RPS · Resale Project Scorecard
Three 11 — Grade A
RPS score 6.55/10 · D20 · Ang Mo Kio, Bishan, Thomson · 65 units · scored across 7 weighted factors — methodology published.
FH · Hoi Hup Realty · TOP 2015
Strong project with clear strengths. Standout strengths: tenure, schools. Key weaknesses: project size, total returns.
Factor breakdown
- Project's Historical Performance25% weight
- 7/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 2/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 5/10
Avg Ann. of +1.69% — near-median performance within its 2015-era cohort (64th percentile).
1 primary school within 1km (AI TONG SCHOOL, 0.65km away). Adequate but narrow school optionality.
65 units — very small project; niche product with thin resale market.
0.53km from Upper Thomson Mrt Stn (TE8) — short walk to MRT, good transport convenience.
Rental yield of 2.49% — weak income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Moderate future-catalyst exposure — nearest meaningful driver: Bright Hill MRT CRL interchange (CR13, CRL1) at 0.70km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
Primary schools within 1km: AI TONG School.
The verdict· Scores updated September 2026
Three 11 scores 6.55 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 621st of 2,357 resale condos scored in Singapore and 27th of 44 in District 20 (Ang Mo Kio, Bishan, Thomson). Its strongest factors are Tenure (10/10) and Primary School Effect (9/10); its weakest is Rental Yield (2/10). Strong project with clear strengths. Standout strengths: tenure, schools. Key weaknesses: project size, total returns.
See all 44 scored condos in District 20 (Ang Mo Kio, Bishan, Thomson) →
RPS · Resale Project Scorecard
Recent resale transactions at Three 11
12 months to September 2026 (Oct 2025 – Sep 2026): 6 resale transactions, median $2,169 psf, median price $2.14M. Median PSF is up 12.4% on the previous 12 months (Oct 2024 – Sep 2025, $1,929 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 1 | $2,264 psf | $2.31M |
| Jan–Mar 2026 | 2 | $2,126 psf | $1.77M |
| Apr–Jun 2026 | — | — | — |
| Jul–Sep 2026 | 3 | $2,179 psf | $2.18M |
| 12-month total | 6 | $2,169 psf | $2.14M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
Three 11: frequently asked questions
Answers generated from the scorecard data — RPS rank 621st of 2,357, scores updated September 2026.
- Is Three 11 a good buy in 2026?
- Three 11 scores 6.55/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 621st of 2,357 Singapore resale condos and 27th of 44 in District 20 (Ang Mo Kio, Bishan, Thomson). Strong project with clear strengths. Standout strengths: tenure, schools. Key weaknesses: project size, total returns. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at Three 11?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 6 resale transactions at Three 11, at a median of $2,169 psf and a median price of $2.14M (range $2,013 psf to $2,264 psf). The median PSF is up 12.4% on the previous 12 months (Oct 2024 – Sep 2025, $1,929 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Three 11 from the nearest MRT station?
- Three 11 is about 530m from Upper Thomson MRT (TE8), scoring 8/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Three 11 compare with Far Horizon Gardens?
- Far Horizon Gardens is the project scored next to Three 11 on the District 20 ranking: 6.59 (Grade A) against Three 11's 6.55 (Grade A). Three 11 scores higher on Tenure (10 vs 4) and Primary School Effect (9 vs 7); Far Horizon Gardens scores higher on Project Size (3 vs 8) and Rental Yield (2 vs 4).
- Which primary schools are within 1km of Three 11?
- One primary school is within 1km of Three 11: AI TONG School. 1 primary school within 1km (AI TONG SCHOOL, 0.65km away). Adequate but narrow school optionality. Three 11 scores 9/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.
- What is the tenure of Three 11, and how big is the project?
- Three 11 is freehold, completed in 2015, has 65 units, developed by Hoi Hup Realty. Freehold tenure — no lease decay concerns, preserves long-term value. 65 units — very small project; niche product with thin resale market. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Three 11 in Ang Mo Kio, Bishan, Thomson
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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