Three 11
UPPER THOMSON ROAD · D20
Median PSF · 12m
S$2,169
Median price · 12m
S$2.14M
Latest sale
S$2.27M
Aug 2026
1-year change
+12.4%
Sales · 12m
6
25 all time
Gross yield
2.92%
17 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +5.2%
- Annualised
- +1.5%
- Transactions
- 25
- 1 year
- +12.4%
- 3 years p.a.
- +2.5%
- 5 years p.a.
- —
- Median size
- 829 sqft
Against the neighbourhood
How it compares within D20
Bishan, Ang Mo Kio, Thomson. All figures are medians over the last 12 months for private homes in this district.
| Measure | Three 11 | D20 median | Difference |
|---|---|---|---|
| Median PSF | S$2,169 | S$2,041 | +6.2% |
| Median price | S$2.14M | S$2.51M | -14.7% |
| Gross rental yield | 2.92% | 2.96% | -0.0 pts |
| 1-year price change | +12.4% | +8.6% | +3.8 pts |
This development trades about 6% above the D20 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$3,750
Contracts · 12m
17
Implied annual rent
S$45K
Gross yield
2.92%
| Unit type | Contracts | Median rent |
|---|---|---|
| 2 bedroom | 9 | S$3,700 |
| 1 bedroom | 4 | S$3,050 |
| 3 bedroom | 4 | S$4,800 |
Investment analysis
Investment score 46 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
46/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Liquidityweight 15%87
Transactions in the last 12 months — how easily it trades.
- Supply riskweight 10%81
Upcoming units recorded in the same district. Higher score means less competing supply.
- Price momentumweight 18%45
Three-year annualised change in median PSF, or one year where three is unavailable.
- Rental yieldweight 20%43
Gross yield against every other development in its segment.
- Locationweight 15%23
Distance to the nearest rail station, plus schools within 1 km. Nearest is Mayflower MRT at 920 m.
- Valuationweight 22%21
How its median price per square foot compares with its own district.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Mayflower MRT920 m
- Bright Hill MRT1.2 km
- Bright Hill Interchange MRT1.3 km
- Lentor MRT1.6 km
Schools within 2 km
- Chij St. Nicholas Girls' Schoolmixed level (p1-s4)640 m
- Peirce Secondary Schoolsecondary (s1-s5)700 m
- Mayflower Secondary Schoolsecondary (s1-s5)910 m
- Ang Mo Kio Primary Schoolprimary1.3 km
- Ai Tong Schoolprimary1.4 km
- Yio Chu Kang Secondary Schoolsecondary (s1-s5)1.6 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
No upcoming supply is recorded nearby. URA pipeline data requires an API key, which is not configured, so this section may be incomplete.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Aug 2026 | Apartment | S$2,275,000 | 1,130 sqft | S$2,013 | 01-05 | — |
| Jul 2026 | Apartment | S$2,180,888 | 1,001 sqft | S$2,179 | 01-05 | — |
| Jul 2026 | Apartment | S$2,100,000 | 936 sqft | S$2,242 | 01-05 | — |
| Mar 2026 | Apartment | S$1,580,000 | 732 sqft | S$2,159 | 01-05 | — |
| Feb 2026 | Apartment | S$1,960,000 | 936 sqft | S$2,093 | 01-05 | — |
| Oct 2025 | Apartment | S$2,315,000 | 1,023 sqft | S$2,264 | 01-05 | — |
| Jun 2025 | Apartment | S$1,950,000 | 936 sqft | S$2,082 | 01-05 | — |
| Mar 2025 | Apartment | S$1,128,000 | 527 sqft | S$2,139 | 01-05 | — |
| Jan 2025 | Apartment | S$1,703,000 | 883 sqft | S$1,929 | 01-05 | — |
| Nov 2024 | Apartment | S$3,000,000 | 1,572 sqft | S$1,909 | 01-05 | — |
| Nov 2024 | Apartment | S$1,535,000 | 829 sqft | S$1,852 | 01-05 | — |
| Sep 2024 | Apartment | S$1,594,000 | 732 sqft | S$2,178 | 01-05 | — |
| Sep 2024 | Apartment | S$999,000 | 474 sqft | S$2,109 | 01-05 | — |
| Jun 2024 | Apartment | S$2,085,000 | 1,087 sqft | S$1,918 | 01-05 | — |
| Jun 2024 | Apartment | S$1,220,000 | 657 sqft | S$1,858 | 01-05 | — |
| Apr 2024 | Apartment | S$1,020,000 | 581 sqft | S$1,755 | 01-05 | — |
| Apr 2024 | Apartment | S$985,000 | 474 sqft | S$2,080 | 01-05 | — |
| Jul 2023 | Apartment | S$1,500,000 | 732 sqft | S$2,049 | 01-05 | — |
| Jul 2023 | Apartment | S$1,235,000 | 614 sqft | S$2,013 | 01-05 | — |
| May 2023 | Apartment | S$1,880,000 | 936 sqft | S$2,008 | 01-05 | — |
| Jul 2022 | Apartment | S$1,800,000 | 936 sqft | S$1,922 | 01-05 | — |
| Jun 2022 | Apartment | S$1,700,000 | 936 sqft | S$1,815 | 01-05 | — |
| May 2022 | Apartment | S$1,350,000 | 657 sqft | S$2,056 | 01-05 | — |
| Mar 2022 | Apartment | S$1,480,000 | 764 sqft | S$1,937 | 01-05 | — |
| Nov 2021 | Apartment | S$1,270,000 | 614 sqft | S$2,070 | 01-05 | — |
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Peirce View
S$1,493
+5.6%1 sales3.1% yield
183 Longhaus
S$1,954
+0.9%1 sales2.3% yield
Thomson Imperial Court
S$1,513
+17.5%1 sales3.1% yield
Lakeview Estate
S$1,045
-7.6%11 sales3.2% yield
Landed Housing Development
S$1,949
+7.5%1 sales2.3% yield
Springleaf Residence
S$2,228
+2.9%42 sales
Meadows @ Peirce
S$1,738
+3.3%16 sales3.4% yield
Residential Apartments
S$1,147
—1 sales
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.