Three 11

Overview & Key Facts

Three 11 is one of Singapore’s more quietly distinguished boutique freehold condominiums — a 65-unit, five-storey development at 311 Upper Thomson Road that has collected more industry accolades than many buildings ten times its size. Developed by Aurum Land Pte Ltd, a wholly owned subsidiary of the storied construction group Woh Hup Holdings, and designed by Park + Associates Pte Ltd, the development achieved Temporary Occupation Permit in September 2015. It went on to win the FIABCI Singapore Property Award for Residential Low Rise (2017), the International Property Awards — Best Apartment Singapore (2015–2016), a BCA Construction Excellence Award (2018), and a BCA Green Mark Gold Plus rating — a sweep that reflects genuine design ambition rather than marketing hyperbole.

The development’s name is both literal and conceptual: the civic address is 311, and the “three” motif runs through the project’s identity as a triangulation of architecture, landscape, and lifestyle. Park + Associates conceived the scheme around the idea of raw luxury — textured board-formed concrete contrasted against warm tropical timber joinery and generous water features, in a package that reads as thoroughly considered rather than merely expensive. With only 65 units across five storeys, Three 11 sits at the opposite end of the spectrum from the mass-market mega-condo; it is resolutely small, and deliberately so.

The buyer profile reflects this positioning. Transaction records show a predominantly Singaporean ownership base (87.9% Singaporean, 7.7% Permanent Resident, 3.3% foreigner, 1.1% company) — a profile more typical of an owner-occupier development than an investment play. It attracts professionals and established families who value freehold tenure, an award-winning address, and proximity to MacRitchie Reservoir while wanting to remain within reach of the city. For that buyer, Three 11 is an argument almost impossible to counter on non-quantitative grounds.

The financial picture is more nuanced. At an average transacted price of S$1,604,542 and a median PSF of around S$2,149 over the past twelve months, Three 11 commands a meaningful premium over its 99-year leasehold neighbours in D20. With only 65 units, transaction volumes are thin — which can compress liquidity at exit but also means price discovery is driven by genuine demand rather than speculative trading. Gross rental yield sits at approximately 2.4%, which is below the Singapore average for RCR condominiums, reflecting the fact that prices have outrun rents as the Thomson-East Coast Line (TEL) transformation thesis has played out in the market.

Location & Connectivity

Upper Thomson Road occupies a peculiar and appealing niche in Singapore’s residential geography. It is not Orchard, not Bishan new town, and not Ang Mo Kio heartland — it is a leafy, low-rise corridor that has retained a village character long after surrounding districts were redeveloped. The stretch of road near Three 11 is home to one of Singapore’s best-regarded eating streets, with an eclectic collection of independent cafes, prata shops, and heritage restaurants that give the neighbourhood genuine character. Thomson Plaza, a quiet community mall with a Cold Storage supermarket, food court, and neighbourhood services, is approximately 600 metres on foot — an easy stroll in the early morning or evening.

The transformational infrastructure story for Three 11 is the Thomson-East Coast Line. Upper Thomson MRT (TE8) opened in August 2021 and sits approximately 650 metres from the development — a manageable walk, though residents describe it as a 10–12 minute journey in Singapore’s ambient heat. The TEL connects directly to Woodlands, Orchard, Marina Bay, and eventually Changi Airport in a single line, dramatically upgrading the connectivity of the entire Upper Thomson corridor. Bright Hill MRT (TE7) is around 920 metres to the north. Both stations have, predictably, been reflected in PSF appreciation: Three 11’s rolling five-year PSF trend moved from S$1,933 in Year 1 to S$2,126 in Year 5 — steady, not explosive, but directionally clear.

For drivers, the address is genuinely well-positioned. The Central Expressway (CTE) is accessible via Marymount Road, putting Orchard Road approximately 12–15 minutes away in off-peak conditions and the CBD within 20 minutes. Bishan MRT interchange, with its interchange to the Circle Line, is reachable in around 5 minutes by car. The Upper Thomson Road precinct also benefits from relatively light through-traffic compared to Bishan’s main arteries — a non-trivial quality-of-life consideration.

The green amenity is exceptional. MacRitchie Reservoir Park is less than 2 km away, offering the TreeTop Walk, jogging trails, and kayaking. Lower Pierce Reservoir and Bishan-Ang Mo Kio Park are similarly accessible by bicycle or a short drive. For residents who prioritise nature access, active outdoor recreation, and a relatively quiet road environment, this address has few peers in the RCR segment.

Schools & Education

Facilities

For a 65-unit development, Three 11’s facility offering is disproportionately generous — a reflection of Aurum Land’s boutique philosophy and Park + Associates’ landscape-driven design approach. The official facility list includes a lap pool, spa pool, aquatic forest (a shaded water feature area), children’s pool, forest sundeck, open lifestyle pavilion, majestic tree court, boardwalk, lawn, gymnasium room, barbeque pavilion, and family pavilion. The landscape design was conceived as a progression from structured water features at the entrance through to naturalistic planting and canopy shade deeper into the site — a sequence that creates a sense of journey unusual in a project of this footprint.

“The landscaping at Three 11 is what sets it apart. It does not feel like a show garden that has been tacked on — it feels like the building was designed around the trees.”

— Industry review cited by New Launches Review, post-completion

The gym is compact but appropriately specified for a development of this scale — residents report it is rarely crowded, a meaningful contrast to the queuing dynamics at larger projects. The BBQ pavilion and family pavilion are well-maintained and, with 65 units, far more accessible than equivalent facilities at mega-developments where weekend booking windows fill in hours. The spa pool is a genuine facility rather than a token Jacuzzi. The project’s BCA Green Mark Gold Plus rating means energy efficiency was designed in from the start, visible in the cross-ventilation corridors and the choice of shading devices that reduce cooling loads in common areas.

Unit Sizes & Layout

Three 11’s 65 units span four types: 1-bedroom (474–581 sqft, 9 units), 2-bedroom (614–1,023 sqft, 30 units), 3-bedroom (936–1,572 sqft, 26 units), and penthouse configurations in both 2-bedroom and 3-bedroom variants. The size range is notably generous by contemporary Singapore standards — 3-bedroom units beginning at 936 sqft and extending to 1,572 sqft put Three 11 in a different conversation from the sub-1,000-sqft “3-bedroom” units increasingly common in post-2018 launches. Park + Associates’ interiors prioritise natural light and cross-ventilation: the majority of units are north-south facing, with large openings that frame views toward the landscaped grounds and minimise direct western sun exposure.

The finishing quality matches the award pedigree. Aurum Land positioned Three 11 as a quality boutique product, and the interior specification — engineered timber flooring, quality sanitary fittings, and full marble in bathroom wet areas for upper-tier units — holds up well against developments launched at similar or higher price points. The board-formed concrete exterior aesthetic carries into selected interior elements, giving the development a coherent material language rather than the generic “luxury beige” palette common to mid-market launches of the same era. For investors renting out units, the finishings photograph well and command a tenant demographic willing to pay for perceived quality.

Pricing & Market Position

Across 24 recorded transactions (all-time), sale prices range from $985,000 to $3,000,000, averaging $1,604,542.

Over the last 12 months, transactions averaged $2,172 psf.

Rents range from $1,800 to $5,600 per month across 103 rental transactions. Current rental yield sits at approximately 2.4%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at THREE 11 typically rent harder per dollar of purchase price. The final column shows monthly rent per $100,000 invested, so unit sizes compare on equal capital:

Price Appreciation

From 2021 to 2026, the average PSF has appreciated by 20.6% (from $1,762 to $2,126 psf).

Neighbourhood Comparison

The relevant comparison set for Three 11 is the cluster of D20 projects positioned along the Thomson-Bishan corridor. Amo Residence (99-year, 372 units, ~S$2,132 psf average) is the most natural benchmark — newer, larger, with a bigger facilities deck, but on a decaying leasehold. At roughly the same transacted PSF level, the buyer choosing between the two is essentially valuing freehold perpetuity against a fresher lease and more expansive common facilities. For buyers who plan to hold for 15+ years or intend to pass the asset down, Three 11’s freehold status tilts the calculus clearly. Jadescape (99-year, 1,206 units, ~S$2,098 psf) offers TEL-adjacent positioning and a full resort-scale facilities suite — but at 1,206 units, the resale market is deep and competitive, and the lease clock ticks the same way. The Panorama (99-year, 698 units, ~S$1,824 psf) comes in at a meaningful PSF discount and offers larger layouts, but is older and further from MRT infrastructure.

Three 11’s differentiation is clearest against this set: the only freehold option, the smallest and most exclusive, and the only award-winning design pedigree in the group. The trade-off is lower liquidity (fewer comparables at resale, thinner transaction volume) and a yield profile that prioritises capital preservation over income generation. Buyers who want scale, resort amenities, or a large rental tenant pool will find the 99-year alternatives more practical. Buyers who want a distinctive freehold address in a gentrifying Upper Thomson corridor, with the TEL infrastructure premium already demonstrated, will find Three 11 difficult to dismiss.

ShiokNest Scores

Our proprietary scoring system evaluates THREE 11 across multiple dimensions.

What Residents Say

“The greenery here is genuinely exceptional — the landscaping is more like a private garden than a condo compound. We’ve been here six years and still discover corners of the grounds we hadn’t noticed before. The small size means you actually know your neighbours.”

— Resident review via PropertyGuru

“The Upper Thomson MRT opening really changed daily life here. Before, we relied entirely on the car or bus. Now the kids can commute independently to school and back, which is a huge shift. The MRT was the missing piece.”

— Owner-occupier review via EdgeProp

“Facilities are well maintained because there are only 65 units — nobody is fighting over the pool or gym. The management council is very active and responsive. The trade-off is that you don’t have a tennis court or a grand clubhouse, but honestly I wouldn’t swap the peace and quiet.”

— Resident review via Singapore Expats Condo Directory

Across review platforms, residents consistently highlight three themes: the quality and exclusivity of the landscaping and facilities, the community atmosphere enabled by the small unit count, and the positive impact of Upper Thomson MRT on daily commuting. Critical observations tend to focus on the distance to MRT in hot weather, the modest gym size, and the relative scarcity of eating and retail options within easy walking distance compared to MRT-node condos. There is notably little dissatisfaction with unit quality or management responsiveness — unusual compared to the mixed reviews common at larger developments.

Strengths & Weaknesses

Verdict

Three 11’s investment case rests on three pillars: freehold tenure in a 99-year-leasehold-dominated D20 sub-market, award-winning design that is genuinely difficult to replicate at this scale, and TEL connectivity that has permanently upgraded Upper Thomson’s commuter proposition. The freehold premium is real and rational — when buyers compare Three 11 against Amo Residence (99-year, 372 units, ~S$2,132 psf) or Jadescape (99-year, 1,206 units, ~S$2,098 psf), they are paying a modest PSF premium — roughly 2–4% over comparably transacted periods — for a lease that does not decay. Over a 20–30 year holding horizon, the compounding mathematics of freehold versus 99-year leasehold tenure become increasingly significant, particularly for assets passed to the next generation.

The honest limitations must also be named. A walkability score of 32/100 reflects the reality that Upper Thomson Road, despite its charm, is a car-oriented street without the density of amenities found near MRT-adjacent condos in the inner core. The 650-metre walk to Upper Thomson MRT is manageable but not effortless, and the 92 and 167 bus routes provide an alternative — though they do not substitute fully for MRT adjacency in a heat-sensitive climate. The profitability score of 25/100 and a gross yield of approximately 2.4% signal that Three 11 is not primarily a yield play: it is a capital-preservation and lifestyle asset for buyers who value the tangible over the financial. Buyers expecting rental income to substantially offset their mortgage should recalibrate expectations.

The ShiokNest composite score of 49/100 reflects this nuance fairly. Three 11 is not the highest-scoring D20 option on any single metric, but it is perhaps the most coherent option — a development where every design decision reinforces a clear intent, where the awards are earned rather than bought, and where the boutique scale creates a living environment that larger projects cannot replicate regardless of budget. For owner-occupiers who have done the commute maths and are comfortable with a 12-minute walk or a short ride to Upper Thomson MRT, it remains one of the more compelling freehold arguments in the RCR segment.