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apartment · 574409

Three 11

Project page · Freehold

Indicative value range
S$1,754,573 – S$1,818,916
Indicative mid S$1,786,847 · S$2,156 psf

Based on 4 sales in this project, last 12 months. Search widened 1 of 4 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Freehold tenure: the lease method is for 99-year leasehold only.

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Jul 2026Three 1101-05936 sqftS$2,100,000S$2,242 psf×1.000S$2,242 psf
Jul 2026Three 1101-051,001 sqftS$2,180,888S$2,179 psf×1.000S$2,179 psf
Mar 2026Three 1101-05732 sqftS$1,580,000S$2,159 psf×0.988S$2,133 psf
Feb 2026Three 1101-05936 sqftS$1,960,000S$2,093 psf×0.988S$2,068 psf

How accurate is this estimate for Three 11?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 6 sales in Three 11 since.

Median error
10.3%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

A thin test: 6 sales, so read the figure as a hint, not a verdict.

What the rent says

What this home earns against what it costs, set beside what homes like it earn.

2.48% gross yield

S$44,400 of rent a year against the estimate above · 0.67 points below flats like it

Leases signed here within a quarter of this size run about S$3,700 a month, the middle of 21 of them.

In the rest of the central region, freehold flats yield 3.15%, from 864 projects. Too few share this home's remaining lease to measure that separately.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent leases signed here

SignedSizeBedsTypeRent a month
Q3 2026500-600 sqft1Non-landed PropertiesS$4,800
Q3 2026700-800 sqft2Non-landed PropertiesS$3,700
Q3 2026700-800 sqft2Non-landed PropertiesS$3,700
Q3 2026600-700 sqft2Non-landed PropertiesS$3,650
Q3 2026600-700 sqft2Non-landed PropertiesS$3,550
Q3 2026600-700 sqft2Non-landed PropertiesS$3,550
Q3 2026600-700 sqft2Non-landed PropertiesS$3,300
Q3 2026600-700 sqft2Non-landed PropertiesS$3,300

median of 21 URA rental contracts at Three 11 within a quarter of 77 sqm, since 2025Q4.

Buying or selling at S$1,786,847?

Buying: Stamp duty on S$1,786,847 · Cash and CPF needed on S$1,786,847 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,786,847.

Each opens with this figure filled in; change anything there.

Primary schools near 311 Upper Thomson Road

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Aug 2026
Three 11 · 01-05 · Apartment
1,130 sqftS$2,275,000S$2,013 psf
Jul 2026
Three 11 · 01-05 · Apartment
936 sqftS$2,100,000S$2,242 psf
Jul 2026
Three 11 · 01-05 · Apartment
1,001 sqftS$2,180,888S$2,179 psf
Mar 2026
Three 11 · 01-05 · Apartment
732 sqftS$1,580,000S$2,159 psf
Feb 2026
Three 11 · 01-05 · Apartment
936 sqftS$1,960,000S$2,093 psf
Oct 2025
Three 11 · 01-05 · Apartment
1,023 sqftS$2,315,000S$2,264 psf
Jun 2025
Three 11 · 01-05 · Apartment
936 sqftS$1,950,000S$2,082 psf
Mar 2025
Three 11 · 01-05 · Apartment
527 sqftS$1,128,000S$2,139 psf
Jan 2025
Three 11 · 01-05 · Apartment
883 sqftS$1,703,000S$1,929 psf
Nov 2024
Three 11 · 01-05 · Apartment
829 sqftS$1,535,000S$1,852 psf
Nov 2024
Three 11 · 01-05 · Apartment
1,572 sqftS$3,000,000S$1,909 psf
Sept 2024
Three 11 · 01-05 · Apartment
474 sqftS$999,000S$2,109 psf
Sept 2024
Three 11 · 01-05 · Apartment
732 sqftS$1,594,000S$2,178 psf
Jun 2024
Three 11 · 01-05 · Apartment
657 sqftS$1,220,000S$1,858 psf
Jun 2024
Three 11 · 01-05 · Apartment
1,087 sqftS$2,085,000S$1,918 psf
Apr 2024
Three 11 · 01-05 · Apartment
581 sqftS$1,020,000S$1,755 psf
Apr 2024
Three 11 · 01-05 · Apartment
474 sqftS$985,000S$2,080 psf
Jul 2023
Three 11 · 01-05 · Apartment
614 sqftS$1,235,000S$2,013 psf
Jul 2023
Three 11 · 01-05 · Apartment
732 sqftS$1,500,000S$2,049 psf
May 2023
Three 11 · 01-05 · Apartment
936 sqftS$1,880,000S$2,008 psf
Jul 2022
Three 11 · 01-05 · Apartment
936 sqftS$1,800,000S$1,922 psf
Jun 2022
Three 11 · 01-05 · Apartment
936 sqftS$1,700,000S$1,815 psf
May 2022
Three 11 · 01-05 · Apartment
657 sqftS$1,350,000S$2,056 psf
Mar 2022
Three 11 · 01-05 · Apartment
764 sqftS$1,480,000S$1,937 psf
Nov 2021
Three 11 · 01-05 · Apartment
614 sqftS$1,270,000S$2,070 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.