Type

Units

Min Area

Price Range

Studio

700 sqft

S$2.1M – S$12.1M

Other

700 sqft

S$2.1M – S$19M

Property Highlights

Commercial development with 18 units currently available.
Prices currently range from S$2.1M to S$19M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$426K on this acquisition.
Freehold.
Located 6 min (530 m) from DT23 Bendemeer MRT Station.

Price Trends & Rental Yield

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ARC 380: Premium Freehold Office Development at Jalan Besar

ARC 380 stands as a landmark commercial asset positioned at the prominent intersection of Jalan Besar and Lavender Street in District 8, Singapore. This striking 16-storey freehold development rises as a modern office tower designed to serve investors, owner-occupiers, and corporate tenants seeking premium commercial space with contemporary amenities and long-term capital security.

Architectural Design & Building Excellence

The development features a distinctive curved tower facade clad entirely in heat-strengthened, Low-E glass that maximises natural light penetration whilst delivering expansive panoramic city views across Singapore's skyline. This considered glazing approach balances aesthetic appeal with thermal efficiency, reducing heat gain and creating comfortable internal office environments year-round. The building's contemporary architectural language and high-quality material specifications position it as a visually striking landmark visible from multiple vantage points across the eastern CBD fringe.

Comprehensive Lifestyle & Corporate Amenities

Beyond office space, ARC 380 delivers a curated suite of lifestyle facilities rarely found in commercial developments of this calibre. A rooftop swimming pool offers respite and wellness opportunities for occupants, whilst a fully equipped indoor gymnasium caters to corporate fitness requirements. The development includes dedicated function rooms suitable for client entertaining, team events, and corporate functions. Fourth-storey landscaped sky terraces feature integrated BBQ pits, creating collaborative outdoor spaces ideal for team breaks and casual networking.

The integrated ground-floor retail podium houses restaurants and service retailers, ensuring occupants and visitors enjoy immediate dining and convenience amenities without leaving the development. This mixed-use podium strategy creates a vibrant street-level ecosystem that supports tenant attraction and retention.

Strategic Location & Multi-Line Connectivity

ARC 380's position on the Jalan Besar–Lavender junction delivers unmatched transport accessibility. Bendemeer MRT Station (DT23) sits approximately 6 minutes' walk (530 metres) from the tower, providing direct access to the Downtown Line's extensive network. Lavender MRT Station (EW11) lies within 8 to 10 minutes' walk, whilst Farrer Park (NE8) and Boon Keng (NE9) stations on the North-East Line remain in close proximity. This multi-line MRT cluster significantly enhances commute flexibility for office workers and visiting clients.

Road connectivity proves equally impressive. The development enjoys seamless access to the Central Expressway (CTE), East Coast Parkway (ECP), and Pan-Island Expressway (PIE), enabling rapid onward travel across Singapore. The Central Business District, Marina Bay, and Orchard Road commercial precincts lie within a 5 to 10-minute drive, positioning ARC 380 on the commercial fringe with immediate CBD connectivity yet at a competitive entry price point relative to prime central locations.

Investment Appeal & Tenure Certainty

The freehold tenure structure eliminates lease decay risk entirely, ensuring the property maintains intrinsic value indefinitely without requiring enbloc redevelopment or lease extension negotiation. This tenure certainty appeals strongly to conservative investors prioritising long-term capital preservation alongside rental yield generation. Unlike leasehold assets that depreciate as remaining lease tenure diminishes, freehold commercial assets in established business districts tend to appreciate steadily as underlying land value increases.

Market Positioning & Buyer Demographics

ARC 380 serves multiple buyer profiles with distinct motivations. Corporate occupiers seeking modern office accommodation with premium amenities find compelling value compared to purpose-built CBD towers commanding significantly higher per-square-foot rentals. High-net-worth individuals treating commercial property as alternative investments benefit from freehold security and the development's strong rental demand trajectory. Investors targeting stable long-term yields discover an established commercial location with consistent tenant demand from both multinational enterprises and ambitious SMEs.

District 8 Commercial Growth Trajectory

The Jalan Besar–Lavender precinct has evolved into a secondary business hub attracting displaced CBD tenants seeking comparable specifications at lower occupancy costs. This district benefits from government and private sector investment in transport infrastructure, healthcare facilities (proximity to Mount Elizabeth Hospital), and retail precincts. Rising rental demand from finance, insurance, technology, and professional services firms positions this locality as a strategic alternative to primary CBD zones.

ARC 380's architectural prominence and comprehensive amenity offering position it advantageously within this competitive market. The development's ability to attract quality tenants depends partly on location appeal but substantially on the building's modern specifications, wellness amenities, and integrated retail environment—factors that justify premium positioning relative to older commercial stock nearby.

Future Appreciation Drivers

Long-term capital appreciation at ARC 380 derives from multiple reinforcing factors: sustained commercial tenant demand as CBD fringe locations gain acceptance, ongoing infrastructure investment in eastern Singapore, potential MRT line extensions or station enhancements improving accessibility further, and the fundamental scarcity of new freehold commercial development in this district. The absence of lease decay risk also means the development maintains investor confidence throughout the ownership holding period, supporting resilient resale demand.

Frequently Asked Questions

What estimated rental yield might an investor achieve purchasing office space at ARC 380?

Rental yields for commercial office space at ARC 380 typically range between 3% and 5% per annum, depending on specific unit specifications, floor level, lease duration negotiated with occupiers, and prevailing market conditions. Properties positioned on mid-to-upper floors with direct city views and excellent MRT accessibility command premium rental rates compared to lower-floor units. The development's modern specifications, integrated amenities, and strategic location on the CBD fringe support stronger tenant demand than older commercial stock in the Jalan Besar–Lavender precinct, thereby supporting yields in the upper half of the District 8 range. Investors should obtain current comparable rental data from commercial agents to validate yield assumptions against their acquisition price point.

How does ARC 380's per-square-foot pricing compare to recent CBD fringe transactions in District 8?

Per-square-foot pricing for commercial office space at ARC 380 typically ranges from approximately S$3,000 to S$3,500 per square foot, positioning it competitively within District 8's secondary business hub market. This represents a 25% to 35% discount to comparable prime CBD office space in the Marina Bay or Raffles Place precincts, which command S$4,500 to S$6,500 per square foot. The development's freehold tenure, modern architectural specifications, rooftop amenities, and multi-line MRT proximity justify the premium positioning relative to older leasehold office buildings nearby. Recent transactions in the Lavender–Boon Keng corridor demonstrate sustained buyer appetite for new-generation commercial assets offering superior specifications at district-level pricing rather than prime-core CBD premiums.

What Additional Buyer's Stamp Duty implications apply if I purchase office space at ARC 380 as a second property?

Additional Buyer's Stamp Duty (ABSD) at the rate of 20% applies to a second residential property purchase by a Singapore Citizen, though commercial office properties generally fall outside residential ABSD provisions. However, if a purchaser intends to occupy office space at ARC 380 for residential purposes (a practice the Inland Revenue Authority of Singapore scrutinises closely), ABSD at 20% would apply on the purchase price. It is critical to confirm with a qualified tax advisor whether your intended use of the commercial office unit triggers residential ABSD liability. For genuine commercial office investment purposes, ABSD does not apply, making ARC 380 attractive to investors seeking to expand their real estate portfolio without triggering additional duty charges that would significantly elevate acquisition costs on residential property.

Does lease decay pose a risk to long-term resale value at ARC 380?

Lease decay poses zero risk to ARC 380 because the entire development holds freehold tenure in perpetuity. Freehold commercial properties never experience the erosion of value inherent to leasehold assets as remaining lease tenure diminishes below key thresholds (commonly 80 years or 60 years, at which point buyer financing and valuation decline sharply). This structural advantage means ARC 380 maintains intrinsic value indefinitely, supporting resilient long-term capital appreciation without requiring future lease extension negotiation, premium payments to the land authority, or strategic enbloc redevelopment consideration. For investors and owner-occupiers holding property beyond 30-year horizons, freehold tenure at ARC 380 provides exceptional peace of mind and financial security unavailable in leasehold commercial developments.

How does proximity to Bendemeer MRT (DT23) influence demand and capital appreciation at ARC 380?

Bendemeer MRT Station on the Downtown Line sits just 6 minutes' walk (530 metres) from ARC 380, making it the nearest and most convenient public transport hub for daily commuters and visiting clients. This proximity significantly enhances tenant attraction, reduces employee commute friction, and supports higher occupancy and rental rates compared to commercial buildings requiring 15+ minute MRT walks. The Downtown Line's frequent service intervals, extensive coverage across Singapore's eastern and central zones, and recent expansion further strengthen the development's long-term accessibility appeal. Properties within 5-10 minute MRT walking radius typically command 10% to 15% capital appreciation premiums over similar buildings lacking equivalent MRT convenience, as supply constraints in accessible locations persistently outpace tenant demand. Continued MRT network extensions and potential Bendemeer Station capacity upgrades further support ARC 380's capital appreciation trajectory.

Which buyer profiles are best suited to ARC 380: investors, owner-occupiers, corporate tenants, or upgraders?

ARC 380 attracts multiple buyer demographics with distinct investment motivations. Corporate occupiers and professional service firms benefit from modern office specifications, integrated amenities (gym, pool, function rooms), and ground-floor retail convenience that support employee attraction and client entertainment. High-net-worth investors view ARC 380 as a portfolio diversifier offering freehold security, stable commercial rental demand, and capital appreciation potential across an extended 30+ year holding horizon. Owner-occupiers and SME founders utilise modern office space for their own enterprises whilst capturing potential capital upside, particularly if they eventually relocate and monetise the asset. Upgraders transitioning from small starter office configurations to larger, more prestige environments find ARC 380's modern specifications and amenities justify premium positioning relative to older CBD fringe stock. The freehold tenure makes ARC 380 particularly appealing to conservative investors prioritising capital security over yield-chasing behaviour.

What Total Debt Service Ratio (TDSR) and financing headroom exists at typical ARC 380 price points?

For a typical ARC 380 commercial office unit valued at S$2.1 million to S$2.5 million, TDSR calculations depend on the purchaser's total monthly debt obligations (mortgage payments, personal loans, credit card facilities) relative to gross monthly income. Most Singapore banks finance commercial office purchases at loan-to-value (LTV) ratios of 60% to 70%, requiring 30% to 40% cash downpayment (approximately S$630,000 to S$1,000,000 on a S$2.1M to S$2.5M unit). A S$1.4 million mortgage at approximately 2.5% to 3.0% interest rates incurs monthly servicing around S$5,500 to S$6,500, which TDSR thresholds typically accommodate for purchasers earning above S$130,000 annual income. Commercial property financing proves more favourable than residential when ABSD and higher property taxes apply to residential acquisitions. Purchasers should engage their bank's mortgage advisor early to validate financing headroom, particularly if they carry existing personal or mortgage liabilities affecting their debt servicing capacity.

How does ARC 380 compare to competing developments in the Lavender–Jalan Besar precinct?

ARC 380 competes against several established commercial developments in the immediate District 8 vicinity, including Paya Lebar Square, Tai Seng Centre, and various older mixed-use buildings along Lavender Street. Relative to these competitors, ARC 380 distinguishes itself through freehold tenure (versus leasehold at most competing buildings), contemporary architectural design with premium Low-E glazing specifications, and a comprehensive modern amenity suite (rooftop pool, gym, sky terraces) that older stock cannot replicate without major capital expenditure. Paya Lebar Square, the primary competing development, operates on leasehold tenure with remaining lease decay considerations, whilst ARC 380's freehold structure eliminates such constraints. ARC 380's newer construction and modern HVAC systems deliver superior energy efficiency and operating cost predictability compared to 1980s and 1990s-era competitors. For tenants and investors prioritising modern specifications, amenity quality, and long-term lease security, ARC 380 commands a meaningful premium positioning supported by tenant demand premium and capital appreciation potential.

Which floor levels or unit stacks at ARC 380 offer optimal value and tenant appeal?

Mid-to-upper floor units (7th to 14th floors) at ARC 380 typically deliver optimal value for investment purposes, as they command premium rental rates and capital appreciation potential compared to lower floors whilst remaining more affordable than the uppermost penthouse-equivalent levels. Units positioned on floors 8 to 12 consistently attract premium tenants willing to pay 15% to 25% higher rental rates for unobstructed city views, superior natural lighting, and reduced street-level noise intrusion. Lower-floor units (2nd to 5th floors) suit tenants requiring heavy foot traffic or client entertainment in ground-floor retail proximity, but command lower per-square-foot rental rates. The 4th-storey sky terraces create unique amenity appeal for units on adjacent floors, potentially justifying premium pricing for corporate tenants prioritising wellness and team gathering spaces. Units occupying corner positions or unusual configurations sometimes trade at discounts to similar floor-level units despite comparable square footage, presenting astute investors with value capture opportunities. Prospective purchasers should examine floor plate layouts, window orientation, and view corridors with their agents to identify units combining rental appeal, capital appreciation potential, and personal occupancy satisfaction.

What future supply pipeline developments in District 8 might affect ARC 380's long-term capital appreciation?

District 8's future commercial supply pipeline remains relatively constrained compared to prime CBD zones, supporting ARC 380's capital appreciation trajectory. The Housing and Development Board (HDB) and Urban Redevelopment Authority (URA) have designated significant precincts for residential and mixed-use development along the Paya Lebar corridor, but primary commercial office supply remains limited to selective intensification within existing business nodes. Potential future catalysts include MRT network extensions (though major enhancements are not imminent), upgrading of ageing retail centres into mixed-use precincts, and intensification around industrial/logistics zones as they transition toward office-compatible uses. The scarcity of large-scale new commercial development in District 8, combined with rising tenant demand from displaced CBD occupiers and expanding tech/financial services sectors, positions ARC 380 advantageously. The development's freehold status and modern specifications mean it captures premium positioning as relative supply constraints drive occupancy strength and rental growth. Long-term capital appreciation prospects remain robust unless unexpected large-scale commercial supply emerges, which current development constraints make unlikely.

Office At 380 Jalan Besar — From S$2.1M