Resale Project Scorecard
Three 11
D20 · Ang Mo Kio, Bishan, Thomson · freehold · completed 2015 · 65 units
Grade A, 6.68 out of 10, the 26th highest score among 44 resale condos in District 20.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Tenure
- Freehold
- Resales, 12 months to Oct 2026
- 5
- To Upper Thomson MRT
- 360 m
Artist's impression: Aurum Land (Private) Limited
Three 11 Score
- A
- Grade
- Score out of 10
- 6.68
- Highest score among 44 resale condos in District 20
- 26th
Strong project with clear strengths. Standout strengths: tenure, schools. Key weaknesses: project size, rental yield.
Project's Historical Performance25%7/10
Avg Ann. of +1.69% — near-median performance within its 2015-era cohort (64th percentile).
The district median is 7/10.
Primary School Effect20%9/10
1 primary school within 1km (Ai Tong School, 0.57km away) — and it is heavily oversubscribed, balloting even for citizens inside 1km. A narrow catchment, but a strong one for Primary 1.
The district median is 9/10.
- Ai Tong School
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%3/10
65 units — very small project; niche product with thin resale market.
The district median is 7.5/10.
MRT Proximity13%9/10
360 m from Upper Thomson MRT (TE8) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 9/10.
Rental Yield10%2/10
Rental yield of 2.49% — weak income return.
The district median is 3/10.
Tenure10%10/10
Freehold tenure — no lease decay concerns, preserves long-term value.
The district median is 8/10.
Future Transformation6%5/10
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.
The district median is 4/10.
Scores updated October 2026. On the map →
Why Three 11 scores 6.68
Three 11 scores 6.68 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 595th of 2,350 resale condos scored in Singapore and 26th 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).
| Factor | This condoThree 11 | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 7/10 | 7/10 | ±0.00 | 37% of district |
| Primary School Effect20% | 9/10 | 9/10 | ±0.00 | 30% of district |
| Project Size16% | 3/10 | 7.5/10 | −0.72 | 0% of district |
| MRT Proximity13% | 9/10 | 9/10 | ±0.00 | 28% of district |
| Rental Yield10% | 2/10 | 3/10 | −0.10 | 14% of district |
| Tenure10% | 10/10 | 8/10 | +0.20 | 60% of district |
| Future Transformation6% | 5/10 | 4/10 | +0.06 | 70% of district |
Medians are across the 44 scored resale projects in District 20 (Ang Mo Kio, Bishan, Thomson). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Three 11 and a median-profile project (7.26). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Three 11 Prices
By unit type at Three 11
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 3-bedroom969 sq ft | 969 sq ft | $1.96M to $2.27M | $2,136 psf | 4 |
Past transactions at Three 11
25 resales, Nov 2021 to Oct 2026 · median $2,049 psf · $985,000 to $3,000,000 · all 25 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 14 Aug 2026 | 311 Upper Thomson Road | 5 | #05-03033BR | 3BR | 1,130 | $2,013 | $2,275,000 | Resale |
| 23 Jul 2026 | 311 Upper Thomson Road | 3 | #03-08083BR | 3BR | 937 | $2,242 | $2,100,000 | Resale |
| 17 Jul 2026 | 311 Upper Thomson Road | 1 | #01-06063BR | 3BR | 1,001 | $2,179 | $2,180,888 | Resale |
| 12 Mar 2026 | 311 Upper Thomson Road | 2 | #02-09092BR | 2BR | 732 | $2,159 | $1,580,000 | Resale |
| 9 Feb 2026 | 311 Upper Thomson Road | 2 | #02-06063BR | 3BR | 937 | $2,093 | $1,960,000 | Resale |
| 31 Oct 2025 | 311 Upper Thomson Road | 1 | #01-02023BR | 3BR | 1,023 | $2,264 | $2,315,000 | Resale |
| 13 Jun 2025 | 311 Upper Thomson Road | 2 | #02-08083BR | 3BR | 937 | $2,082 | $1,950,000 | Resale |
| 7 Mar 2025 | 311 Upper Thomson Road | 1 | #01-07071BR | 1BR | 527 | $2,139 | $1,128,000 | Resale |
| 27 Jan 2025 | 311 Upper Thomson Road | 5 | #05-12122BR | 2BR | 883 | $1,929 | $1,703,000 | Resale |
| 21 Nov 2024 | 311 Upper Thomson Road | 5 | #05-04042BR | 2BR | 829 | $1,852 | $1,535,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D20 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | 1 | — | $1,552 psf |
| Feb–Apr 2022 | 1 | — | $1,566 psf |
| May–Jul 2022 | 3 | $1,922 psf | $1,548 psf |
| Aug–Oct 2022 | — | — | $1,664 psf |
| Nov 2022 – Jan 2023 | — | — | $1,709 psf |
| Feb–Apr 2023 | — | — | $1,741 psf |
| May–Jul 2023 | 3 | $2,013 psf | $1,768 psf |
| Aug–Oct 2023 | — | — | $1,689 psf |
| Nov 2023 – Jan 2024 | — | — | $1,754 psf |
| Feb–Apr 2024 | 2 | $1,918 psf | $1,803 psf |
| May–Jul 2024 | 2 | $1,888 psf | $1,777 psf |
| Aug–Oct 2024 | 2 | $2,144 psf | $1,875 psf |
| Nov 2024 – Jan 2025 | 3 | $1,909 psf | $1,835 psf |
| Feb–Apr 2025 | 1 | — | $1,876 psf |
| May–Jul 2025 | 1 | — | $1,853 psf |
| Aug–Oct 2025 | 1 | — | $1,947 psf |
| Nov 2025 – Jan 2026 | — | — | $2,048 psf |
| Feb–Apr 2026 | 2 | $2,126 psf | $1,894 psf |
| May–Jul 2026 | 2 | $2,211 psf | $2,002 psf |
| Aug–Oct 2026 | 1 | — | $1,977 psf |
A quarter is plotted from two sales up; the district line from ten.
Sellers here made a median +2.2% a year, ranked 23 of 24 in D20 and 530 of 715 condos. See the most profitable condos in D20 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Three 11 Rent
- Median rent a month
- $3,050 to $4,900
- Gross yield
- 2.7%
- Rental contracts
- 19
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $3,050 | — | — | 4 |
| 2-bedroom | $3,700 | $3,590 to $3,790 | — | 10 |
| 3-bedroom | $4,900 | $4,700 to $5,000 | 2.7% | 5 |
Rental contracts at Three 11
19 contracts, Sep 2025 to Aug 2026 · median $3,750 a month · $2,850 to $5,100
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 2BR | 600 to 700 sq ft | $3,300 |
| Jul 2026 | 1BR | 500 to 600 sq ft | $4,800 |
| Jul 2026 | 2BR | 600 to 700 sq ft | $3,550 |
| Jul 2026 | 2BR | 700 to 800 sq ft | $3,700 |
| Jun 2026 | 1BR | 400 to 500 sq ft | $2,850 |
| Jun 2026 | 1BR | 400 to 500 sq ft | $3,000 |
| Jun 2026 | 3BR | 1,000 to 1,100 sq ft | $4,700 |
| Mar 2026 | 2BR | 700 to 800 sq ft | $3,700 |
| Mar 2026 | 2BR | 600 to 700 sq ft | $3,750 |
| Mar 2026 | 2BR | 600 to 700 sq ft | $3,800 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Three 11 By stack
- Highest, stack 03
- $2,096 psf
- Lowest, stack 04
- $1,804 psf
- Stacks with 2+ resales
- 6
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 03 | $2,096 psf | 931 sq ft | Levels 3 to 5 | 2 |
| 04 | $1,804 psf | 705 sq ft | Levels 3 to 5 | 2 |
| 06 | $2,093 psf | 937 sq ft | Levels 1 to 2 | 3 |
| 08 | $2,045 psf | 937 sq ft | Levels 2 to 3 | 4 |
| 12 | $2,080 psf | 474 sq ft | Levels 3 to 5 | 3 |
| 14 | $1,987 psf | 872 sq ft | Levels 4 to 5 | 2 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Three 11 Notes
How these numbers are worked out
- Grade A places Three 11 in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- PSF against the district: $2,159 psf at Three 11 against $1,990 psf across District 20, medians over 12 months.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $2,006 psf). A specific unit's value depends on floor, size, facing and condition.
- By unit type: a price range is shown from three sales up; with two, the figure is the median. Unit types with one sale, and sales with no bedroom count on record, are left out.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale (8 here) are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 5 resale caveats at Three 11 ranged from $2,013 psf to $2,242 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2015, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest MRT is Upper Thomson MRT (TE8), 360 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the one primary school within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at Three 11 for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.