Three 11 rent and sale price
D20 / Bishan, Ang Mo Kio
Address 311 Upper Thomson Road Three 11 Singapore 574409
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Apartment, Non-Landed Properties 117 transactions Freehold Latest records Jun 2026
Similar projects nearby
Project read
Quick summary about Three 11
Three 11 is a freehold apartment in D20 / Bishan, Ang Mo Kio. The page currently tracks 94 rentals and 23 sales.
- Typical rent is $3,275 per month, with bedroom and floor-area splits below for a closer unit-level view.
- Typical sale price is $1,580,000, with median sale PSF at $2,013 psf and total recorded sale value of $36.9M.
- Rent is down 25.0% over the last 3 months. Sale PSF is up 3.7% over the last 3 months.
Three 11 Market Position
How this project compares with the wider D20 market before you read the detailed tables.
Rent vs D20 -22.0%
Rents below district median
Three 11's median rent is $3,275 compared with the D20 median of $4,200. Use this as the district-level check before narrowing by bedroom and area band.
Sale PSF vs D20 +11.0%
Sale PSF near district median
Three 11's median sale PSF is $2,013 psf versus the D20 median of $1,813 psf. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 2.49%
Rent support near district screen
Gross yield is roughly 2.49% versus a D20 screen of 2.61%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 61.9% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity +36.4%
Activity is rising
15 recent transactions versus 11 in the prior 6-month view.
Tenure lens Freehold
Freehold comparison needed
Freehold matters most on sale price. Compare Three 11 against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Three 11 Decision Snapshot
Fast checks for rent fairness, purchase pricing, stable rent and transaction activity before you dig into the tables.
Median rent $3,275
Is the asking rent fair?
$3,100 to $3,450 is the first fair-rent band to check. Above $3,450 should have a visible reason.
Median sale PSF $2,013 psf
Is the purchase price fair?
$1,530,000 to $1,630,000 and $1,950 to $2,070 psf are the first sale checks before adjusting for floor, size, view and condition.
2 bed rent $3,350
Are similar units renting for more?
2 bed and 600 to 700 sqft give the closest unit-size checks.
Rent stability 61.9% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume +36.4%
Is activity rising?
Activity is rising. 15 recent transactions versus 11 in the prior 6-month view.
Run Three 11 numbers
Use the typical rent and sale price from this project page as a starting point, then adjust the calculator assumptions.
Rental yield $3,275/mo Test gross and net yield against typical rent. Buy vs rent $1.6M Compare ownership cost against renting. Mortgage $1.6M Estimate monthly payment from the sale price. Stamp duty $2,013 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
Three 11 Project Facts
Project-level details from URA records and local enrichment.
Tenure Freehold
Property type Apartment, Non-Landed Properties
Sales 23 resale transactions
Total sold value $36.9M
Three 11 Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 94 Jun 2021 to Mar 2026
Sale transactions 23 Aug 2021 to Mar 2026
Rent trend -25.0% Last 3 months
Sale PSF trend 3.7% Last 3 months
Three 11 Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
UPPER THOMSON MRT STATION (TE8) 0.53 km away
BRIGHT HILL MRT STATION (TE7) 0.87 km away
MARYMOUNT MRT STATION (CC16) 1.48 km away
Schools nearby
PEIRCE SECONDARY SCHOOL 1.12 km away
MAYFLOWER SECONDARY SCHOOL 1.49 km away
WHITLEY SECONDARY SCHOOL 1.55 km away
ANG MO KIO PRIMARY SCHOOL 1.86 km away
Amenities
BISHAN NORTH SHOPPING MALL Mall / retail · 1.79 km away
FAIRPRICE FINEST THE CENTREPOINT Daily needs · 6.23 km away
ANG MO KIO PARK CONNECTOR Park / green link · 2.14 km away
MARKET & HAWKER CENTRE (BLK 320 SHUNFU ROAD) Food centre · 1.06 km away
Three 11 Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $3,750 32 rentals in view
Latest median sale PSF $2,159 psf 12 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Mar 2026 3 $3,750 1 $2,159 psf $1,580,000
Feb 2026 3 $3,700 1 $2,093 psf $1,960,000
Dec 2025 3 $4,000 0 - -
Nov 2025 1 $4,000 0 - -
Oct 2025 1 $5,000 1 $2,264 psf $2,315,000
Sept 2025 1 $5,100 0 - -
Jun 2025 1 $4,300 1 $2,082 psf $1,950,000
May 2025 2 $2,700 0 - -
Mar 2025 1 $3,500 1 $2,139 psf $1,128,000
Feb 2025 2 $3,650 0 - -
Jan 2025 0 - 1 $1,929 psf $1,703,000
Dec 2024 2 $4,300 0 - -
Projects Similar to Three 11
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 2013 The Panorama 2.2 km away 785 transactions
- Median rent
- $3,600
- Median sale PSF
- $1,901 psf
- Median rent
- $3,150
- Median sale PSF
- $1,840 psf
- Median rent
- $4,000
- Median sale PSF
- $1,961 psf
- Median rent
- $3,800
- Median sale PSF
- $2,123 psf
- Median rent
- $3,250
- Median sale PSF
- $1,848 psf
- Median rent
- $3,800
- Median sale PSF
- $1,817 psf
Three 11 Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
1 bed $2,700 $2,641 17
2 bed $3,350 $3,337 54
3 bed $4,500 $4,311 23
Three 11 Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
400 to 500 sqft $2,750 $2,727 11
500 to 600 sqft $2,600 $2,483 6
600 to 700 sqft $3,100 $3,140 25
700 to 800 sqft $3,600 $3,503 20
800 to 900 sqft $3,200 $3,120 5
900 to 1,000 sqft $4,450 $4,300 4
1,000 to 1,100 sqft $4,250 $4,110 20
1,500 to 1,600 sqft $5,100 $5,267 3
Three 11 Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,580,000 $2,013 psf 23
Three 11 Latest Transactions
Most recent URA rentals and sales for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
Three 11 shows a typical monthly rent of $3,275 across 94 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Median rent $3,275
Rentals 94
Rent signal Strong
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
Recent sales at Three 11 point to a typical sale price of $1,580,000 and $2,013 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Median sale $1,580,000
Median PSF $2,013 psf
Sale signal Moderate
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- Freehold should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. Three 11 has 23 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Moderate
Total sold value $36.9M
Latest record Mar 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
District context
Use D20 to compare Three 11 against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
Three 11 FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Three 11?
Three 11 has a median monthly rent of $3,275 across 94 rentals.
What is the typical sale price at Three 11?
The median sale price for Three 11 is $1,580,000, based on 23 sales on this page.
What is the median sale PSF at Three 11?
The median sale price per square foot for Three 11 is $2,013 psf. The average sale PSF is $1,993 psf.
Is Three 11 freehold or leasehold?
Three 11 is listed as Freehold. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Three 11 located?
Three 11 is located at 311 Upper Thomson Road Three 11 Singapore 574409 in D20 / Bishan, Ang Mo Kio.
How current is the Three 11 transaction data?
The project page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.