,627?

Buying: Stamp duty on S$1,636,627 · Cash and CPF needed on S$1,636,627 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,636,627.

Each opens with this figure filled in; change anything there.

Primary schools near 349 Pasir Panjang Road

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Oct 2026
Murano · 01-05 · Apartment
1,066 sqftS$1,595,000S$1,497 psf
Aug 2025
Murano · 01-05 · Apartment
861 sqftS$1,331,888S$1,547 psf
Apr 2025
Murano · 01-05 · Apartment
1,055 sqftS$1,690,000S$1,602 psf
Feb 2024
Murano · 01-05 · Apartment
1,066 sqftS$1,550,000S$1,455 psf
Jan 2024
Murano · 01-05 · Apartment
861 sqftS$1,300,000S$1,510 psf
Feb 2023
Murano · 01-05 · Apartment
1,055 sqftS$1,388,888S$1,317 psf
Jul 2022
Murano · 01-05 · Apartment
2,045 sqftS$2,108,888S$1,031 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.