District 20 · Bishan · RCR
Three 11
Upper Thomson Road · Apartment · Freehold
Current PSF
$2,172
+10.6% vs district median
Gross yield
2.8%
median rent $3,800/mo
3-year gain
5.1%
Transactions · 5y
23
3 in last 12 months
Nearest MRT
Upper Thomson Mrt Station · 502.065m
TEL
Future MRT
Bright Hill Mrt Station
CRL · 2030
Vs local HDB
+190% premium
HDB median $748 psf
Area income
$12,500/mo median
residential zone
En-bloc potential31 / 100
· composite of plot use, age, tenure, value gap & size
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
6%
PSF dispersion within project
The neighbourhood
P1 ring
Ai Tong School 645m · Phase 2C 1.9× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Peirce Secondary School · 1.1km
Food
Shunfu Road Blk 320 (Shunfu Mart) · 1.0km
Green
Venus Green · 271m - 9 parks within 1km
Mall
Bishan North Shopping Mall · 1.8km
Health
Mount Alvernia Hospital (hospital) · 1.9km
Who lives in Bishan
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
87,320
Median age
45 yrs
44% under 40 · getting older
Children 0–9
6,510
▼ 16% since 2015 · future P1 demand
Household size
3.3 avg
Homes
68% HDB
19% condo · 12% landed
Degree holders
44%
residents 15+
Commute
58% transit
27% drive
45 min+ to work
22%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
Price trend average PSF by year
2021
$1,762
2022
$1,933
+9.7%
2023
$2,023
+4.7%
2024
$1,957
-3.3%
2025
$2,104
+7.5%
2026
$2,126
+1%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,700/mo | $6.00 | 3.3% | 17 |
| 2BR | $3,400/mo | $4.53 | 2.5% | 54 |
| 3BR | $4,500/mo | $4.29 | 2.4% | 22 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Mar 2026 | $1,580,000 | 732 | $2,159 | 01-05 |
| Feb 2026 | $1,960,000 | 936 | $2,093 | 01-05 |
| Oct 2025 | $2,315,000 | 1,023 | $2,264 | 01-05 |
| Jun 2025 | $1,950,000 | 936 | $2,082 | 01-05 |
| Mar 2025 | $1,128,000 | 527 | $2,139 | 01-05 |
| Jan 2025 | $1,703,000 | 883 | $1,929 | 01-05 |
| Nov 2024 | $3,000,000 | 1,572 | $1,909 | 01-05 |
| Nov 2024 | $1,535,000 | 829 | $1,852 | 01-05 |
| Sept 2024 | $1,594,000 | 732 | $2,178 | 01-05 |
| Sept 2024 | $999,000 | 474 | $2,109 | 01-05 |
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Grounded in this project’s data - yield, en-bloc, lease, nearby condos.
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More in District 20
The HDB blocks next door
The entry point, measured: what the resale flats around Three 11 actually sell for - this project trades at 3.2× the nearest block’s PSF.