THREE 11 is a freehold development along UPPER THOMSON ROAD in District 20 (Ang Mo Kio / Bishan), part of the RCR segment of Singapore's private residential market. The project comprises 65 units and is an established secondary-market project.
This profile draws on 24 recorded transactions from URA 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.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 20 (Ang Mo Kio / Bishan), the immediate context for THREE 11 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 24 sales and 100 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THREE 11 dashboard.
- Average sale price: $1,604,542 across 24 transactions
- Estimated gross rental yield: 2.5%
- District 20 PSF ranking: Premium tier (top 20%)
- Freehold tenure · RCR · D20 · 65 units
About THREE 11
THREE 11 is a freehold condominium, located at UPPER THOMSON ROAD in District 20 (Ang Mo Kio, Bishan) (Rest of Central Region), comprising 65 residential units.
As a freehold property, THREE 11 does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at THREE 11:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 2 | $2,095 psf | $992,000 |
| 1 BR | 6 | $1,982 psf | $1,203,833 |
| 2 BR | 11 | $2,002 psf | $1,698,364 |
| 3 BR | 4 | $1,850 psf | $1,905,000 |
| 4 BR | 1 | $1,909 psf | $3,000,000 |
Sales Market Overview
THREE 11 has recorded 24 sale transactions with an average transaction price of $1,604,542, ranging from $985,000 to $3,000,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 3 | $1,762 psf | $1,496,667 | — |
| 2022 | 4 | $1,933 psf | $1,582,500 | ↑ 9.7% |
| 2023 | 3 | $2,023 psf | $1,538,333 | ↑ 4.7% |
| 2024 | 8 | $1,957 psf | $1,554,750 | ↓ 3.3% |
| 2025 | 4 | $2,104 psf | $1,774,000 | ↑ 7.5% |
| 2026 | 2 | $2,126 psf | $1,770,000 | ↑ 1.1% |
THREE 11 ranks in the top 20% of condos in District 20 by average PSF.
Compared to the RCR average of $2,049 psf, THREE 11 trades 3.6% below the segment benchmark.
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Rental Market Overview
THREE 11 has recorded 100 rental transactions with monthly rents averaging $3,386/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 19 | $2,555/mo | $1,800/mo | $3,150/mo |
| 2 BR | 57 | $3,296/mo | $2,200/mo | $4,400/mo |
| 3 BR | 24 | $4,256/mo | $2,800/mo | $5,600/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 17 | $2,591/mo |
| 2022 | 23 | $3,133/mo |
| 2023 | 20 | $3,600/mo |
| 2024 | 22 | $3,693/mo |
| 2025 | 12 | $3,883/mo |
| 2026 | 6 | $3,775/mo |
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Investment Analysis
Based on average rents and sale prices, THREE 11 delivers an estimated gross rental yield of 2.5%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 20
Side-by-side comparison against the most actively traded condos in District 20 (Ang Mo Kio, Bishan):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| AMO RESIDENCE | 99 yrs lease commencing from 2021 | 372 | $2,143 psf | 398 |
| JADESCAPE | 99 yrs lease commencing from 2018 | 1206 | $2,104 psf | 380 |
| THE PANORAMA | 99 yrs lease commencing from 2013 | 698 | $1,836 psf | 216 |
| SEMBAWANG HILLS ESTATE | Freehold | 34 | $1,948 psf | 170 |
| SKY VUE | 99-year leasehold | 694 | $1,970 psf | 169 |
Location Map
Map shows THREE 11 (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THREE 11
- Upper Thomson MRT
- Bright Hill MRT
- Bukit Brown MRT
- Marymount MRT
- Swiss Cottage Secondary School
- CHIJ Our Lady of Good Counsel
- Bishan Park Secondary School
Nearby MRT Stations
THREE 11 is 650m from Upper Thomson MRT (Thomson-East Coast Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Upper Thomson | TE8 | Thomson-East Coast Line | 650m |
| Bright Hill | TE7 | Thomson-East Coast Line | 920m |
| Bukit Brown | CC18 | Circle Line | 1.4 km |
| Marymount | CC16 | Circle Line | 1.5 km |
Nearby Schools
There are 20 schools within 2 km of THREE 11.
| School | Type | Distance |
|---|---|---|
| Swiss Cottage Secondary School | Secondary | 1.1 km |
| CHIJ Our Lady of Good Counsel | Primary | 1.1 km |
| Bishan Park Secondary School | Secondary | 1.1 km |
| Zhangde Primary School | Primary | 1.2 km |
| Marymount Convent School | Primary | 1.2 km |
| Ngee Ann Primary School | Primary | 1.3 km |
| Ngee Ann Secondary School | Secondary | 1.3 km |
| EtonHouse International School (Thomson) | International | 1.4 km |
| Millennia Institute | Jc | 1.5 km |
| Raffles Institution | Secondary | 1.6 km |
| Raffles Institution (JC) | Jc | 1.6 km |
| Eunoia Junior College | Jc | 1.7 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.
Walking-distance MRT. Upper Thomson is about 0.65km — within the conventional 10-minute walk threshold most tenants accept. The project benefits from the public-transport premium without the price compression that <500m flagship stations command.
Boutique character. With 65 units, THREE 11 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. Swiss Cottage Secondary School sits about 1.10km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
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.
Cycle-sensitivity. Like all Singapore private residential, the project's capital appreciation and rental yields move with broader macro factors — mortgage rate environment, MAS macroprudential stance (TDSR, ABSD), and the supply-pipeline tempo. Build a 5pp rate buffer into your stress test.
- ✅ Young couple, first home: Long balance lease + likely sub-CCR pricing
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ✅ CBD commuter: Walking-distance MRT supports daily commute
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ⚠️ Foreign professional (expat): MRT plus mid-size facility suite typically meets expat-tenant criteria
- ✅ Long-term hold (10+ yr): Tenure supports CPF + buyer-pool through hold
Composite assessment: THREE 11 combines walking-distance MRT with long-tenure leasehold (or freehold) — a solid structural foundation. The district position dictates whether capital appreciation outpaces or tracks the broader market. 24 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 6-10 years to ride out one full macro cycle. 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 THREE 11?
What is the rental yield for THREE 11?
Is THREE 11 freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 24 transactions analysed
- Rental data: 100 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 THREE 11
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 621 condo transactions recorded in District 20 over the last 12 months, 91% resale, 6% sub sale, 3% new sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 20 reads 143.5 as of June 2026 — up 4.6% 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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Upcoming Supply Pipeline
1 active Government Land Sales site in District 20 could add roughly 215 new units to local supply. Incoming supply of this scale tends to cap short-term price growth in the immediate area but also signals planning confidence in the location.
| Site | Street | Est. units | List | Status |
|---|---|---|---|---|
| Upper Thomson Road | — | ~215 | Confirmed | Available |
HDB Alternatives Nearby
Weighing THREE 11 against staying public? These HDB towns sit within walking or short-drive distance:
- Bishan — 4-room average $791,445 (240m away), an upgrader gap of about $800,000
- Ang Mo Kio — 4-room average $724,816 (1.3 km away), an upgrader gap of about $900,000