Type

Units

Min Area

Price Range

Other

1001 sqft

S$3M – S$5.1M

Property Highlights

Commercial development with 2 units currently available.
Prices currently range from S$3M to S$5.1M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$603K on this acquisition.
Located 6 min (530 m) from DT23 Bendemeer MRT Station.

Price Trends & Rental Yield

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ARC 380: Commercial Office Space in Singapore's Growing Business Hub

ARC 380 represents a significant commercial offering situated along Jalan Besar, one of Singapore's established thoroughfares with strong commercial and mixed-use development credentials. Located just over half a kilometre from Bendemeer MRT Station on the Downtown Line, this office development provides businesses with excellent connectivity to Singapore's wider central business and transport networks. The proximity to reliable public transport infrastructure ensures that both employees and clients benefit from seamless access, whilst the surrounding area offers a mature ecosystem of established businesses, retail outlets, and residential communities.

The property presents office spaces with a built-up area of approximately 1,001 square feet, representing a popular size bracket for growing companies, professional services firms, and medium-sized operations seeking to establish or expand their footprint in this accessible location. Units are priced from S$3,016,000, reflecting the premium attached to commercial real estate within this well-connected corridor. The scale and specifications of the available office spaces make them particularly attractive for businesses that require a professional working environment without the operational complexity of managing larger corporate floors.

Strategic Location and Transport Connectivity

The Jalan Besar corridor has established itself as a vibrant mixed-use precinct where commercial enterprise thrives alongside residential living. Bendemeer MRT Station, situated a short walk away, provides direct access to the Downtown Line, which connects through the heart of Singapore's financial and business districts. This transport advantage translates to tangible benefits for office operators, enabling swift commutes for employees and facilitating client meetings without the burden of prolonged travel times or traffic-related uncertainty. The station's accessibility also enhances the appeal of the location for businesses that rely on foot traffic or regular visits from partners and customers.

Beyond the MRT connection, the area benefits from excellent road infrastructure and bus services, offering alternative commuting routes for those who prefer private vehicles or require flexible transport options. The surrounding neighbourhood comprises a mix of commercial establishments, food and beverage venues, and service providers, creating an environment where businesses can operate efficiently whilst accessing supporting services and networking opportunities within a manageable radius.

Office Market Dynamics in the Jalan Besar Precinct

Commercial office real estate in the Jalan Besar area has demonstrated steady demand from small to medium enterprises, professional service providers, and emerging companies seeking quality workspace at competitive price points compared to more central business districts. The locality offers an attractive middle ground for businesses that require professional credibility and accessibility without committing to premium Grade A office rentals in the CBD. Recent market activity suggests that office units in this size bracket command solid interest from both owner-occupiers and investors looking to build commercial property portfolios in established corridors with proven tenancy demand.

The neighbourhood's maturity and established transport connections mean that businesses locating here benefit from a degree of permanence and predictability in their operating environment. Unlike newer office parks on the periphery that may still be establishing their market identity, Jalan Besar offers operators an immediate sense of place and community recognition, valuable intangibles for businesses concerned with professional presentation and accessibility to clients and business partners.

Investment Considerations for Commercial Property Buyers

For investors evaluating commercial office spaces as part of their property portfolio, the ARC 380 offering presents several compelling considerations. Commercial office spaces typically generate rental yields that reflect the underlying tenant demand in the precinct, and the Jalan Besar location has demonstrated consistent ability to attract tenants seeking professional workspace at realistic rental levels. The price point of units commencing from S$3,016,000 places them within reach of many small business owners seeking to acquire rather than lease their operating base, as well as property investors looking to diversify beyond residential holdings.

Buyer financing for commercial office acquisitions generally operates under different criteria than residential properties, with banks assessing the property's income-generating potential and the borrower's commercial acumen alongside conventional mortgage factors. Investors should factor in the additional costs associated with commercial property ownership, including contributions to a building sinking fund, maintenance reserves, and potentially higher insurance premiums compared to residential units. Nevertheless, the long-term capital appreciation potential of well-located commercial real estate in established business corridors, combined with rental income, can deliver attractive returns for disciplined investors with sufficient capital reserves to weather market cycles.

Suitability for Different Business Profiles

ARC 380's office spaces appeal to a diverse spectrum of business operators. Start-ups and emerging companies appreciate the professional working environment and relatively modest price point, which allows young businesses to invest in permanent premises without over-committing capital. Established professional service firms such as accounting practices, legal consultancies, and management consultancy operations find the scale and location ideal for housing a small team whilst maintaining professional credibility and accessibility. Agencies, boutique marketing firms, and creative studios likewise value the balance between professional presentation and cost efficiency that this location provides.

Owner-occupiers purchasing for their own business operations benefit from the stability of property ownership and the long-term cost predictability that comes from eliminating future rent increases. Simultaneously, investors seeking commercial real estate with demonstrated tenant demand can build a portfolio stake in a precinct known for sustained occupancy rates and realistic rental expectations. The modular size of individual units also appeals to businesses that may wish to acquire multiple adjacent spaces as they expand, creating an opportunity for consolidated occupancy within the same building.

Market Positioning and Competitive Dynamics

The commercial office market across Singapore's secondary and established business corridors remains robust, with many operators preferring the accessibility and cost efficiency of locations like Jalan Besar over the premium pricing of Grade A CBD space. ARC 380 competes within a market segment where value-for-money, connectivity, and professional working standards drive purchasing and leasing decisions. The development's appeal is strengthened by its proximity to MRT infrastructure, which remains a critical factor in tenant and buyer decision-making across all commercial real estate categories.

Recent transactions in the broader Bendemeer and Jalan Besar corridor have registered solid price per square foot figures, indicating sustained demand for well-appointed office space in this established precinct. The uniformity of pricing across comparable units and developments suggests an efficient market where fundamentals of location, transport connectivity, and building quality drive valuation more than speculative factors.

Forward-Looking Perspective on Commercial Office Investment

The longer-term outlook for commercial office space in established corridors like Jalan Besar remains favourable, supported by ongoing demand from businesses seeking alternatives to expensive CBD locations and Singapore's continued positioning as a regional business hub. Whilst remote work and flexible arrangements have reshaped office space requirements, this has created demand for quality, flexible workspace at realistic pricing rather than eliminated demand entirely. Investors and owner-occupiers purchasing office spaces at ARC 380 can expect to participate in a market with underlying structural demand and relatively stable pricing trajectories.

The Bendemeer MRT connection ensures that the precinct remains competitively positioned for the foreseeable future, particularly as Singapore's transport network becomes increasingly integrated and employment clusters continue to distribute beyond the traditional CBD footprint. Businesses and investors considering ARC 380 should evaluate the property within this broader context of established market fundamentals, proven tenant demand, and the enduring importance of transport connectivity in driving commercial real estate value across Singapore.

Frequently Asked Questions

What rental yield can I expect if I purchase an office unit at ARC 380 as an investment property?

Commercial office yields in the Jalan Besar corridor typically range between 4% to 6% depending on the specific lease terms, tenant profile, and individual unit specifications, though actual yields will vary based on prevailing market rents and individual negotiation outcomes. The established nature of the Bendemeer precinct as a business destination supports consistent tenant demand, which underpins realistic rental expectations for investors. Prospective investors should conduct thorough market research into current asking rents for comparable office spaces within the immediate vicinity and factor in all operating costs, including building sinking fund contributions, maintenance charges, and tax obligations, to calculate true net yield figures for their financial modelling.

How does the price per square foot at ARC 380 compare with recent office transactions in the Jalan Besar area?

At approximately S$3,016 per square foot for the 1,001 square feet unit highlighted, ARC 380 reflects contemporary pricing for well-maintained office space in the Jalan Besar corridor, positioning it competitively against comparable secondary business district locations whilst remaining substantially below Grade A CBD rates. Recent transactions in the immediate Bendemeer and Jalan Besar precincts have registered similar per-square-foot figures, suggesting market pricing efficiency and relatively stable valuation benchmarks for modern office space in this established corridor. Buyers should cross-reference multiple recent comparable sales and rental listings to confirm that current asking prices align with observed market fundamentals and the quality-to-price positioning of competing office developments in the same precinct.

What are the Additional Buyer's Stamp Duty (ABSD) implications if I purchase an office unit at ARC 380 as my second property?

Commercial office properties are classified as non-residential real estate, meaning they fall outside the residential property tax regime and therefore do not attract Additional Buyer's Stamp Duty (ABSD) that applies to second residential purchases. If you are a Singapore Citizen purchasing an office property at ARC 380 as your second property, you will not face the 20% ABSD levy that applies to second residential acquisitions, as this duty applies exclusively to residential dwellings such as flats, condominiums, and terrace houses. However, standard Stamp Duty and other associated acquisition costs including legal fees, searches, and surveys will still apply to your commercial office purchase, so you should factor these into your total acquisition cost calculations.

As a commercial property, does ARC 380 face lease decay risk and how does this affect resale value?

ARC 380 offices are not subject to the lease decay dynamics that affect residential leasehold properties, as commercial leases operate under fundamentally different valuation and occupancy models where the property's utility and income-generation capacity matter more than the remaining lease duration. Commercial office spaces are typically evaluated based on their rental income potential, building condition, location advantages, and tenant quality rather than gradual lease deterioration, meaning that a commercial property does not experience the mechanical value compression that affects residential flats as they approach the end of their leasehold term. This structural difference provides commercial office investors with a more stable long-term value proposition compared to residential leasehold purchases, particularly for owner-occupiers and investors with multi-decade investment horizons.

How does proximity to Bendemeer MRT Station influence demand and capital appreciation for office space at ARC 380?

The approximately 530-metre walking distance to Bendemeer MRT Station on the Downtown Line is a material competitive advantage that directly influences tenant demand, occupancy sustainability, and capital appreciation potential for ARC 380 office units. Businesses prioritise locations within reasonable walking distance of MRT stations to facilitate employee commuting and client accessibility, making this transport connection a significant driver of both rental demand and purchase interest from investors. Over longer investment horizons, MRT-proximate commercial properties in established corridors like Jalan Besar tend to command more stable rental rates and demonstrate greater capital resilience during market cycles, as the transport advantage remains a durable competitive factor regardless of broader real estate market fluctuations.

Which types of buyers is ARC 380 most suitable for: HNW individuals, upgraders, first-time buyers, or investors?

ARC 380 is primarily suited to owner-occupying businesses seeking permanent premises and commercial property investors building diversified portfolios, rather than traditional residential buyer profiles such as first-time homebuyers or residential upgraders. High-net-worth individuals may purchase office units as part of a commercial real estate diversification strategy or to house a family business operation, whilst smaller companies and professional service practices seeking to transition from leased space to owned premises represent a significant buyer cohort. Property investors experienced in commercial real estate can view ARC 380 as a vehicle for generating rental income and capital appreciation in an established precinct, though this sector typically requires more sophisticated due diligence, financing evaluation, and operational understanding than residential property investment.

What are the TDSR and financing headroom implications for a buyer considering ARC 380 at the current pricing?

Commercial property financing operates under different criteria than residential mortgages, with banks typically assessing the property's cash flow generation, the borrower's business income, and commercial acumen alongside conventional mortgage serviceability ratios. For a commercial office purchase at ARC 380's indicated price point, a buyer seeking financing should expect loan-to-value ratios in the range of 60% to 70% depending on the lender's risk assessment and the buyer's financial profile, with interest rates typically pricing higher than residential mortgage rates to reflect commercial lending risk. Prospective buyers should engage directly with their preferred banking partners to obtain pre-approval and understand how their specific financial circumstances, business income, and commercial property experience influence financing availability and terms for a purchase at this price level.

How does ARC 380 compare to nearby competing office developments in the Jalan Besar and Bendemeer corridor?

The Jalan Besar and Bendemeer corridor includes several established office buildings and mixed-use developments that compete with ARC 380 for both tenant and investor demand, with competitive positioning typically determined by factors including building age and maintenance standards, office size options, amenity offerings, and precise MRT accessibility. ARC 380's value proposition rests on its professional office standards, proximity to MRT transport, and pricing positioned competitively against comparable secondary business district space rather than claiming premium differentiation over established competitors. Buyers and investors should conduct site visits and detailed comparison of multiple competing developments in the corridor to evaluate building condition, tenant quality, rental rates, and overall value delivery before committing to a purchase decision at ARC 380.

Are there preferred unit stacks or floor levels that offer better value at ARC 380?

Commercial office valuation at ARC 380 is driven primarily by factors including usable square footage, ceiling heights, layout flexibility, and tenant appeal rather than floor-level prestige factors that significantly influence residential unit pricing, meaning that lower floors do not typically command substantial discounts compared to higher levels. Ground-floor or mezzanine units may offer specific advantages such as street-level visibility for client-facing businesses or ease of access for inventory-heavy operations, potentially justifying premium pricing in certain contexts, whilst mid-to-upper floors may appeal to operations prioritising employee privacy and professional atmosphere. Buyers should evaluate individual unit layouts, natural lighting, column-free floor plates, and compatibility with their specific business operational requirements rather than relying on floor-level generalisations to determine value.

What is the forward supply pipeline for commercial office space in the Jalan Besar and Bendemeer district?

The Jalan Besar and Bendemeer corridor is a relatively mature business precinct where significant new office development is limited compared to peripheral growth areas, meaning that new supply additions are modest and unlikely to dramatically alter the market balance in the near to medium term. This constrained supply pipeline supports relatively stable pricing and rental trajectories for existing quality office space like ARC 380, as demand from growing businesses seeking alternative CBD locations will likely outpace new supply additions in this established corridor. Investors considering ARC 380 should view the limited forward supply as a longer-term competitive advantage that supports rental stability and capital retention, though they should remain attentive to any major new development announcements or infrastructure changes that could alter the precinct's attractiveness or tenant demand patterns over multi-decade investment horizons.

What are the annual ownership costs and ongoing expenses for maintaining an office property at ARC 380?

Commercial office ownership at ARC 380 requires budgeting for mandatory building sinking fund contributions, which typically represent 5% to 10% of purchase price as annual reserve accumulation, plus building management fees, maintenance charges, and potentially differential utility costs compared to residential properties. Property tax is assessed on commercial offices based on the annual value of the premises as determined by the Singapore Inland Revenue Authority, and tax liability should be factored into investor cash flow projections and owner-occupier operating budgets. Insurance premiums for commercial office space typically exceed residential rates and may require additional coverage for specialised equipment, business interruption, or liability depending on the tenant's operational profile, so buyers should obtain detailed insurance quotes before purchase and factor realistic ongoing premium expectations into their long-term cost projections.

[For Sale] Office At 380 Jalan Besar — From S$3M